APPENDIX 1: Old Town Masterplan (Draft Supplementary Planning Document) the DRAFT OLD TOWN MASTERPLAN

APPENDIX 1: Old Town Masterplan (draft supplementary planning document) THE DRAFT OLD TOWN MASTERPLAN

SUPPLEMENTARY PLANNING DOCUMENT

ALLIES AND MORRISON URBAN PRACTITIONERS ARUP ADAMS AND SUTHERLAND COLLIERS GARDINER AND THEOBALD

03 NOVEMBER 2014 TEAM STAKEHOLDER PROJECT BOARD

ALLIES AND MORRISON CROYDON COUNCIL HOUSE OF REEVES URBAN PRACTITIONERS Tim Naylor Trevor Reeves Helen Hayes Vincent Lacovara Graham Reeves Simon Gathercole Steve Dennington Louise Mansfield Ruth Coulson Q-PARK Alice Raggett Sarah Freeman Stephen Airey Philip Bentley Ken Dryden Chloe Phelps ROSEPRIDE ARUP Finn Williams Mark Waterstone Stuart Jenkins Nina Quarshie BT TRANSPORT FOR LONDON Richard Medhurst Colin Mann COLLIERS Jess Ellery David Geddes CHURCH HOUSE BUSINESS Joanna Kesson Anthony Shapland CENTRE Holly Gillingham Richard Newton ADAMS AND SUTHERLAND Brendan Geraghty (Geraghty WHITGIFT FOUNDATION Liz Adams Taylor Architects) Martin Corney Richard Stapleton (Stiles Harold GARDINER AND THEOBALD CLOWATER Williams) Edward Wickens Jason Clerkin

ACKNOWLEDGEMENTS CROYDON MINSTER Thanks to: The Revd Canon Colin J Luke Croydon Local Studies Library and Boswell Archives Service Matthews Yard CROYDON OLD TOWN Croydon Minster BUSINESS ASSOCIATION Old Palace School Kez Hassan Paul Collins

CROYDON PORTAS TOWN TEAM

DURKAN Daren Nathan

ENGLISH HERITAGE Stephen Senior

GLA Tobias Goevert Paul Harper Matthew Murphy Erin Byrne

i CONTENTS

1.0 FOREWORD 03 OT21 Roman Way 126 OT22 Bridge into Wandle Park 130 2.0 SETTING THE SCENE 05 OT23 St John’s Road, Waddon Road and 131 2.1 The Bigger Picture 06 Rectory Grove 2.2 Role of the Masterplan 08 OT24 Old Palace Road 132 2.3 The Vision 09 OT25 Church Road 133 2.4 Strategic Objectives 10 OT26 Howley Road Sports Pitch 134 2.5 Old Town Today 11 OT27 Wandle Road Car-Park, Bus Stand 135 2.6 Historic Context 18 and Flyover Undercroft 2.7 Public Realm Context 22 2.8 Movement Context 26 5.0 Next Steps 140 2.9 Property Market Context 31 5.1 Projects Underway 141 2.10 Policy Context 33 5.2 Delivery Strategy 142 2.11 Croydon Opportunity Area 34 Planning Framework Summary 2.12 Public Engagement 35

3.0 THE DRAFT MASTERPLAN 40 3.1 The Old Town Masterplan 41 3.2 Public Realm Parameters 44 3.3 Development Parameters 52 3.4 Movement Parameters 64 3.5 A Series of Components 72 3.6 Phased delivery 74 3.7 Phasing: Now 75 3.8 Phasing: Soon 77 3.9 Phasing: Later 79

4.0 THE COMPONENTS 82 4.1 Introduction to the Components 83 OT1 Church Street and Crown Hill 85 OT2 Surrey Street Market 89 OT3 Frith Road, Keeley Road and 93 Priddy’s Yard OT4 Exchange Square 95 OT5 Surrey Street Pumping 97 Station OT6 Ryland House 99 OT7 Q-Park Car Park 100 OT8 Yards 101 OT9 Link through the Arcade 102 OT10 Reeves Corner 103 OT11 Ann’s Place car park (west) 107 OT12 Drummond Road 108 OT13 Number 1 Church Road 111 OT14 Reeves Corner Tree Group 113 OT15 Former Mission Chapel 114 OT16 Cairo New Road 115 OT17 Former School on Tamworth Road 118 OT18 Minster Green 119 OT19 Church Hall site 122 OT20 St John’s Memorial Garden 124

ii Figure 1: Old Town Masterplan Study Area (Photograph taken in 2011)

iii 1.0 FOREWORD

1 View looking along Church Street towards the Minster

2 1.1 FOREWORD

1.1.1 I am delighted to introduce throughout the process and the Old Town Masterplan, their valued contributions to the planning guidance that will help document. ensure there is a high quality built environment in Old Town to 1.1.3 In addition to the guidance enrich quality of life and benefit for development, I am very the community and local economy supportive of the proposals to for years to come. Prepared improve the public realm and alongside the Conservation Area walking and cycling provision. Appraisals and Management Plans The attractiveness of our streets for the three conservation areas and public spaces is crucial to in Old Town, this document helps creating successful places and it give Old Town’s heritage assets is important that Old Town plays the recognition and protection a complementary role to the they deserve. redeveloped retail core and wider regeneration of Croydon Town 1.1.2 The Old Town Masterplan is Centre. Old Town provides an a different kind of masterplan to important opportunity to widen other masterplans produced by the offer and appeal of the Town Croydon Council because the Centre to residents and visitors. study area has key differences. The Old Town masterplan also Firstly, there is much less large- defines the role Old Town will scale development potential play in the wider area of the Town because of the significant Centre. As the population of the number of heritage assets in the Town Centre grows the historic Old Town area. Instead there assets and public open spaces of are a significant number of infill Old Town will play an important development opportunities that if amenity role for existing and future realised and designed to respect residents. the historic character of Old Town will greatly assist in knitting the 1.1.4 Work is already underway urban fabric of the area back on several of the public realm together, improve its appearance projects outlined in the masterplan and where appropriate, deliver which are due to be implemented new homes. Secondly, the by 2015. I look forward to other Old Town area has a large components of the masterplan existing residential and business being delivered in the near future community which has resulted as more investors appreciate the in significantly more community historic charm and unique offer of engagement. This has ensured Croydon’s Old Town. that the document has been informed by local knowledge and the strengths and issues of Old Councillor Alison Butler Town identified by its community Cabinet Member for Homes and have been understood and Regeneration addressed in the document. I would like to thank the local community and the Old Town Masterplan Stakeholder Project Board for their active involvement

3 Flower stall at Surrey Street Market

4 2.0 SETTING THE SCENE

5 2.1 THE BIGGER PICTURE

2.1.1 Old Town lies within 2.1.3 CLP1 and the OAPF both Mid Croydon and the Fair Field Croydon Metropolitan Centre; recognise that for Croydon Masterplan indicate mixed uses an area which is set for major Metropolitan Centre to attract to complement and enhance the transformation. Mayoral policy investment and new residents, Croydon Metropolitan Centre’s identifies Croydon Metropolitan the public realm – streets, cultural and learning offer. Centre as a key place for green and other public spaces delivering the potential growth - require significant updating 2.1.6 The masterplans and other of Outer London with Croydon and upgrading; and that it needs Croydon Council strategies Metropolitan Centre and to be easier and safer to move have generated a suite of its immediate surroundings around by foot and bicycle. They interconnected public realm designated as an Opportunity also indicate the requirement to projects being delivered by the Area in the London Plan. The retain and enhance educational, Connected Croydon Programme. Croydon Opportunity Area cultural, retail, business, leisure A number of Connected Croydon Planning Framework (OAPF) and community facilities and projects have already been was adopted as Supplementary amenities as well as provide completed, including Legible Planning Guidance to the London infrastructure to mitigate the London signage, the Connect2 Plan in January 2013 and adopted development planned for Croydon walking and cycling route, the as a Supplementary Planning Metropolitan Centre. The Mayor of new footbridge and entrance to Document to the Croydon London’s strategies and London East Croydon Station and the Local Plan: Strategic Policies Plan support Croydon’s intentions regeneration of Wandle Park - in April 2013. It indicates that for Croydon Metropolitan Centre which included the deculverting the Opportunity Area has the to continue as the major retail, of the River Wandle. Forthcoming capacity for an additional 7,300 office and regional transport projects due to be completed over homes to be built to house interchange centre in South the next few years include the 17,000 new residents (see map London commensurate to its civilising of Wellesley Road – the overleaf). Croydon Council has designation as an Opportunity dual carriageway that separates attracted significant private and Area. the East of Croydon Metropolitan public funding to help guide and Centre from the rest of the area deliver this change including 2.1.4 Building on the themes set -the upgrading of Church Street, £18m investment from the out in previous visionary work London Road and South End high Mayor of London to upgrade the such as Vision 2020 and the Third streets and improvements to the area’s public realm as part of City Vision, and responding to St. John’s Memorial Garden. the Council’s £50m Connected the opportunities and policies Croydon Programme. for growth set out in CLP1 and London Plan, a set of co-ordinated 2.1.2 The Croydon Local Plan: masterplans laying down guidance Strategic Policies (CLP1) for the delivery in Croydon Development Plan Document Metropolitan Centre have been (DPD) was adopted in April 2013. developed. The masterplans are It sets the vision for Croydon to underpinned by a shared evidence be London’s most enterprising base and founded on collaborative borough and defines it as “a place working between partners and of opportunity, a place to belong stakeholders. and a place with a sustainable future”. CLP1 identifies Croydon 2.1.5 The East Croydon Masterplan Metropolitan Centre in particular and the West Croydon Masterplan, as the place in the borough that provide guidance for how a provides the greatest opportunity welcoming public realm should for positive change to the built be created and potential environment with the potential for development around Croydon’s thousands of new homes and the two major railway stations and creation of thousands of new jobs. transport interchanges. The

6 ST JAMES’ ROAD

CROYDON LONDON ROAD OPPORTUNITY AREA

WEST CROYDON

NEW TOWN

WHITGIFT WELLESLEY ROAD CENTRE EAST CROYDON

NORTH END

NO.1 CROYDON

WANDLE PARK GEORGE STREET

SURREY STREET FAIR FIELD MID OLD TOWN CROYDON

BARCLAY ROAD

PARK HILL

DUPPAS HILL

Figure 2: The Old Town Masterplan in the context of the other Croydon masterplans and Opportunity Area

7 2.2 ROLE OF THE MASTERPLAN

2.2.1 The Draft Old Town and south beyond the Old Town Masterplan. Conservation Area Masterplan Supplementary Masterplan study area. However, Appraisals and Managements Planning Document guides how the study area has been selected Plans (CAAMPs) Supplementary the built environment of Old Town because it is considered that this Planning Documents have could be improved for residents, is where there is most need for been prepared for each of them workers, shoppers and visitors. It supplementary planning guidance alongside the Masterplan. supplements the planning policy for the built environment and the context of the Croydon Local Plan, most opportunity for improvement 2.2.9 The process of preparing London Plan and other relevant at present. the Old Town Masterplan has strategies. been collaborative. It has been 2.2.6 The Draft Old Town guided by Croydon Council and 2.2.2 The Old Town Masterplan Masterplan indicates parameters the Stakeholder Project Board promotes heritage-led for development of the buildings, which is comprised of a range regeneration to build on the area’s streets and public spaces in of landowners, businesses, existing strengths as a place- its Old Town and describes how institutions and statutory heritage assets, public spaces and movement in, out and around the organisations with an interest in independent retail which include area could be improved with a the area. They are: a street market. It suggests how focus on upgrading pedestrian the heritage assets of the area and cycling routes. Guidance is Croydon Council should be preserved, enhanced not prescriptive regarding specific BT and celebrated to raise the profile building layouts, architecture Church House Business Centre of the area’s heritage. This should styles or landscape designs. All Clowater strengthen the distinct identity of visualisations are indicative and Croydon Minster Old Town. guide how development might Croydon Old Town Business look. The Croydon Opportunity Association 2.2.3 The heritage assets and Area Framework’s technical Durkan public spaces of Old Town will evidence suggests that Old Town English Heritage play an increasingly important has the capacity to accommodate Greater London Authority (GLA) role over the forthcoming years approximately 450 new homes House of Reeves for the whole of the Metropolitan and the Masterplan provides Q-Park Centre as more high-density further guidance for the design of Rosepride developments are built to meet new residential accommodation in TfL Croydon’s housing need that will the area. The Whitgift Foundation have minimal private amenity space. The residents of these 2.2.7 The Old Town Masterplan 2.2.10 The Old Town Masterplan area will benefit from the heritage does not make proposals for Supplementary Planning assets and public spaces located changes to the management Document has been produced within walking distance in Old of the area for example parking in accordance with the Planning Town. charges, policing, public realm and Compulsory Purchase Act maintenance, street cleaning and 2004 (as amended) and the Town 2.2.4 There is some potential for waste collection. and Country Planning (Local residential development in Old Planning) (England) Regulations Town, but not of the same scale as 2.2.8 There are three conservation 2012. Furthermore, the draft Old other areas within the opportunity areas within the Old Town Town Masterplan Supplementary area. Masterplan study area - Central Planning Document has been Croydon, Church Street and produced in accordance with MASTERPLAN STUDY AREA Croydon Minster. A detailed the Planning and Compulsory 2.2.5 Old Town itself is not an and up-to-date understanding Purchase Act 2004 (as administrative area and therefore of the special character, amended) and the Environmental does not have an official current condition and future Assessment of Plans and boundary. It is acknowledged management requirements for Programmes Regulations 2004 that the area known as Old these conservation areas has been and European Directive 2001/42/ Town stretches further west essential to the preparation of the EC.

8 2.3 THE VISION

Old Town will be Croydon’s thriving historic heart, with a flourishing independent business community and attractive neighbourhoods. Its retail and food and drink offer will complement that of North End and South End.

Old Town will be a cultural destination for Croydon and beyond, with high profile and popular heritage assets used creatively to fulfil their full potential as catalysts for the area’s success.

Old Town will be well integrated with the town centre and with surrounding neighbourhoods. It will be accessible, enjoyable and feel safer to walk and cycle to and around. It will also be accessible by public transport and private motor vehicles.

Old Town’s public realm – its streets, squares green and open spaces – will be attractive places, befitting Croydon’s historic heart and providing for visitors and residents alike. Old Town will be a place where people will enjoy spending time outside.

9 2.4 STRATEGIC OBJECTIVES

2.4.1 Five objectives have been AN ATTRACTIVE PLACE TO LIVE HIGH QUALITY PUBLIC REALM identified by the Stakeholder 2.4.2 Provide new homes in Old 2.4.3 The public realm in Old Project Board and the Town, integrated sensitively in to Town should be high quality, masterplaning team to deliver existing neighbourhoods. Existing hard-wearing and attractive, to the vision for Old Town, improve community amenities should be encourage community use, bring quality of life and support retained and enhanced. New activity to streets and spaces and economic growth in Old Town facilities – indoors and outdoors - enhance the setting of Old Town’s and the surrounding area. The should be created which will have heritage assets. Existing green five objectives underpin all important community value for spaces should be retained and recommendations and guidance residents of Old Town, Croydon enhanced and access to them and set out in this Draft Masterplan. Metropolitan Centre and the nearby parks – especially Wandle surrounding area. Park - should be improved.

A PLACE FOR BUSINESS HERITAGE CHARACTER AND BETTER CONNECTED 2.4.4 Create an environment that DESTINATIONS 2.4.6 Overcome the sometimes nurtures and supports existing 2.4.5 Enhance Old Town’s historic fragmented, inaccessible and businesses with suitable spaces streets, spaces and buildings inhospitable nature of parts of Old and venues for small start-ups and in order to maximise historic Town by substantially improving new businesses, complementing character. In particular, invest in pedestrian and cycle routes the wider commercial offer of the interpretation of Old Town’s and environments, improving Croydon Metropolitan Centre. landmark buildings as destinations access to public transport and Surrey Street Market should be at to encourage people to visit and rationalising provision for private the heart of this, with a strategy enjoy them. Finding new uses for motor vehicles, including access for investment in and promotion of vacant historic buildings such as to car parks. Reduce the barrier the market. the Surrey Street Pumping Station effect of Roman Way and the is a priority. New development A232. Improve local accessibility should respect and enhance by removing one way systems. Old Town’s important heritage character and be of the highest quality.

10 2.5 OLD TOWN TODAY

2.5.1 Croydon’s Old Town is located population of approximately professionals, generally have to the south-west of Croydon 3,000, accommodated mainly higher levels of disposable income Metropolitan Centre and is a to the southern and eastern that if offered the right mix of distinctive part of the town centre. part of the Old Town Masterplan local bars, restaurant and cultural The Old Town Masterplan Study study area where a large amount venues could provide a significant area is broadly located between of attractive Victorian terraced boost to business viability in Old High Street and Roman Way to housing still remains. Other Town. Similarly the large number the east and west, respectively, residential accommodation is of full-time students, whose and Centrale shopping centre and provided in higher density newer income tends to be spent locally, the A232 flyover to the north and development, generally towards suggests further opportunity south, respectively. It also includes the edges of the study area. to develop a service offer that the residential areas to the west of appeals to these groups (see Roman Way, which link Croydon The population of Old Town figure 3). Metropolitan Centre to green open has a young profile with a space at Wandle Park. significant percentage of well- 2.5.5 Old Town has a high educated residents (NVQ Level proportion of retail and 2.5.2 ‘Old Town’ is the historic but 4 +). This group of typically, independent shops, focused unofficial name given to this area recent graduates and young along Church Street and Surrey in Croydon Metropolitan Centre which contains significant heritage assets including Croydon Minster OCCUPATIONS OF OLD % (1867-1912, although medieval TOWN RESIDENTS elements still exist), the Surrey Managerial, Admin & 35% Street Pumping Station (1851) Professional Occupations and Old Palace School (originated Intermediate Occupations 14% 14th century) and the historically Small Employers and Own 7% significant Surrey Street Market Account Workers (first market listed 1276). These Lower Supervisory and 6% heritage assets provide character, Technical Occupations distinctiveness and patina. The Routine & Semi-Routine 20% area is also characterised by Occupations the remnants of a small-scale Never Worked and Long- 9% medieval urban grain that has Term Unemployed resulted in narrow plots, lanes and Full-Time Students 9% yards. Old Palace school has fabric surviving Figure 3: Occupation of Old Town, source: 2.5.3 This historical significance is from the 14th century onwards (Grade I Colliers Old town Property Analysis 2013 listed) reflected in the three designated conservation areas (Croydon Minster, Church Street and Central Croydon) that cover a large part of Old Town, and over 80 statutorily listed or locally listed buildings in the area. Two of these, the Minster and Old Palace School, are Grade I listed (see figure 4 for a plan of these heritage assets in the Old Town area).

2.5.4 The Old Town study area (approximately 23 hectares) currently has a residential Surrey Street market provides valuable Croydon Minster is a key asset for Old activity and produce Town set adjacent to St. John’s Memorial 11 Garden C E N T R A L C R O Y D O N CONSERVATION A R E A

D A O R

C H U R C H IN K S T R E E T N D CONSERVATION O US R R A A R E A R

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N E R O D D A A D O R

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A T

I R RF

O O I T

W H W E N

D M D R A A A O O T O R A

R R W A N D L E D

O P A R K D W A N

E D O

M T M EE U S TR R W H I T G I F T A L M S H O U S E S GE D O R G E D D O N N C H U R C H S T R E E T A

W T T R E EE EE C R O W N H I L L TR C S T O TR P A R K

R Y S Y A G H R O W C V R E US

HU RR C D S YE

MA A Y D

L AR O O Y S V R S T E R ’

R T ON D E R A V CE O E L G S TR EE T A N T AR INE E S T J O H N ’ S A E K A T H L H M E M O R I A L C AR R X U A G A R D E N E EE O SQ P Q U E E N ’ S A

TR D G A R D E N S

W D A OLD O A D R D ’ S A O GH N A L K I IN T W OHN B M R O L A S C F T J A D C H S E B

E R O A D H

O WLEY L H A Y

R C

R U H

R E

O S

A D R A A S R O D

D T R C E A D H TIM R O A D R R H L A N M E O R R A C RA E R E

R T K N O S I O D L O

A OO C R O Y D O N D R B ’ R O A D S M I N S T E R T T T F A W CE R R CONSERVATION O AR E V W C S I A R E A O S N Y E L F

N O T D E W E Y R T A S O S A L D N R N M E L O C D L P U D E E E P H H L T S R A

C O P E T S A E A

D TRE S

L L I H UD A L

R R

C Listed Locally listed E buildings parks and gardens Locally listed Masterplan buildings area D U P P A S Conservation ScheduledH I L L Ancient areas Monument Laud Street Local Area of Special Character Figure 4: Conservation area boundaries, listed building and locally listed buildings in Old Town

12 Street. These shops serve the local residential population well, indicated by a high footfall level along the street. Around 50,000 people per week passing through Surrey Street and 22,800 walking through the junction of Church Street and Old Palace Road. The shops contribute variety and colour to the pedestrian experience. Surrey Street Market is also a key asset for this part of Croydon Metropolitan Centre, providing activity and animating Old Town. The market operates six days a week and offers a wide variety of fruit and vegetables, flowers, plants and household goods and some cooked food. Independent shops on Church Street in attractive Victorian, Edwardian and Georgian buildings. Church Street Tram stop provides good accessibility to the area 2.5.6 Matthew’s Yard is located in Exchange Square and provides a modern workspace, a café and bar and a cultural venue in Old Town. Matthews Yard plays an important role as an incubator for small businesses in the area and is an asset in this part of Old Town, drawing visitors throughout the day and during the evening. It is home to Croydon’s growing Tech City organisation (www. croydontechcity.com) which specifically aims to make Croydon an accommodating home for early-stage digital and technical startups. The former almshouses and the Rose and Grand locally listed historic facades on the Crown Pub building at the end of Church High Street Street 2.5.7 Old Town’s evening economy is focused on High Street, it

Grants Complex Ryland House 56.5m

44.5m 43.5m

North Crown Surrey Church Croydon Minster Reeves Roman Railway Wandle Park End Hill Street Street and Old Palace Corner Way Figure 5: Sketch section drawing to show the change in topography and character between North End and Wandle Park

13 >10 Storeys

8-10 Storeys

5-7 Storeys

3-4 Storeys

1-2 Storeys

Under Construction (12 storeys)

Figure 6: Indicative existing building heights in Old Town

14 attracts many young people at 2. TAMWORTH ROAD temporary greening scheme. It is a the weekend and towards the end 2.5.13 Tamworth Road character prominent site and a key entrance of the week. It brings life to the area forms the northern edge of to Old Town and the wider streets although sometimes this Old Town and has a mixed and Croydon Metropolitan Centre from includes antisocial behaviour. fragmented character with both Roman Way. residential streets, small business 2.5.8 Old Town is within easy units and the rear of the Centrale 2.5.18 Church Road follows the walking distance of both East shopping Centre. Tamworth Road course of one of the former Croydon and West Croydon itself is characterised by the group Wandle streams and today has a stations and has very good public value of several attractive Victorian mixed character of buildings of transport links. The Tramlink buildings including a former varied architectural styles. network runs through the area and school, a former mission chapel, it is served by a number of bus a public house and a Baptist 4. THE MINSTER QUARTER routes. The tram infrastructure Chapel. 2.5.19 Croydon Minster is the most in the area does, however, limit important landmark in Old Town pedestrian movement and detract 2.5.14 Frith Road marks the shift in because of its scale, historic from the historic character to character from the retail core north and architectural significance some extent. (See section 2.8 east of Old Town. Frith Road and and views of it. The Minster, the Movement Context for further the Keeley Road shops are part of Old Palace School and the other information) Old Town’s independent shopping historic buildings around Minster offer. The overscaled ramps and Green form a significant historic 2.5.9 The character areas within blank frontages of the Centrale part of Old Town. The Minster lies Old Town are illustrated on the shopping centre on the north adjacent to St John’s Memorial plan on figure 7 on the following side of the road harmful to for the Garden, the largest area of green page. They are generally defined domestic character of the south space within Old Town. by building use and building. It is side of the street. acknowledged that these areas 2.5.20 Attractive Victorian houses are blurred and overlap at their 2.5.15 Drummond Road and form the southern boundary of boundaries. Tamworth Place contain more the character area and part of the modern developments that setting of the Minster. 1. SURREY STREET generally sit more awkwardly on 2.5.10 The Surrey Street character their sites in relation to open car 5. EASTERN RESIDENTIAL area is defined by the variety parking and service yards. 2.5.21 The eastern residential area of historic buildings, narrow of Old Town provides higher alleyways and industrial yards and 3. CHURCH STREET AND the market activity. The market REEVES CORNER provides colour, variety and 2.5.16 Church Street provides a activity in this part of Old Town. more independent and value oriented retail offer to that of the 2.5.11 Exchange Square, with the primary retail high street of North Surrey Street Pumping Station at End. Its winding course has a its centre, was created in 2009 continuous commercial frontage with the development of the which is made up of a mixture surrounding new flats, opening up of Georgian, Victorian and 20th an old yard to create an attractive century buildings. hard landscaped open space. 2.5.17 Reeves Corner is a junction 2.5.12 Crown Hill, the main entry where several roads meet and point to Old Town from North where Church Street turns south End, is characterised by its steep towards the Minster. The site has slope down Church Street. This been cleared following the civil Matthew’s Yard in Exchange Square is a part of Old Town marks a shift in disturbances in 2011 and has a workspace, café and bar and a cultural character from Mid Croydon. venue in Old Town

15 KEY TO CHARACTER AREAS: density homes in larger and spreads across Roman Way as 1. Surrey Street generally more modern blocks. the area between Roman Way 2. Tamworth Road and Wandle Park has a similar 3. Church Street and Reeves 6. WESTERN RESIDENTIAL character to those homes south of Corner 2.5.22 Croydon Old Town has the Minster. 4. The Minster Quarter an attractive stock of Victorian 5. Old Town Eastern Residential family housing and lower density 6. Old Town Western Residential family homes. This character area

3 6

4 1

Figure 7: Character areas existing in Old Town

16 D A O R Centrale D R IN N A K Y O US T O N R R T

H R O A NE D

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R EE

D O C L BAPTIST CHAPEL A A YE A O T D A I R

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H O W T

O Reeves R W E N R Corner O T D H RF W A WANDLE PARK I M DP O A T A L R R O H A T R O C R P

W R A E O E D A D I D ALMSHOUSES N D D

O Y George ’ Street M S

M Y D D O N N U RA T A R EE D TR D S W HOUSE OF GE O R REEVES G E

FURNITURE T STORE C R O W N H I L L EE Church T Street EE TR GANTS T R E S TR EE S H C C S TR T R H HU O C P A R K R C Y R G R O HU V C E MINSTER OLD PALACE

S SCHOOL Y

L US D D V S W AR A T R E E RT E Y S R O ’ N ON YE D R R T E A RYLAND V O MA L HOUSE SURREY E E CE G TR EE T O S N K A T H AR INE A STREET A E R R L H AR PUMPING C U O X A E SQ A STATION P

W OLD A D D O A D R O ’ S N A L K T W OHN R O M IN A A D F T J

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E N O D Y O P U D R T C E E R E T S S P H A T N S A M E L O D

L W L L I H E

A P H S L L D N A

T T C E E E E TRE S R R R UD O A A L A

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Bus stop

Tram stop

Figure 8: Sketch plan of the Old Town area now, with key landmarks drawn in three-dimensions

17 2.6 HISTORIC CONTEXT

2.6.1 Croydon has a long and rich ORIGINS Tangible evidence of a settlement past and Old Town is its historic 2.6.2 Prehistoric remains have been is present by the 9th century, heart. There are three conservation found in the Old Town area and by which date Croydon had areas that lie within the study first habitation may have been a become a Saxon stronghold and area; Croydon Minster, Church Roman staging post on the road had associations with the early Street and Central Croydon. Draft between London and Brighton. To Christian church. The foundation Conservation Area Appraisals date there is no firm evidence of of the early settlement is likely to and Management Plans for these such a settlement or of the precise be due to the presence of clear conservation areas provide a more line of the Roman Road, but it is springs forming the source of the detailed account of the historic likely to have been on the higher Wandle around St John’s Church development of Old Town ground at or close to the ridge (the Minster). This low-lying area of High Street and North End. was also threaded by a number

Figure 9 : 1868 First Series Ordnance Survey map of Old Town. Croydon was growing rapidly by this date with the first commuters using the new railway lines to London. The map shows Old Palace as a washing and bleaching factory. St John’s Road and St John’s Grove have been built with views of the Minster. Industries in Croydon town Centre - gas works, brewery and water works - are to the east of Church Road. The triangle between Surrey Street, Crown Hill and High Street is tightly packed with small buildings and narrow lanes. 18 of streams, one of which can still 2.6.8 Through a charter in 1275 move to Addington. The Palace be traced in the winding course of Croydon’s first market was was converted to industrial use Church Road. established, within a triangle now before falling into ruin. The loss formed by Surrey Street, the High of the Archbishop’s patronage 2.6.3 Church Street may have Street and Crown Hill. After the could have been critical for the originated as a footpath to open medieval period the market place small town, but it coincided with fields, or possibly as the curved filled up with buildings, and a web the burgeoning of Brighton as a remains of Saxon earthworks. of narrow alleys. seaside resort and Croydon was More certain is that the line of well placed to offer refreshment the street formed the northern GEORGIAN CROYDON and shelter for travellers. The boundary to the Archbishop of 2.6.9 By the 18th century there High Street became a toll road Canterbury’s residence, whose were renewed concerns about with the turnpike positioned near associations with Croydon date flooding, and sanitation prompting the junction with Surrey Street. back to this period. the Archbishop of the time to give up the Palace in 1780 and MEDIEVAL GROWTH 2.6.4 The Domesday survey of 1086 records a church at Croydon and a population of 365.

2.6.5 Church Street was the main route into the town from the north west, meeting up with Pound Street (present-day George Street) at the crossroads with North End and High Street.

2.6.6 The Manor, known as Croydon Palace from 1600, was the first of several Archbishop’s Croydon Palace from the north c1785, (now Old Palace School) shortly after dwellings on the route between the Archbishop of Canterbury moved to Addington Place (source: Wikipedia Lambeth and Canterbury. The commons image) buildings housed the Archbishop’s extensive retinue, but they also had an administrative function for the collection of rents and served as a civil and ecclesiastical court. The 15th century Great Hall is the most spectacular survival from this period, but the layout of the estate including the fishponds can still be traced in the present day street pattern.

2.6.7 The small town flourished through its connections with the Archbishop, but its low-lying position made it prone to flooding and general dampness. In the early Middle Ages the centre of the small town shifted from the area around the church to higher Church Street in the 19th century with development on the east side of the and drier ground to the east. road. The Church Hall (built in 1960) is now on the site, with open space in front of the Minster 19 2.6.10 Modest industrial expansion followed with the horsedrawn Surrey Iron Railway (1803) and the Croydon Canal (1809). Both closed by the 1840s when new railways provided fast connections with central London and the commuting era began.

VICTORIAN CROYDON AND LATER 2.6.11 The area between Church Road and Surrey Street was a small hub of industry, including tanneries, a flour mill, dyeworks High Street 1890, before road widening in 1898. Surrey Street is on the left and and a water works. Overton’s the clock tower is that of the Old Town Hall. The Ship Public House is on the Yard is likely to have medieval right and survives today origins but its name comes from Page and Overton’s brewery, which operated there until 1954. The Surrey Street Pumping Station is the principal survivor from this period and is significant to Croydon’s growth because it provided clean water. As the town grew, so its streets changed; Tamworth Road was created in the 1840s and was fully developed by 1870.

2.6.12 The Old Town waterways had become heavily polluted by the mid 19th century and after Church Street from Crown Hill about 1910. (source: Edwardian Croydon outbreaks of cholera and typhoid Illustrated, John Gent) they were filled in or culverted by Croydon’s new Board of Health.

2.6.13 St John’s Church (now the Minster), once the largest church in Surrey was gutted by fire in 1867. Its prompt rebuilding was followed by the rescue of the Old Palace, becoming the Girls’ School that continues there today. The southern grounds of the Palace were sold for housing, with streets named after former Archbishops.

2.6.14 The Churchyard was extended in 1808 by purchasing Figure 10: Plan for the major redevelopment of the Surrey Street and High Street, published in the Croydon Advertiser in 1889. The plan superimposes the realigned streets, with Bell Hill truncated and Market Street removed altogether. (Source: Croydon Old and New, John Gent) 20 parts of the Old Palace grounds. Burials ceased in 1861 and the old graveyard was laid out afresh in 1960 as a public park.

2.6.15 By the 1880s the overcrowded market was a cause of concern. In 1898 the High Street was widened with a new frontage on the west side and the Grants store taking pride of place (see figure 10 of the revision on the previous page). The older buildings on Crown Hill and Bell Hill were kept, along with a number of buildings at the north Corner of Church Street and Frith Road c.1900 end of Surrey Street.

2.6.16 Croydon as a town grew apace, increasing its population twentyfold over the course of the nineteenth century to reach more than 100,000 residents by 1901. By 1931 Croydon was the size of a city, with a population of 264,000.

POSTWAR DEVELOPMENT 2.6.17 After the Second World War Croydon was the subject of an ambitious growth programme, with office towers and suburban expansion. One consequence was that the town centre became choked with traffic, prompting plans for a ring road in the 1960s round its western and southern Reeves Corner, from the tower of the Minster, c.1910 edge. Roman Way was overlaid in part on the existing streets, which the early 1970s at a time when truncated the southern part of there was less value placed on the Church Street and contributed to historic environment in Croydon. severing the Minster from Wandle The building replaced the maltings Park and the homes to the west of Overton’s brewery. of the road from the town centre. A further substantial change came 2.6.18 In 1999-2000 the tram was in the 1960s when Drummond re-introduced to Croydon, running Road, then a narrow street off along Church Street. The elevation Frith Road, was extended to of the Parish Church to Minster provide car parking and servicing status in 2011 is a reminder of to shops on Church Street. Ryland Croydon’s civic and historical House is a 15 storey concrete significance. clad structure, built as the General Post Office switching station in

21 2.7 PUBLIC REALM

WHAT IS PUBLIC REALM 2.7.1 In this document public realm is defined as it is in the Croydon Public Realm Design Guide (2012) as ‘incorporating all areas to which the public has open access such as streets, squares, pathways, right of ways, urban parks and open spaces’. Although private spaces and buildings are often not publicly accessible they make a significant visual contribution to the public realm they adjoin. The public realm forms a key part of the setting of Old Town’s heritage assets and has a significant impact on their visual appearance.

2.7.2 This section should be read in conjunction with sections 2.8 Movement Context and 3.4 Movement Parameters which provide more information on walking and cycling routes.

PUBLIC SPACES

GREEN SPACES IN THE OLD TOWN MASTERPLAN STUDY AREA Figure 11: Areas of open space and access routes, with indicative 400m catchments 2.7.3 The Old Town Masterplan Study Area has limited green space which is clustered around Croydon Minster. St John’s Memorial Garden lies to the south of the Minster and the currently named St John’s Memorial Garden (North) lies to the north of it. Anecdotal evidence suggests both of these spaces are underused by local people and there are some concerns over safety. St John’s Memorial Garden, in particular, is not directly overlooked, has a low number of access points and suffers from being adjacent to a busy road – Roman Way. However, funding from the Mayor’s Pocket Park Scheme has been secured for St John’s Memorial Garden which will help to improve this asset for local people and visitors. The newly refurbished Wandle Park. The River Wandle in the foreground has been restored. 22 The green spaces are not closed Roman Way / Old Town (A236) Croydon Programme. Two at night (see OT20). and the roundabout at the junction projects that have already been between Roman Way and the delivered are the ‘Legible London’ GREEN SPACES SURROUNDING slip road to the Croydon flyover. signage scheme and the improved OLD TOWN These roads have a high traffic pedestrian and cycling crossing 2.7.4 There are two large urban volume and are physical barriers on Roman Way opposite St Johns parks within a ten minute walk of to movement in between Old Road. Roman Way – Wandle Park and Town and Wandle Park and Old Duppas Hill. Wandle Park has Town and Duppas Hill (see figure HARD LANDSCAPED SPACES been recently refurbished with a 11). Access to Wandle Park has 2.7.7 Exchange Square is the only deculverted river, café, bandstand two other physical barriers to hard landscaped public space in and other new facilities. Queens its access – the railway and the Old Town. It is privately owned but Gardens is another smaller sized tramline that border the eastern was made publicly accessible in green space within walking edge of the park. 2008 as part of the neighbouring distance of Old Town which is development of Bridge House located 3 minutes walk from 2.7.6 The issue of poor accessibility on Surrey Street. The square Surrey Street to the East (see to green space from Croydon forms the setting to the Surrey figure 11). town centre was recognised in Street Pumping Station – a highly the ‘Croydon Third City Vision’ attractive Grade II Listed Building ACCESS TO GREEN SPACE (2007) which set out the objective built in the gothic style - which OUTSIDE OF THE STUDY AREA to connect central Croydon with is currently unoccupied and in 2.7.5 A large proportion of the surrounding green spaces through need of restoration (see OT5 for Old Town Masterplan study area improving pedestrian and cycling further information). The square is further than 400m (walking connections. This idea has been also offers pleasing views of distance) from a large green space incorporated into the All London the Surrey Street roofscape. (Croydon’s Open Space Strategy, Green Grid Area Frameworks 7 & Exchange Square has minimal 2004) which is considered to 8, the Croydon Opportunity Area seating, is under-used and poorly represent poor accessibility to Planning Framework, and specific maintained. However, it is still a green space. This issue of poor projects to achieve this are being valued space, and has been used accessibility is compounded by delivered through the Connected to accommodate a craft fair on

St John’s Memorial Garden, next to the Duppas Hill is a large urban park, located within a ten minute walk of Roman Way. Ryland Minster house is visible above the trees which marks the location of the Pumping Station. 23 several occasions along with other vary within the area and ad-hoc events such as bake- sometimes within individual offs, a theatre performance and streets, which can contribute crazy golf. (See OT4 for further towards a cluttered appearance. information.) There are some cracked paving stones which also have a 2.7.8 The only other hard detrimental visual impact. landscaped space of a significant size is on the southern side of Tram Infrastructure Crown Hill where the footway is 2.7.14 The tram infrastructure very wide. This is currently only clutters the streets on which it is used as footway. located - Church Street, Reeves Corner, Cairo New Road and ANTICIPATED PRESSURE ON Tamworth Road - and has a PUBLIC SPACES detrimental visual impact. It also 2.7.9 The planned delivery of 7,300 restricts the location of street new homes over the next 20 years trees on the streets on which in Croydon Metropolitan Centre, it is located because for safety many of which will be flatted reasons trees cannot make developments with compact contact with the tramlines (see amenity space, means that in the ‘street trees’ below). future existing and new public Exchange Square could include features spaces will be shared between Street trees for formal or informal play for future developments many more residents than today. 2.7.15 Street trees can make a highly valuable contribution to the STREETS visual amenity of streets, urban 2.7.10 The central area of the cooling and biodiversity. However, Old Town Masterplan study are several streets in Old Town have a has a different character and low number of street trees namely quality of public realm to the Drummond Road, Tamworth Road, rest of the Croydon Metropolitan Centre. The streets are generally narrower than those in the rest of Croydon Metropolitan Centre and the area has several yards and passageways.

2.7.11 Roman Way / Old Town is a dual carriageway north-south road that runs through Old Town. The design of the road has created severance effect between the East and West of Old Town (see OT21 for further information).

2.7.12 Please see Section 4.0 Components for more information about the context of specific streets.

Street Surface Material Palette 2.7.13 Street surfacing materials Cobbled street surface on Bell Hill, off Surrey Street

24 Cairo New Road, Howley Road, 2.7.22 Old Town lacks both formally Old Palace Road and Church designated play spaces and play Street. (See tram infrastructure opportunities that are informally above). integrated in to the public realm1. However, there are new high Precedents quality play facilities within the 2.7.16 Charles Street is the one nearby Wandle Park. street in Old Town that has areas which are of high quality design. 2.7.23 The London Plan SPG It has a consistent public realm, (Providing for Children and wide-footway for pedestrians and Young People’s Play and Informal cyclists, attractive street trees, Recreation, 2008) on providing seating and public art. (See Public play and informal recreation Art below). space recommends 10 sqm of play space per child. 350 new 2.7.17 Bell Hill is another attractive homes are planned for the Old pedestrian only narrow street Town and Southern Fringe area with an historic character and a up until 2032, with an estimated cobbled street surface. 82 additional children, which equates to an additional 820 sqm SEATING of required play space. 2.7.18 There is a lack of public seating in Old Town which deters 2.7.24 The Opportunity Area people from resting, consuming Planning Framework identifies refreshments in the fresh air and suitable sites for play facilities in appreciating the surrounding Old Town (formal / informal) at the historic environment. Minster, Exchange Square and at Surrey Street. PUBLIC ART 2.7.19 There is one notable piece LIGHTING of public art in Old Town known 2.7.25 There are some attractive as the ‘Portrait Bench’ on Charles historic lighting columns in Old Street. It is a metal sculpture of Town in the area surrounding the three famous people associated Minster. with Croydon – Peggy Ashcroft, Coleridge Taylor and Ronnie 2.7.26 To view the objectives and Corbett. It was installed in 2013 proposals to improve the public and funded by Sustrans. realm in Old Town see Section 3.2 Public Realm Parameters. PLAY SPACES 2.7.20 The provision of play spaces is important for the well-being of children and to encourage families to spend time in an area.

2.7.21 The Old Town Masterplan study area has a substantial, growing residential population and currently has an under provision of 1 Informal play opportunities often serve more than one purpose such as public art play spaces. that can be climbed on or seating that can be balanced on.

25 2.8 MOVEMENT CONTEXT

2.8.1 Old Town has strong public public transport this will help 2.8.8 On many of the predominantly transport connections with Public minimise pressure on capacity residential streets in Old Town Transport Accessibility Levels and associated investment there is a relatively low volume (PTALs) ranging from Level 4 required in additional road and of traffic which can make it feel (Good) to 6b (Excellent). It also has public transport infrastructure, safe to cycle in Old Town in good strategic road connections increase health and wellbeing and comparison to the neighbouring to London and the south east. contribute towards minimising major roads. Vehicular and cycle movement carbon emissions. within the Old Town Masterplan 2.8.9 It is considered that the heavy study area is constrained WALKING traffic flows and relatively high by several one-way streets, 2.8.4 The quality of the pedestrian vehicle speeds on the main dual dual carriageways and tram environment in Old Town is mixed. carriageway roads surrounding infrastructure. The main constraint (See Section 2.7 Public Realm Old Town (Roman Way/Old Town on pedestrian movement within Context for information about the and the Croydon Flyover) tend to Old Town is Roman Way. condition of the streets and public discourage their use by cyclists. spaces. 2.8.2 The OAPF suggests that the 2.8.10 A key constraint on cycling majority of car journeys to the 2.8.5 Roman Way and the rail/ in Old Town are the large number Croydon Opportunity Area (at least tram lines between West Croydon of one-way streets in the area in the weekday interpeak 10:00- and Waddon station/Wandle (see figure 14) This means, for 16:00) are less than 5km in length. Park tramstop are major physical example, that it is not possible to The Council considers that, for barriers for pedestrians (and cycle directly from Reeves Corner journeys of this length, transport cyclists) between Old Town and to North End. modes such as tram, bus, walking Wandle Park. and cycling should be able to 2.8.11 Other constraints to cycling offer an attractive, sustainable 2.8.6 The subways under the are some steep hills in the north- alternative. roundabout at the junction east of the study area, poor between the slip road to the maintenance of the surface of WALKING AND CYCLING Croydon Flyover and Old Town Exchange Square, Surrey Street 2.8.3 The population of the Croydon (located just outside the Old Market when it is operational and Opportunity Area is due to expand Town Masterplan study area) feel the tram-only section of Church significantly over the next twenty unsafe because they lack natural Street. years and the retail core is due surveillance. They are a physical to be redeveloped which would barrier to pedestrian access from 2.8.12 Roman Way and the rail/ attract more visitors (see the the centre of Old Town to Duppas tram lines between West OAPF). Within this context it will Hill. Croydon and Waddon station/ be important to invest in improving Wandle Park tramstop are major walking and cycling facilities for CYCLING physical barriers for cyclists (and three key reasons: 2.8.7 There is currently a limited pedestrians) between Old Town ‘formal’ cycle network within Old and Wandle Park. 1) There will be increased Town (see figure 12) although demand for cycling and walking some improvements have been facilities which will need to made to cycling facilities recently: be accommodated in a safe, In 2012 a high quality and safe attractive and efficient manner. cycling route was installed 2) To discourage people from between Park Hill and Wandle driving into central Croydon from Park. A shared-surface pedestrian/ outside the area (especially those cycle route was installed along short journeys of less than 5km Roman Way / Old Town in 2014, referred to above). although this requires cyclists to 3) If people choose to walk stop at junctions with adjoining and cycle rather than travel by streets. Cycling prohibited sign at the subway under the A236 26 Figure 12: Old Town’s existing cycle routes

27 2.8.13 It is considered that the direct trains from East Croydon Tamworth Road. All four tram heavy traffic flows and relatively are London Blackfriars, London St routes serve Old Town with tram high vehicle speed on the on Pancras and Bedford, to the north; stops at Church Street, Reeves the roundabout at the junction and Gatwick and Brighton to the Corner and Centrale. These tram between Old Town and the south. stops provide excellent public slip road to the A232 tend to transport access to Old Town, discourage their use by cyclists. 2.8.18 From West Croydon Station although the Church Street stop journeys to London Victoria take can cause some overcrowding on 2.8.14 At present, there are only a around 30 minutes and journeys the footway (see Section 4, OT1: limited number of cycle parking to London Bridge take around 40 Church Street and Crown Hill for facilities in Old Town and it is minutes. Other destinations with more information). considered there is scope for a direct trains from West Croydon significant number of additional include Epsom Downs and Sutton 2.8.20 Traffic signals (which fall parking stands for cyclists within to the south. West Croydon under the control of TfL) are set the area. is also a London Overground to provide priority to approaching Station. Destinations that can be trams throughout central Croydon 2.8.15 The tram-only section of reached directly via the London (including Old Town). Church Street prevents cyclists Overground include Whitechapel from travelling directly from and Dalston Kingsland. BUSES Church Street to Reeves Corner. 2.8.21 There are several bus stops located within and immediately RAIL TRAM adjacent to Old Town: High Street 2.8.16 It takes between 5-15 2.8.19 The Tramlink service runs to the east of Old Town (bus minutes to walk from the Old Town through the centre of Old Town. numbers 50,197,264, 60, 455, Masterplan study area to both Services to Therapia Lane and 468, 119, 412, N68, 60, 166, 312, West Croydon and East Croydon Wimbledon travel westwards 405, 407, 455, 466) and within rail stations. along Church Street and into Old Town Tamworth Road (bus Cairo New Road. Services to numbers 264, 157, 407, 410, 2.8.17 From East Croydon Station West Croydon (and then to 455), Reeves Corner (bus number journeys to Victoria take less Beckenham Junction, Elmers 264) and Drummond Road (bus than 20 minutes and journeys to End and New Addingon) also numbers 157, 407, 410, 455). London Bridge takes less than 15 travel westwards along Church minutes. Other destinations with Street and then eastwards along ROAD

Masterplan boundary

Figure 13: 2006 PTAL rating for the Croydon Opportunity Area of which Old Town is part of. A large part of the area has high accessibility, while all of Old Town has level 4 (good) or above level 28 Figure 14: Old Town’s existing vehicular movement network

29 2.8.22 Vehicular access in to the which is part of Transport for TfL’s spaces are in suitable locations, Old Town Masterplan study area London’s Road Network (TLRN) easy to access and of high quality, is constrained by Roman Way (a and which provides connections rather than seeking to increase dual carriageway) and within it by to Orpington, Sutton and the M25 parking levels. It also outlines one-way routes (see figure 14). (via the A23). options for the location of parking This makes it difficult to access for two potential future scenarios: key destinations in Old Town 2.8.27 Roman Way is a dual- One scenario where the retail core such as the Minster, Q-Park car carriageway road with a 40mph of Croydon Metropolitan Centre is park and Wandle Road car parks. speed limit. However, it is very redeveloped and one where this For example, it is not presently wide in places, for example 5/6 does not occur. Please see the possible to access the Q-Park car lanes by Reeves Corner. Despite Croydon OAPF for further details. park by entering Old Town from its 40mph speed limit, its elevated Roman Way into Reeves Corner. section, design and excessive 2.8.32 Signage to these car park is width in places, tend to give it the presently poor – in particular to the Reeves Corner and the Centrale feel of an “urban motorway”. This Q-Park Car Park and the Wandle Car Park has both a detrimental impact on Road Car Park. This poor signage, 2.8.23 Reeves Corner is a key the public realm (see OT21) and combined with difficulties of gateway into Old Town for may also encourage drivers to access resulting from the existing vehicles, in particular to the exceed the speed limit. one-way operation of many Centrale car park. Traffic enters streets in Old Town, may be part the Centrale car park via Tamworth PARKING of the reason why these car-parks Road and exits via Drummond 2.8.28 There are a number of off- currently have significant spare Road. Both of these streets are street car parks located in Old capacity at most times. one-way streets. Town as well as on-street parking (See information on access to the on many roads in the area. Centrale Car Park above). 2.8.24 During busy shopping periods, there are sometimes Off-Street Car Parks On-Street Car Parking lengthy traffic queues in Tamworth 2.8.29 The larger privately owned 2.8.33 The existing on-street parking Road caused by vehicles waiting off-street car parks are at the in Old Town is generally well-used, to enter the Centrale car park. This Centrale shopping centre, Q-Park with only limited spare capacity for can cause delays to both tram and in Charles Street and the NCP car much of the time. bus services in the area. park on Wandle Road.

2.8.25 The current location of the 2.8.30 Croydon Council also vehicular entrances and exit operates a number of smaller off ramps to the Centrale Car Park, street car parks: Wandle Road together with the presence of surface car park (the Croydon tram services and a tramstop on Council staff car-park during week Tamworth Road, preclude the day working hours), Jubilee Bridge conversion of Tamworth Road and car park and Ann’s Place car park Drummond Road from one-way to which has two sites on Drummond two-way operation at the present Road referred to in this document time. as Ann’s Place (West) and Ann’s Place (East). Dual Carriageways 2.8.26 The A236 Roman Way / Old 2.8.31 The Croydon Opportunity Town is part of London’s Strategic Area Planning Framework (OAPF) Road Network (SRN) and provides guidance identifies an over- direct connections to Mitcham provision of off-street parking and central London to the north. within the Croydon Metropolitan At its southern end, it links directly Centre. It sets out a policy of to the Croydon Flyover / A232 ensuring that off-street car parking Cycle route and Legible London signage by St John’s Memorial Garden 30 2.9 PROPERTY MARKET CONTEXT

RESIDENTIAL MARKET SECTORAL COMPOSITION OF in particular, by comparison to 2.9.1 There are three predominant BUSINESSES the West End, which has had types of residential stock in Old There are over 200 registered huge continuing investment, and Town. businesses in Old Town Bluewater, the large out of town • Rows of, predominantly small, supplemented by self–employed shopping centre near Dartford, that terraced houses in the south- and free-lancers (such as is a 40 minute drive from Croydon. west western and north-east market traders and sub tenants areas. There are about 325 of of workspace units), many of 2.9.6 The main retail offer for them and some are divided into whom will not be VAT registered Croydon is on North End and in apartments. There are about and therefore do not appear on the two shopping centres – the 50 of these terraced houses on Companies House data. Figure Whitgift Centre and Centrale – and near Frith Road. 15 illustrates the sectoral make which flank it. It is on the edge of • A zone of apartment buildings up of Old Town businesses, the Old Town, immediately to the on Scarbrook Road and Charles indicating a preponderance of north east and the occupiers are St, built in the 1990s. small independent businesses predominantly national multiples. • There is also some residential contrasting with the national They are, with the exception of accommodation above the multiple chains on and around some coffee shops and fast food shops on Church Street, Surrey North End. restaurants, predominantly shops. Street and Frith Road. It is a largely mono-use offer. • Apartment buildings built post- OFFICE MARKET 2000. They are mainly also in 2.9.4 A very small amount of 2.9.7 The Whitgift Centre was the the south of the area. Croydon’s Office stock is in the first covered shopping mall in the Old Town area and at least 50% of country and has been in need 2.9.2 At the time of writing overall, it is vacant. Some of this existing 1 bed flats within purpose built stock could be converted to blocks are reaching sale prices in residential accommodation. The the £150,000 - £180,000 range, largest office building in Old Town depending on size and quality. is Ryland House which is occupied £300 per square foot is the upper by BT. There are a couple of office end. Larger flats including 2 buildings close to High Street, bedroom units can reach between as well as the BT tower building, £190,000 and £280,000 again Ryland House. The main office depending on size and quality. buildings are: Prices are lower than the average • Green Dragon House, High High quality housing stock on Howley for London (£271,000 for all Street Road apartments) but higher than for the • Canius House, Scarbrook Road UK (£134,000 for all apartments). • Surrey House, Surrey Street Prices are currently rising in line • Albion House, Howard House with prices across London and the and Metropolitan House South East. (sandwiched between High Street and Surrey Street) 2.9.3 Stock is low, with limited • Crown House, Crown Hill amounts of property on the market. • Ryland House, Church Road The available property in the area • Church House Business Centre, is advertised to investors, so there Church Road. is evidence of development and investment opportunity in the area. RETAIL AND COMMERCIAL Demand from private buyers is LEISURE MARKET also strong, as is rental demand. 2.9.5 Croydon is the primary retail centre in the south of Greater London. Its popularity has been Church Road is the location of some of reducing as the offer has tired, Old Town’s office stock, Church House Business Centre (left side) and Ryland House in the distance 31 of a second substantial renewal 2.9.10 The character of the retail in ground floor to change from a retail for some time. The Croydon the Old Town area is, in summary: or leisure use or another customer Partnership (a partnership facing use would be a risk to the between Hammerson and • Church Street, Frith Road and integrity and, therefore, viability of Westfield retail businesses) has Keeley Road, having a mix the whole of the retail offer of Old been granted outline planning of reasonably large units and Town. permission and Conservation Area small units in close proximity Consent for the redevelopment of to the town centre, and a mix the Whitgift centre. If development of multiples and independents. goes ahead, this is likely to The retail offer is a mix of increase and revitalise the comparison and convenience, SECTOR % branded retail offer (especially in with some fashion. It is pre- Restaurants and Bars 13% the fashion sector) and expand the dominantly value-orientated. Community Activities 6% town centre leisure offer. • The area of High Street within Old Town is dominated by bars Retail trade 19% Professional Services (inc Real 2.9.8 and clubs orientated towards 6% In Croydon, as in all cities in Estate) Western Europe, there is a divide young adults. Legal, Financial, and Insurance 4% in the use of buildings between • Surrey Street is dominated by Activities areas that are dominated by the fruit and vegetable market Public Administration & 4% branded businesses and those and a mix of small independent Education that are dominated by independent shops and food & beverage Entertainment 3% businesses. The property in the businesses (which continue on Personal Services 2% areas dominated by branded Frith and Keeley Roads). Office Administration & 2% businesses is invariably owned • About 9% of shop units, Support Activities by large property companies and excluding those inside the Other / Unknown 39% financial institutions. The shop Grants entertainment complex Total units are typically larger. The and around Exchange Square, property in areas dominated by are vacant. It would be only Figure 15: Sectoral composition of independent businesses tends 6% if the four riot damaged businesses in Old Town. The high units at Reeves Corner are proportion of other / unknown businesses to be owned by individuals and is striking smaller companies and the excluded. There are four areas shop units tend to be smaller. where there are clusters of Businesses of similar type also vacant units, at Reeves Corner, tend to cluster together – as can Exchange Square, south east be seen in the Old Town with the Surrey Street and in Grants. group of pubs and clubs on High Street that are orientated towards 2.9.11 All three of the retail areas young adults. have a clear niche within the retail hierarchy of Croydon. Their have 2.9.9 Croydon Council’s statistics high footfall and low vacancy suggest that there is about 24,000 levels, suggest they are serving m² (c.265,000 ft²) of retail space in the community well. Despite the the Old Town area. The amount of long term changes to shopping unoccupied space has increased patterns that are resulting from substantially since 2009, mainly the growth of internet shopping, as a result of the inclusion of and the impact that the expected the units on Exchange Square new retail centre is likely to have, which were partially completed in the ground floors of all three retail 2008 but need substantial further areas are likely to have a distinct investment to make them ready for role and should remain in retail occupation. and leisure use. Allowing units at

32 2.10 PLANNING POLICY CONTEXT

2.10.1 There are a number of Development Strategy (2010) Corner - 104-12 (even) Church documents that provide the • Cultural Metropolis strategy Street and 1-5 Reeves Corner, planning policy and guidance (2010) (5th November 2011) context for the Old Town • London’s Downlands Area • East Croydon Masterplan Masterplan, as well as existing Framework (2012) interim planning guidance(2011) reports and documents that have • Mayor’s Transport Strategy • Fair Field Masterplan interim been referred to in preparing the (2010) planning guidance (2013) masterplan. These are as follows: • South London Sub-Regional • Mid Croydon Masterplan interim Transport Strategy (2013), TfL planning guidance (2012) NATIONAL • Transport for London (TfL) • West Croydon Masterplan SECTOR % • National Planning Policy Streetscape Guidance (2009) interim planning guidance Restaurants and Bars 13% Framework (2012) and the • Transport for London (TfL) - (2011) Community Activities 6% National Planning Practice Making London a Walkable City • Shopfronts and Signs SPG and Guidance. (2004) addendum, (1996) Croydon Retail trade 19% • English Heritage and CABE • Housing Supplementary Council Professional Services (inc Real 6% - Guidance on tall buildings Planning Guidance (November • We are Croydon this is our Estate) vision (2010) Legal, Financial, and Insurance (2007) 2011) 4% Activities • By Design: Urban Design in • London Borough of Croydon’s Public Administration & the Planning System - Towards LOCAL Community Strategy 2010 4% Education Better Practice (2000) • Croydon Local Plan: Strategic - 2015 Entertainment 3% • Urban Design Compendium Policies (2013) • London Borough of Croydon Personal Services 2% 1, Llewelyn Davies Yeang in • Croydon Replacement Unitary Infrastructure Delivery Plan Office Administration & association with Alan Baxter Development Plan: The (2013) 2% Support Activities and Associates (2000) Croydon Plan (2006). Saved • Croydon Local Plan Evidence Other / Unknown 39% • Urban Design Compendium 2 policies 2013 only by Topic” available at: http:// www.croydon.gov.uk/plannin- Total (2007) • South London Waste Plan • Manual for Streets (2007) (2012) gandregeneration/framework/ • Department for Transport, • Croydon Local Plan Detailed lpevidence/ Pedestrian Guardrailing, Local Policies (Preferred and Transport Note 2/09, April 2009 Alternative Options) 2013 TECHNICAL APPENDIX • English Heritage - Streets for All • Croydon Opportunity Area FURTHER EVIDENCE AND (2004) Planning Framework SPD JUSTIFICATION • English Heritage - (2012) (see summary of the key • Croydon Town Centre Understanding Place: information for Old Town in the Opportunity Area Planning Conservation Area Designation, OAPF, below) Framework, Adopted 2013 Appraisal and Management • Conservation Area General (2011) Guidance SPD (2013) • English Heritage - The Setting • Draft Croydon Minster of Heritage Assets (2011) Conservation Area Appraisal and Management Plan LONDONWIDE SPD, Draft Church Street • The London Plan (2011) Conservation Area Appraisal • All London Green Grid SPG and Management Plan, Draft (2012) Central Croydon Conservation • Accessible London: Achieving Area Appraisal and an Inclusive Environment SPG Management Plan (2004) • Croydon Public Realm Design • Shaping Neighbourhoods: Guide (2012) Children and Young People’s • Croydon Economic Play and Informal Recreation Development Plan 2013-18 SPG (2012) (2013) • Mayor’s Economic • Planning Brief-Site: Reeves

33 2.11 THE CROYDON OPPORTUNITY AREA PLANNING FRAMEWORK

SUMMARY OF THE KEY new homes in Old Town INFORMATION FOR OLD TOWN and the probability of their 2.10.2 The Croydon OAPF development. Supplementary Planning • Old Town is a suitable location Document (SPD) demonstrates for family housing and there is that Croydon Opportunity Area a broad requirement for 45% of has the capacity for 7,300 homes new housing to have 3 or more and 17,000 new residents and bedrooms. sets a series of other spatial • Either conversion and/or objectives, including the renewal redevelopment of surplus of the Retail Core character area. offices to other uses is It describes the improvements to supported because New Town the public realm, transport and is considered the most viable infrastructure that need to take and appropriate location for place to accommodate this growth good quality office space, and increase the attractiveness mainly due to its proximity to of Croydon Opportunity Area East Croydon Station. for people who live in, work in • There is over-capacity of and visit the area. The OAPF off-street public car parking also provides planning guidance spaces in Old Town and thus regarding a series of defined the potential to reduce car character areas within Croydon parking provision. Opportunity Area. 2.10.4 It should be noted that this 2.10.3 Key observations and is summary information from guidance provided for Old Town the OAPF only and that for a full are: understanding of the guidance set • Old Town is a characterful area out in the OAPF, including other that has many heritage assets guidance that relates to the Old and an existing pattern of well- Town area specifically, please refer defined streets and spaces of to the OAPF itself, which should a human scale that should be be understood in its entirety. preserved and respected by future infill development • Improving the pedestrian and cycling route along Drummond Road which links Croydon Minster and North End is a priority to improve permeability and the attractiveness of the area. • Mixed uses are encouraged to increase activity and natural surveillance during the evenings and thus increase safety and the perception of safety in the area. • Old Town has the capacity to accommodate approximately 400 new homes in the long term. The Technical Appendix outlines potential sites for

34 2.11 PUBLIC ENGAGEMENT

2.11.1 To provide a viable masterplan that reflects the aspirations of the local community it has been crucial for the masterplan to be informed by local people who know Old Town well and understand its characteristics and issues. The Draft Masterplan has therefore been developed through a detailed process of stakeholder and public engagement which is described below.

UNDERSTANDING OLD TOWN 2.11.2 In March 2012, preliminary engagement work was done Workshop session with members of the public at Matthews Yard to support the funding bid to the Greater London Authority (GLA) to produce a masterplan. An engagement exercise was conducted on the streets of Old Town over a period of four days. Local people were asked about their opinions of Old Town – what they value about it and what they would do to improve the area if they were The Mayor of Croydon? Over 100 people contributed their views.

PUBLIC MEETING 2.11.3 In October 2012 – after funding for the Old Town Understanding Old Town event (March 2012) Ideas from the March 2013 workshop Masterplan had been granted from the Greater London Authority – a public meeting was held in the Minster church hall to introduce local people to the project. Letters were sent to every address in the Old Town Masterplan study area to inform residents about the meeting and the masterplan. The meeting was also promoted in the local press. 110 people attended the meeting and 120 people registered to be on a contact list to be notified about future events and the progress of the Old Town Masterplan

Workshop sessions with members of the public at Matthews Yard (March 2013)

35 IDEAS WORKSHOP community use. MEMORIES OF OLD TOWN 2.11.4 An Ideas Workshop was held • Roman Way acts as a barrier 2.11.6 In March 2013 the on the evening of 26 March 2013 in the area for pedestrians masterplannig team met at Matthews Yard in Exchange and cyclists and a strategy to with residents of Elis David Square. The workshop was improve crossing facilities and Almshouses, who had lived attended by around 55 people change the character of this in Old Town for many years who live, work and/or shop in Old road would be welcomed. and witnessed many changes. Town. The workshop was open • It is currently difficult to access Residents who participated to all and advertised by Croydon Old Town by car from Roman Council and via local social media. Way, due to the confusing one- way system and this should be 2.11.5 The workshop was an addressed. opportunity for people to contribute to the Draft Masterplan as local experts at an early stage in the process. Useful information was collected about buildings, streets, public spaces and movement in Old Town. Priorities, issues and opportunities for the future were identified, and used to inform the emerging ideas for the Old Town Draft Masterplan.

THE KEY MESSAGES WERE: • The Surrey Street Pumping Station in Exchange Square is Ideas from the Ideas Workshop Stakeholder Project Board members the number one priority building to be brought back into use. • A better entrance to Old Town CONNECTION is needed from Crown Hill. PERMEABLE ACCESS • Surrey Street Market is a key CREATIVITY GATEWAY LEGIBLE asset that should be more of a GREEN SPECIAL CLEAN CONNECTED CONNECTION REPAIR HERITAGE SPECIAL draw for residents and visitors. BOUTIQUE INVITING TRADITIONAL GATEWAY CONNECTED FAMILIAR UNIQUE • Croydon Minster is a key asset RESTORE CHARACTER NAVIGABLE QUALITY KNOWN ACCESS INTERESTING SMART though public safety issues WELL LIT SENSORY IMPROVE SAFETY ONE-OF-A-KIND UNCLUTTERED need to be addressed in the ATTRACTIVE NEW ACTIVITY LOVED DISTINCTIVE surrounding area, the visual BUSTLING NEW CONNECTIONS DIVERSE FRIENDLY setting enhanced, access to CLEAN HISTORIC BOUTIQUE ACCESSIBLE the St John’s Memorial Garden PLEASANT CATALYST HIDDEN NEW ACTIVITY LOVED WARM improved and facilities such TRENDY ARTY JOYFUL IMPROVE SAFETY REPAIR HERITAGE INVITING as a cafe and children’s play WELL - LIT SAFE provided. ACCESSIBLE

• Old Town needs a better SOFTEN connection to North End via ACCESSIBLE Centrale and Drummond Road. REDEVELOP

• Reeves Corner should be PERMEABLE brought back to life by repairing the fire damaged shops on Church Street, creating an attractive space, and providing Figure 16: A ‘wordle’ produced to represent the comments made regarding aspirations new buildings that could have a for Old Town’s character. The larger the word, the greater the number of times it was mentioned by groups at the workshop on their sheets.

36 ranged in age from 75 to 101 • Promote the history of Old Masterplan. The Masterplan and discussed how the area had Town is based on a brief that was changed in the past 50 years. • Concern about St John’s written collaboratively with the Memorial Garden and the Old Town Stakeholder Project 2.11.7 The sessions were important setting of the Minster Board made up of key partners in helping to understand how • Improve the appearance of and landowners, public sector Old Town has changed, and in Exchange Square organisations and private sector ensuring that the Draft Masterplan • Night-time safety was a landowners that will play a critical proposals for Old Town’s future concern for many residents role in delivery of the masterplan. are informed by its history. • Opportunities for shared space They are: and de-cluttering of streets • Croydon Council KEY MESSAGES • A concern about the condition • BT • Participants remembered the of upper floors of the buildings • Church House Business Centre ease with which they used to in Church Street • Clowater cycle around Croydon and • Croydon Minster further afield, with many cycling STAKEHOLDER PROJECT • Croydon Old Town Business to work in other areas of south BOARD Association London. 2.11.9 An extended conversation • Durkan • Participants remembered with key stakeholders was also • English Heritage Surrey Street market during crucial in shaping the Old Town • Greater London Authority the inter-war period as a place to meet friends and for entertainment rather than to only buy groceries. Live music and performances took place, and a greater variety of produce was on offer. • Participants remembered people visiting Old Town and the town centre in general because of the entertainment offer - many cinemas, theatres, dance halls and pubs.

MID-CROYDON CONSERVATION AREA ADVISORY PANEL The Old Town Masterplan Stakeholder Project Board 2.11.8 The masterplan project team met with the Mid-Croydon Conservation Area Advisory Panel during the research and analysis stage of the project, in order to draw on their understanding of the historic environment in the local area and their identified priorities for Old Town in the future.

The key messages that emerged from this meeting generally aligned with those from the wider public consultation exercises. They included;

Elis David Almshouse residents

37 • The House of Reeves • Q-Park • Portas Town Team • Rosepride • TfL • The Whitgift Foundation

2.11.10 The Stakeholder Project Board also reviewed, guided and signed-off the Draft Masterplan as it developed, ensuring the final masterplan is delivery focused and has their buy-in.

EMERGING IDEAS EXHIBITION 2.11.11 An Emerging Ideas Exhibition was held for two weeks from 20th June to 4th July Members of the public at the Emerging Ideas Exhibition, June 2013 at Matthews Yard in Exchange Square. The exhibition was staffed on the evening of the 20th and also during the day on Saturday 22nd June. During these times approximately 120 people visited the exhibition to review the proposals and provide feedback.

2.11.12 Feedback on the exhibition and the emerging masterplan was positive and useful both during the staffed sessions and in the detailed responses provided on the feedback questionnaires. 35 feedback forms were received.

2.11.13 Formal consultation on the Old Town Masterplan is took place during spring 2014 over a six week period in February and March in accordance with the Council’s adopted Statement of Community Involvement and Town and Country Planning (Local Planning) (England) Regulations 2012.

Formal representations were received on the Draft Masterplan and some minor amendments have been made to the Masterplan as a result of the comments Members of the public at the Emerging Ideas Exhibition, June 2013 received .

38 Croydon Minster

39 3.0 THE MASTERPLAN

40 3.1 THE OLD TOWN MASTERPLAN

GENERAL Surrey Street Pumping Station as commercial streets and their 3.1.1 The historic environment will be restored for cultural and aesthetic appeal to shoppers. of Old Town has many existing leisure use and, along with the Building frontages and shopfronts strengths which will be enhanced surrounding Exchange Square, will be improved. New seating further through delivery of the it will be a prominent cultural in Surrey Street Market area will masterplan. The realisation of the destination in Croydon. Public encourage the lunchtime offer to recommendations and proposals access to the building will be grow and Surrey Street’s role as of the Old Town Masterplan will maximized to enable as many a heritage asset and catalyst for help transform Old Town from people as possible to enjoy it. regeneration will be promoted. being a place that, despite its many qualities, is under-used, REEVES CORNER ROMAN WAY fragmented and car dominated; in 3.1.4 Reeves Corner – a key 3.1.7 The masterplan sees to a distinct, attractive and legible gateway in to Old Town - is a the character of Roman Way destination for living, culture, focus for regeneration. A new transformed. It will be converted leisure, shopping and relaxing. high quality development will be from an unattractive dual The setting of Old Town’s historic constructed on the site where carriageway that encourages buildings will be significantly buildings were previously located, fast driving and is a physical enhanced by improving the public which could accommodate retail barrier to pedestrian and cyclist spaces, streets and buildings and/or residential uses. The road movement; to an attractive street around them. All of Old town will layout will be reconfigured and a that is a pedestrian and cyclist become an area that is a pleasure new pedestrianised area created friendly environment with new and to walk and cycle around. The on the section of Church Street upgraded crossing points. This will Minster Quarter, Reeves Corner, in between the island site and make it much easier and attractive Surrey Street Market and the 105 - 109 Church Street. This to access Wandle Park from Surrey Street Pumping Station will will enhance the setting of new Croydon town centre and provide be heritage anchors for Old Town’s development on Reeves Corner a fitting setting to the Minster. success. and improve pedestrian and cycling connections between STREETS PUBLIC SPACES Reeves Corner and the rest of Old 3.1.8 The masterplan sets out how 3.1.2 The masterplan sees Old Town and the wider Opportunity to provide a high quality public Town’s three key public spaces - Area. realm treatment to the streets of Minster Green, St John’s Memorial Old Town that complements and Garden and Exchange Square MINSTER QUARTER strengthens the historic character become popular, safe, bespoke, 3.1.5 The Minster and Old Palace of the area and helps unify the attractive and robustly designed will be given respect and built environment. Additional tree destinations; frequently visited prominence as important national planting and other greenery will by residents and visitors. Café heritage assets. A consistent be a simple way to soften the facilities will be integrated in public realm treatment will also be built environment and provide to all of these public spaces to provided for the Minster Quarter, important visual amenity. increase their appeal. Minster as a means of strengthening Green will be reconfigured so that the identity of this area and INFILL FOR RESIDENTIAL the green space in the area is highlighting the close relationship 3.1.9 The Old Town Masterplan consolidated and it is surrounded between The Minster and Old highlights key infill sites for by active frontages and attractive Palace School. redevelopment that currently development. These spaces will fragment the urban fabric. New enhance the setting of adjacent COMMERCIAL STREETS development will knit back historic buildings. 3.1.6 The commercial streets of together the urban fabric of Old Old Town - Church Street, Surrey Town and complement the historic SURREY STREET PUMPING Street, Frith Road and Keeley environment by providing more STATION Road - will be given an attractive consistency of active frontages, 3.1.3 The impressive but currently public realm treatment to scale, massing and building lines. unoccupied spaces of the strengthen their collective identity Examples of such sites are the

41 Ann’s Place car parks and Cairo study area. It then provides an New Road. Increasing the quantity overview of the recommended of residential accommodation in phasing of improvements to the area will have the additional Old Town. Section 4 contains benefits of raising activity levels more detailed guidance on a at all times of day which will help number of components that are the area feel safer after the shops individual sites within the Old close; and increasing the market Town Masterplan study area. It for retail, cultural and leisure is important to note that not all facilities in the area. opportunity sites within the Old Town Masterplan study area are HIGH QUALITY DESIGN included in Section 4. Section 3.1.10 The Old Town Masterplan 5 looks at the Next Steps for highlights that paying attention to delivery including projects that are small scale development as well already underway. as large scale development is important because cumulatively small scale developments in Old Town will have a substantial impact on its character and visual appearance. The provision in the masterplan of clear development parameters as guidance for all future development will ensure that all new architecture is of the highest quality and sympathetic to the historic context of Old Town.

MOVEMENT 3.1.11 Vehicular access in to the centre of Old Town from Roman Way will be improved to increase the legibility of the area for visitors. The inclusion of a number contraflow cycle routes on one-way streets will greatly enhance access around Old Town for cyclists. Key contra-flow routes along Drummond Road and Frith Road will provide key west-east and south-north routes respectively that are currently lacking.

HOW TO READ SECTIONS 3-5 3.1.12 The remainder of section 3 provides general guidance for the design of the public realm, future development and enhancement to movement around Old Town which applies to all sites within the Old Town Masterplan Croydon Minster

42 Figure 17: The Old Town illustrative and indicative Masterplan

43 3.2 PUBLIC REALM PARAMETERS

3.2.1 This guidance supplements 3.2.8 Public realm materials should spaces to increase overlooking the generic guidance for the be consistent across individual and safety. design of the public realm in character areas (see section Croydon provided in the Croydon 2.5) and potentially wider areas 3.2.15 The openness of existing Public Realm Design Guide to help unify the historic and green spaces should be (2012), with specific public contemporary urban fabric in retained so that they are flexible realm guidance for the Old Town Old Town and reduce a cluttered to accommodate different Masterplan study area. appearance. community activities.

3.2.2 This guidance should also PUBLIC SPACES AND STREETS 3.2.16 Where pedestrian routes run be read in conjunction with The 3.2.9 Below broad guidance is through green spaces they should Croydon Local Plan: Strategic provided for a number of different be well lit to increase visibility and Policies (2013) and the Croydon typologies of public spaces and safety. Opportunity Area Planning streets. Some streets or spaces Framework. may span more than one typology. 3.2.17 Trees and bushes in the spaces should be carefully 3.2.3 The detail of most of the PUBLIC SPACES managed and trimmed, to ensure following public realm specific 3.2.10 As the population of the light, safe spaces in the area and a proposals is provided in the Croydon Opportunity Area grows comfortable environment. relevant Components in Section 4. there will be more need for high (Please see ‘OT’ references within quality public spaces on Old 3.2.18 It is proposed that St John’s the text). Town’s from visitors and residents, Memorial Garden (North) is particularly those residents living renamed Minster Green. See OT18 GENERAL in flatted accommodation with for further information. 3.2.4 The public realm in Old Town minimal private amenity space. should provide visual amenity Access to green space outside of that enhances the setting of its 3.2.11 Additional seating should be the study area heritage assets and increases the supplied in all public spaces to 3.2.19 Connections to the nearby attractiveness of the streets. This encourage people to spend time green spaces of Wandle Park, is likely to encourage more people in them (see Seating below). Duppas Hill and Queen’s Gardens to visit the area and walk and should be improved. See cycle around it. Green spaces in the old town Movement Parameters Section 3.4 masterplan study area for further information. 3.2.5 All street furniture, play 3.2.12 Because Old Town has a facilities and public art should be deficiency of green space, existing Hard landscaped spaces designed and located so as they green space should be retained 3.2.20 The masterplan proposes sustain and enhance the public and improved. enhancing existing hard realm and heritage assets. landscaping at: 3.2.13 New publicly accessible • Exchange Square, as the 3.2.6 Local artists and craftspeople green space should be considered setting for the Surrey Street should be involved in the design as part of new developments. Pumping Station and the most development of the public realm sizable hard landscaped open where possible to help create 3.2.14 The sense of enclosure of space in Old Town (See OT4). a distinctive environment and green spaces should be improved • The area around the Minster, celebrate local talent. with landscaped boundary as the setting for this high treatments or development with profile heritage asset (see 3.2.7 MATERIAL AND FURNITURE active frontages to help separate OT18) PALETTE the green spaces from the hostile • Reeves Corner, where a new The material palette for the public environment of the neighbouring public space can be created realm should respond to and Roman Way. Development facing by closing a small section of reinforce the historic environment green spaces should have active Church Street (OT10) in Old Town and help to create a frontages facing on to the green • Crown Hill, where the ‘sense of place’.

44 Keeley Keeley

Road Road

Tamworth Tamworth Road Road Frith Frith

Road Road

DrummondDrummond

Corner Way Corner Way Crown Crown Hill Reeves Hill Reeves Church Church Street Roman Street Roman

Road Road

Street Street

Roman Surrey Roman Surrey Church Church Church Church Street Rd Rd Street

Croydon MinsterCroydon Minster

Street

Street Church Church Road Road

High

Square Square Road Road Palace Palace Exchange Exchange

Old Old

Road Howley HowleyRoad

Road CranmerCranmer Road

Old Old

Figure 18: Town Town

Road Old Town'sOld Town's Public Public Realm Realm FawcettFawcett Road Road Road

ResidentialResidential Streets Streets Scarbrook Scarbrook

CommercialCommercial Streets Streets

Yards andYards Passages and Passages

UnderpassesUnderpasses

Green GreenSpace Space

Hard LandscapedHard Landscaped Space Space

Dual CarriagewayDual Carriageway

JunctionsJunctions where whereImprovements Improvements are Proposed are Proposed AdamsAdams & Sutherland & Sutherland CroydonCroydon Old Town Old Town 31.01 .201431.01.2014 45 generous footway width softened with tree planting and 3.2.37 Materials should be robust to on the southern side of the other soft landscaping. withstand high footfall levels. (See street provides space for tree OT1, OT2 and OT3). planting, seating and/or public 3.2.29 There should be a greater activities, to help signify the number of pedestrian and cycling Junctions and Thresholds entrance to Old Town. crossing points to improve 3.2.38 Junctions should be pedestrian and cycle access designed to create a more legible, 3.2.21 Spaces should retain their across the streets. walkable and cycle-friendly openness for flexible use. environment. 3.2.30 Subways and guard railings 3.2.22 Spaces should include should be removed wherever 3.2.39 ‘Threshold features’ should tree planting, where suitable, possible in line with Department be located at key entrance points to provide visual amenity and of Transport guidance (see section to Old Town. They will help create shading. 2.10 Policy Context). an attractive and welcoming environment as well as landmarks 3.2.23 Robust and high quality 3.2.31 In the longer term, if possible, to improve legibility. materials should be used to reflect dual carriageway roads should be the importance of these spaces narrowed to give greater space for 3.2.40 A ‘threshold feature’ might within Old Town for public activity. pedestrians and cyclists. be public art, lighting in trees, (See also Movement Parameters an archway, totem poles and/ 3.2.24 Squares and other 3.4 and OT21: Roman Way). or a change of street-surfacing hard spaces should balance material to draw the attention of maintaining site lines and natural Residential streets passers-by. surveillance with creating a sense 3.2.32 Street trees should be of enclosure to define the spaces. included in all residential streets 3.2.41 The key entrance points in to A sense of enclosure can be where possible because of their Old Town are: created by active ground floor amenity value. • The junction between Reeves frontages. Corner and Roman Way (OT10 3.2.33 Where existing buildings + OT14) 3.2.25 Spaces should be lit do not have active frontages at • The junction between the High sufficiently to support evening a ground floor level, the street Street and Crown Hill (OT1) activities. environment should be improved • The junction between North through soft landscaping. End and Drummond Road 3.2.26 Management and (See also Movement Context 2.8) (OT12) (slightly outside the Old maintenance of hard landscaped Town Masterplan study area) spaces is considered a priority. It Commercial streets should be amalgamated into plans 3.2.34 Interventions should seek to 3.2.42 Threshold features should for improved spaces wherever rationalise street furniture along also be located at both ends possible. retail streets that is a barriers to of Surrey Street to signal the pedestrian movement. entrances to Surrey Street Market STREETS (OT2). 3.2.35 Surfacing and other materials Street surfacing should be consistent between 3.2.43 Creative lighting should be 3.2.27 On individual streets, street commercial streets to help visually introduced to mature trees at the surfacing materials should unify them and thereby improve green space to the west of Reeves be consistent where possible the legibility of the area. Corner to mark the threshold in to to help unify the historic and Old Town and create a landmark. contemporary development in Old 3.2.36 Footways should be widened (See OT14). Town (see Material Palette below). where possible to accommodate pedestrians, taking account of Yards and passageways Dual carriageway loading bay requirements. 3.2.44 Old Town includes several of 3.2.28 Dual carriageways should be historic yards and passageways

46 that contribute towards the character of Old Town. Their surfacing should be of the same high quality as other streets in Old Town and they should be well lit to increase safety.

3.2.45 Privately owned service yards where public access is not intended should be gated with attractive gates that respect the character of Old Town. An example of such a space is the market storage space between Fellmongers Yard and Overtons Yard (see OT8). Creative lighting for pedestrian tunnels in Lantern lighting at an underpass in Birmingham, Bankside UK Subways and Underpasses 3.2.46 Old Town has several subwaysOld Town's andPublic and underpasses Green Spaces underneath the A232 and A236. New or improved green spaces They are often dark, drab and uninvitingPrivate environments existing green spaces that feel unsafe because they have poor Frith Road Road natural surveillance.Existing significant mature trees The other Drummond disadvantageNew trees of subways and Proposed new or improved hard landscaped spaces underpasses is that they require Way

Hill Crown intensive maintenance, including Roman REEVES CORNER cleansing regimes and lighting Church St replacements. Street

Church Surrey 3.2.47 Creative lighting and painting Church Street should be used to improve the Minster Setting Rd visual appearance of these Croydon Minster subways and underpasses.

SQUARE

EXCHANGE 3.2.48 Subways under roads should Palace Road Old Pumping Station be removed where possible Water andPotential replaced Routes with at grade crossings that have better natural Routes connecting green space and areas of activity Howley Road surveillance, provide more direct routes acrossPedestrian only roads routes and are easier to maintain (see OT21). Busy shopping streets Cranmer Road Figure 19: SEATINGPublic realm improvements to Dual Carriageway Old Town's Public and Green Spaces Adams & Sutherland 3.2.49 Additional seating should be Croydon Old Town 31.01.2014 provided on commercial streets New or improved green spaces and within public spaces to encourage people to consume Private existing green spaces refreshments outside, to provide Frith Road Road resting points and to allow people Existing significant mature trees Drummond New trees

Proposed new or improved hard landscaped spaces

Way

Hill Crown 47 Roman REEVES CORNER

Church St

Street

Church Surrey

Church Street Minster Setting Rd

Croydon Minster

SQUARE

EXCHANGE

Palace Road

Old Pumping Station Water

Potential Routes

Routes connecting green space and areas of activity Howley Road

Pedestrian only routes

Busy shopping streets Cranmer Road

Public realm improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014 to stop and appreciate the historic PLAY SPACES • Exchange Square buildings in Old Town. 3.2.58 Old Town has limited • A new space at Reeves opportunities for additional Corner 3.2.50 Seating is encouraged in play space so provision would particular close to Surrey Street need to be made within the 3.2.61 At these points a range of Market to support the lunchtime development sites as a priority. modest or more significant play food offer (see OT2). interventions can take place 3.2.59 Should this not be amongst existing and proposed 3.2.51 The use of temporary seating possible, the Croydon OAPF landscaped spaces. These could in public spaces could be a way suggests that play space be include: of testing the popularity of seating pooled off-site in existing and • Surface treatment: Addition of whilst maintaining flexibility of use new spaces. Within Old Town, graphics, routes, hopscotch of space for times when seating is the areas around the Minster markings. not required. and Exchange Square are • Play and street furniture: identified for this purpose. A Integration of play and street SOFT LANDSCAPING AND potential new public space furniture or seating which also BIODIVERSITY at Reeves Corner could also provide playful qualities, for 3.2.52 Vegetation should be provide informal play space in example chess tables or table maximised throughout the Old the area. Any play facilities at tennis. Town area. Exchange Square and Reeves • Open play space: Larger Corner should be informal and areas of play alongside 3.2.53 The protection and avoid limiting the use of these pedestrian areas or within enhancement of biodiversity public spaces. identified open spaces. should be considered in the design of the public realm, 3.2.60 Four spaces for incidental PUBLIC ART development and temporary uses play spaces are suggested to 3.2.62 Public art should be for sites. help address this need and to encouraged across Old Town and help populate and animate Old could reflect and celebrate STREET TREES Town’s sometimes quiet streets. the rich heritage of the area. One 3.2.54 New street trees in Old Town way of achieving this could be are encouraged where there is the These are located at: by representing the waterways of capacity for them. • The renamed Minster Green the River Wandle, which flowed • St John’s Memorial Garden through the area before they were 3.2.56 The following streets have culverted. a low number of street trees and would benefit significantly from additional trees: Drummond Road, Tamworth Road, Cairo New Road, Howley Road, Old Palace Road and Church Street (see OT16, OT26, OT24 and OT1).

3.2.57 Trees must not make contact with the tramlines for safety. However, emphasis should be placed on identifying suitable locations for trees on streets upon which the trams run, at a reasonable distance from the tramlines. This will help ameliorate the detrimental visual impact of tram infrastructure. Uncluttered public realm, new street trees and portrait bench on Charles Street, Croydon

48 3.2.63 Artworks could be embedded into surface treatment, street furniture, play objects/equipment/ spaces.

3.2.64 High quality graphic design could be included as part of a public art strategy for creative route markings between key destinations to help promote the historic environment of Old Town.

STREET LIGHTING AND CREATIVE LIGHTING 3.2.65 Lighting has been identified as being particularly important in Examples of informal play space in Barking Example of incidental play equipment at pedestrian areas currently town centre (Muf Architecture/Art) Kings Cross, London considered unappealing or unsafe to walk through and at the setting of important historic buildings. This includes the yards and passageways in Old Town and the area by the Minster and Drummond Road car park.

3.2.66 Creative lighting is proposed to enhance visual amenity at the following places: • The Minster • Surrey Street Pumping Station in Exchange Square Shouwburgplein (Theatre Square), Black Maria gathering space at Central St • The underpasses at Cairo New Rotterdam, Holland. Seating plays an martin’s College, Kings Cross Road, Jubilee Bridge, Centrale important role in public spaces and Wandle Road • The group of trees between Reeves Corner and the Jubilee Bridge

3.2.67 Creative lighting that is located within or adjacent to sites of heritage assets should be robust, discrete and used to highlight architectural qualities.

3.2.68 More dramatic lighting could be used on a temporary basis to add dramatic focus as is illustrated in the photographs on this page. However, its permanent use is discouraged as this would alter the character of the heritage Performance space and creative lighting in an historic setting at Norwich

49 assets in the Old Town Masterplan EVENTS AND ACTIVITIES study area. 3.2.76 Events and temporary 3.2.78 Creative lighting strategies activities have the potential to should be explored to support 3.2.69 Where historic light columns make a valuable contribution to events. exist, these should be retained Old Town street life. Meanwhile and refurbished where possible. uses will be encouraged on 3.2.79 Access to electricity will be (See also ‘Safety and Security’ sites awaiting development (see required for most events which below) Section 3.6 for more information should be considered when on Meanwhile and Temporary landscaping works are undertaken INTERPRETATION BOARDS uses). in these areas. 3.2.70 Interpretation boards which provide information about 3.2.77 A range of interventions historic buildings and the historic should be explored for the environment could be place in creation of flexible, temporary key historic locations such as at performance spaces in Old Town the top of Crown Hill and outside which should make use of the Croydon Minster. They should be striking backdrops afforded by sensitively designed and could the Minster and Surrey Street form part of a ‘heritage trail’ Pumping Station. publicised with a leaflet.

SAFETY AND SECURITY 3.2.71 Public realm designs and proposals should all contribute to safety and the perception of safety in Old Town.

3.2.72 Areas close to the nightlife cluster on the High Street should be particularly well lit to increase the safety of walking routes.

3.2.73 Creating well-lit streets and encouraging activity and natural surveillance is prioritised over the introduction of CCTV in the area Creative lighting to improve a sense of safety at an underpass in Birmingham, Alabama because this will result in a more attractive environment.

3.2.74 Natural surveillance should be increased for currently poorly lit pedestrian passageways and underpasses with additional lighting. Surrounding areas should also be well lit (see OT8, OT12 and OT21).

3.2.75 Soft landscaping should be maintained and trimmed regularly to prevent dark areas which are not sufficiently overlooked.

Sensitive lighting celebrating Southwark Cathedral

50 North

North

Frith Frith Road Road Road End North Road End Frith Drummond Road

Drummond End Road

Hill Crown Street REEVES CORNER Drummond George

Church

Way St Hill Crown Street Street Roman REEVES CORNER George

Surrey

Church Church Church Minster Setting Street Hill Rd Crown Street Way St REEVES CORNER George Street

Croydon Minster High Street Church Roman

SQUARE Way St Surrey EXCHANGE Church Palace Road

Old Church Street Street Minster Setting Roman Rd

Pumping Station Surrey Water Street Church Howley Road Croydon MinsterChurch Minster Setting Street High Rd Street

Charles Road SQUARE Cranmer Street

Croydon Minster EXCHANGE

Palace Road High

Church Old Fawcett Road

Rd SQUARE

EXCHANGE Pumping Station Palace Road Water

Old Road Salam Howley

Creative Lighting Place

Flyover Street Proposed new or improved Pumping Station areas of activity Croydon Water

Existing underpass routes to be Charles improved Howley Road Cranmer Road

Potential Routes

Routes connecting green Street space and areas of activity

Church Pedestrian only routes Fawcett Road Charles Busy shopping streets Road Cranmer Rd

Improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014

Church Figure 20: Fawcett Road

Rd Salam

Creative Lighting Place

Flyover Proposed new or improved areas of activity Croydon Existing underpass routes to be Salam improved

Creative Lighting Place Potential Routes

Flyover Proposed new or improved Routes connecting green areas of activity space and areas of activity Croydon Pedestrian only routes Existing underpass routes to be improved Busy shopping streets Potential Routes Improvements to Dual Carriageway Adams & Sutherland Routes connecting green 51 space and areas of activity Croydon Old Town 31.01.2014

Pedestrian only routes

Busy shopping streets

Improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014 3.3 DEVELOPMENT PARAMETERS

3.3.1 This section outlines guidance parameters should also be read in of roof forms. The streets of parameters for development in conjunction with the Conservation Old Town are predominantly Old Town at two levels. Firstly, Area General Guidance SPD characterised by a fine grain general parameters guidance (2013). Please see the CAAMPs with a variety of scale that relating to all development types. and the CAGG for guidance on enlivens the streetscape. Secondly detailed parameters alterations to historic buildings – Any new development guidance related to the four such as replacement windows and should, therefore, seek to key development typologies extensions. reflect the existing patterns that will form the basis of of development through the potential development within 3.3.4 The Old Town Masterplan use of narrow plot frontages Old Town – Infill, Flyover Edge, conforms to and supplements the and the continuation of Refurbishment and Re-use, development policies set out in established building lines. and Temporary Structures. The the London Plan, Croydon Local Modern buildings that have following development parameters Plan and saved UDP policies not recognised this grain have apply to all future development (2013). These documents should had a detrimental effect on opportunities within the Old Town also be read in conjunction the area, such as the bulky Masterplan study area, not only with the Old Town Masterplan renovation at 14 High Street the opportunities outlined in The guidance. (Grants complex). Components (Section 4). • Pre-existing building plots 3.3.5 Developments in Old Town will should not be merged in new 3.3.2 Old Town is both distinctive be subject to the planning process developments where this and sensitive to change due to and will benefit from discussions impacts on the scale and its rich historic fabric. Any new with the planning service at pre- grain of buildings and their development must enhance the application and application stage. frontages. appearance and setting of existing • Buildings should not be set heritage assets, which includes PARAMETERS GUIDANCE FOR back from the established individual buildings as well as ALL DEVELOPMENTS building line. Ramps or other the fine grain street patterns and access features should be fully building plots. CHARACTER integrated within the building 3.3.6 All new development should envelope. 3.3.3 The Old Town Masterplan contribute to, reinforce and • Building layouts should area includes the Croydon repair the historic character of reinforce the clear hierarchy Minster, Church Street and Central Old Town. The detailed analysis between street fronts and the Croydon Conservation Areas (see of the special character of the backs of blocks. Therefore, Figure 4). The Conservation Area Conservation Areas that cover Old main entrances to buildings Appraisals and Management Plan Town available in the draft CAAMP should be on the street front, (CAAMPs) documents for all three SPDs, includes identification of at street level, supplemented conservation areas are scheduled buildings which make a positive by secondary back doors to to be adopted by Croydon Council or neutral contribution to the area, parking or service areas if as Supplementary Planning and those which detract from the required. Documents and would have special character (see appendix). • The prevailing range of weight in the planning process as These assessments should be building scale within Old Town Material Considerations in addition taken as guidance regarding the is two-three stories. Some to the development parameters appropriateness of new building two-storey buildings also guidance set out in this section. development alongside the include roof accommodation. The CAAMPs define the principle building character parameters This provides a welcome qualities that constitute each guidance below: ‘human scale’ to Old Town area’s special character and • New buildings should respect in contrast to much of identify threats to this character. and reinforce the prevailing central Croydon. There are a They also provide guidance on urban grain of Old Town in number of existing modern how to manage these threats terms of the width of building buildings within Old Town and potential ideas for the areas frontages, orientation of that exceed 5-storeys with enhancement. The development building form, and alignment larger floor plates. These

52 Threshold passageway treatments between courtyards High quality facade detailing and materials. Greenery makes an important and the street. St. Andrews Bow, London - Allies and contribution towards the attractiveness of these spaces. Highbury Morrison Square, London - Allies and Morrison

Terrace level gardens within high density development at Accordia, Cambridge, Car parking, bike parking and planting Maccreanor Lavington within developments, Arsenal, London - 53 Allies and Morrison generally produce forms of that should be referred to when 6. The eastern point of Crown Hill an inappropriate bulk within planning new development in 7. The corner of High Street and the Old Town context, such Old Town. The following specific Surrey Street as 1 Charles Street (Ryland parameters also apply to Old 8. The corner of High Street and House) and 14 High Street Town: Scarbrook Road (Grants complex) and have • The key views to Croydon 9. Entrance to Exchange Square a detrimental impact on the Minster identified in the from Surrey Street character of the area. These Croydon Minster CAAMP SPD buildings should not, therefore, should not be obstructed DETAILING AND MATERIALS be regarded as a precedent for by new buildings in front • High quality natural, fair-faced future development. of, or behind, the Minster. finished materials such as • Projecting balconies are The potential impact of brick, stone, slate, clay tile not considered part of development on any local and timber should be used, in the established Old Town view of the Minster requires keeping with the character of character and the use of consideration and all proposed the Old Town. Brick shall be balconies should be limited development that could affect the predominant external wall to rear elevations and views to the Minster must be material. should not impact on locally accompanied by a full analysis • The articulation of openings, important views towards the of the impact of development typically of a vertical Minster. Recessed terraces on views agreed with Croydon proportion should establish and bays may be appropriate Council. relationships with neighbouring alternatives where required. • In addition to views of the heritage assets. Reveal Minster there are a number depths of openings should DESIGN QUALITY of important townscape be generous, enhancing the 3.3.7 The character of Old Town focal points that should be solidity found in the historic has suffered in the past from considered in terms of the buildings and the traditional development that has not impact of new development masonry details. been sympathetic. Old Town on their context. These • Glass should be of a clear is vulnerable to further erosion are typically located at type. Mirror or tinted glazing by future detrimental building key junctions, routes or to is not acceptable as it developments that do not complete sight lines of historic undermines continuity with respect this character. Design streets. Buildings at these the historic buildings and the quality (and its execution through points are considered to be relationship between buildings construction) is one of the most particularly important, and any and street. important factors that will govern new development here would • Window frames and external the successful intensification and require particular consideration metalwork should have consolidation of the Old Town in terms of contribution and a colour and finish that character. Robust, high quality impact to the townscape coordinates with the masonry architecture that is built to last will setting. Some of these sites colour and finish and be hold its own amongst the historic are already contributing robustly, yet elegantly detailed. buildings of Old Town, adding a positively in townscape terms Grey/dark grey or bronze is an new layer of history to the area. and should not be altered. alternative to white. Increasing the stock of high quality These locations include: • Roof forms and features architecture within Old Town will 1. Reeves Corner should complement and help to reinforce prospects of its 2. Southern end of Church extend the historic types long term success as a destination Street, adjacent to the Minster established on each street. within Croydon. 3. Corner of Church Street and • Shop fronts should be detailed Church Road to revive and reinterpret SETTING OF HERITAGE ASSETS 4. Church Street at northern end the scale and intimacy of 3.3.8 English Heritage set out of Old Palace Road the traditional shops, with guidance in the document ‘The 5. Church Street at northern end appropriately scaled window Setting of Heritage Assets’ (2011) of Surrey Street panes and dividing piers, base

54 details, signage and awning • Hard landscape finishes the Mayor’s supplementary components. should be of a high quality. guidance of Sustainable • Building mounted external Natural stone is preferred. Design and Construction, the lighting should be co-ordinated • Courtyard and communal London Borough of Croydon with the colour and materials gardens should be the subject Surface Water Management of other street lighting in the of proposals by landscape Plan and the Level 1 and vicinity. architects. These will offer Level 2 Strategic Flood Risk much needed visual and open Assessment for the London SUSTAINABLE DEVELOPMENT space amenity. Borough of Croydon • Development should be • Landscape feature lighting low-carbon, use recyclable should be integrated (see SERVICING materials where possible photo page 48). • Service areas and parking and take in to account the • Perimeter drainage products should be integrated at the embodied energy of materials. and covers should be high rear of buildings and screened It should meet the energy quality and flush with adjacent by gates. efficiency standards required surface finishes. • All roller shutter or gate by the Croydon Local Plan and • Please also refer to the mechanisms should be Building Regulations. Croydon Public Ream Design concealed and fully integrated • Please see ‘landscape within Guide for further guidance. with the facade, not face fixed. development’ for guidance on mitigating flood risk. Nearly half of Old Town has a PLANT medium risk of flooding from rivers • Roof top plant and roof access ACTIVE FRONTAGES and parts of Old Town have a high elements should be fully • New development should risk of flooding from surface water. integrated within the main complete existing building Flood risk should not be increased envelope of the building or blocks by infilling gaps in the by development. To contribute contained within roof forms street frontage and providing towards the sustainability of clad in materials of a quality active ground floor frontages development the following equal to the main facades. where these have been lost. measures are encouraged: • Utility components should be • Development should • The planting of trees as well as out of sight or fully integrated reinforce the continuity of other greenery to aid cooling with building facades. the commercial ground floor • Sustainable Urban Drainage • All telecoms antennae or frontages along Church Street (SUDs) including green roofs, dishes should be out of site and Surrey Street in particular swales and open ditches from the adjacent public realm. by the installation of shop- where possible to mitigate fronts where they are missing. flood risk PROVISION OF FAMILY HOUSING • Where civic or semi-public • Food growing and community • Old Town is one of the uses are located large format gardens are encouraged to most appropriate areas for glazed openings, offering high reduce food miles and improve family housing in the CMC. levels of transparency to the visual amenity A proportion of 45% of 3+ interior should be established. • All of the above measures are bedroom homes in Old Town also likely to have the benefit is proposed for new residential LANDSCAPE WITHIN of improving visual amenity development, but exact DEVELOPMENT • Retrofitting of existing levels of family housing will • Where walled front gardens properties with SUDs is be determined on a case by characterise the street, new encouraged case basis. (This guidance is building developments should consistent with the Croydon continue this feature. The above measures are OAPF) • Landscape finishes should dually beneficial in that they • The development typologies be selected to form positive will improve visual amenity that follow in this section seek transitions to the public realm as well as sustainability. For to place family housing in the finishes. further information please see ‘optimal’ typologies within the

55 sites available in Old Town. typical to the historic street if • Traditional painted timber However an opportunistic the building has been altered). panelled doors are preferred approach to finding good • Window sub-division and on building frontages. locations for family housing glazing bar arrangement should also be taken in order should follow those of the Roof level extensions to maximise opportunities. existing building (or those of • The angle of roof pitches • Good family housing should the original windows, typical should not be altered on have generous, safe, outdoor of the street if the building houses (unless by returning private amenity space, and has been altered). Slender a flat or misaligned roof to easy access to communal or mullions are preferred, most its original historic pitch and doorstep play space. It should closely matching the original profile). have a simple preferably direct timber windows, where timber • The scale of dormers or roof access system that does not replacements are not possible. lights on houses should be involve many family units being • Alteration of the original subservient to the overall scale accessed through one access form of projecting bays, their of the roof surface in order core. These requirements arrangement of openings or that they are perceived as mean that the majority of style of fenestration will not be complementary features rather family units are placed at the permitted. than the primary form of the top or bottom of apartment • Chimneys should not be roof. buildings where gardens or removed or extended. • Top floor residential extensions terraces are more feasible. • Existing timber garage above commercial property Placing too many family units doors should not be bricked where acceptable should be midway up a building makes up. Where extension of set back in subservience to the the provision of sufficient the accommodation into primary frontage or integrated outdoor amenity space difficult such areas is acceptable a into a complimentary roof form without adding a significant sympathetic arrangement of that reinforces or reinstates the premium to development timber panels and glazing may typical historic character of the costs. be inserted into the original street. opening. RESIDENTIAL EXTENSION Front extensions PARAMETERS Materials • Where a building has a single • Bricks of a matching type and front elevation then the original General colour of the existing house building line should not be • Residential extensions within should be used for extension breached. At corners where the conservation areas should walls. a building has more than one be clearly subservient to Where the house is rendered front elevation then extensions the original historic building, white or off white render may that breach the building lines complementary in form and be used for extension walls. of either street should be material and harmonious in Plastic sheet cladding panels avoided. terms of their contribution are not permitted. • New front door porches are to the character of the • Roof materials should match not permitted streetscape and back garden the typical historic material for areas. the existing street, eg. slate or Side extensions • Extensions which do not clay pan tile. • Where side extensions are respect the original scale and • Natural finished sheet metal acceptable, they may not form of the house will not be (eg. Lead, zinc) should be used project forward of the main accepted. for roofing and siding of roof body of the building. • Window and door openings features such as dormers and • Any proposal which does in extensions should respect for small extensions. Treated, not complement the existing the alignment, scale and natural finish timber boarding form and scale of the entire proportion of those of the may be used in conjunction for dwelling, including the original building (or those small areas of wall siding. roofscape, when viewed from

56 the public realm, will not be The historic former almshouses accepted. at Church Street and North End provide a relevant local precedent Rear extensions for these spaces. • Greater flexibility of materials and architectural features are 3.3.13 Small blocks of flats and permitted where not visible mixed-use buildings will have the from the public realm, however following key layout features: the general guidelines above Front doors to busy thoroughfares are the preferred starting in front of the building, well point for the design of rear integrated with other ground floor extensions. uses. • Access to residential units FOUR KEY TYPOLOGIES FOR via small ‘walk up’ communal FUTURE DEVELOPMENT stairways with a small number of units around each core. INFILL • Sufficient storage should be 3.3.9 Buildings on infill sites allowed for the residential use should contribute to the at ground floor for all flats completion of existing urban in the building for outdoor blocks by developing on open equipment, bins and bicycles Infill development near Oxford Street. or under-utilized gap sites. They for example. The new building to the left is of an equal should provide continuity of • Roof terraces to be provided quality to its historic neighbour street frontage and reinforce for use by all units. These a sense of place in Old Town. should be maximised at the Infill development will be highly rear of the building through the contextually sensitive, stitching stepping or articulation of form together the old with the new. to create multiple spaces and the use of roof space offered Layout by deeper plan ground floor 3.3.10 Infill development will be uses. comprised of one or more of the • Maisonettes at the tops of following building types: buildings allow roof terraces Infill development at Old Palace School in • Terraced houses to be formed by setting back Old Town with scale and materiality that • Almshouses the upper level, while the flat responds to the existing historic condition • Small blocks of flats/ below has access to a ground maisonettes floor garden or first floor roof • Civic/educational buildings terrace above commercial uses (see photo page 51). 3.3.11 The ground floor layout of public buildings should, wherever Active frontages possible, include publicly To contribute towards the creation accessible civic, commercial of a vibrant environment and deter or semi-public facilities that anti-social behaviour and crime will contribute positively to the the provision of active frontages public realm through introducing to buildings is encouraged to additional activity in the street. increase natural surveillance of streets and public spaces. 3.3.12 The use of courtyard and Active frontages have doors and garden spaces to provide focal windows facing the street. points at the centre or rear of developments is encouraged. Three small houses, infill development by Stephen Taylor, Chance Street, London

57 infrastructureFlyover Edge edge buildings infrastructure edge infrastructurestreet infill edge infrastructurestreetInfill infill buildings edge streetrefurbishment infill streetrefurbishment infill refurbishmentpavilionsRefurbishment / temporary and re-usestructures refurbishmentpavilions / temporary structures pavilions / temporary structures pavilionsTemporary / temporary structures structures

Figure 21: Examples of building typologies (Developments highlighted are examples of typologies only and are not exhaustive)

58 Height, scale and massing Architecture and reinforce the historically 3.3.14 The prevailing range of 3.3.15 Infill buildings contribute to established street character. building scale within Old Town the coherence of Old Town’s urban • Where architectural rhythms is two-three stories. Some two- form by repairing gaps in street are established in the facades storey buildings also include roof frontage and securing the corners of adjacent historic buildings accommodation. To respect of urban blocks. The architecture (structural bays, fenestration, the predominant scale of Old of infill buildings should therefore bay windows, roof parapet/ Town, infill building should follow conform to the following profile) infill buildings should the height, scale and massing architectural parameters: respond to and extend guidance parameters below: • Brick shall be the predominant these rhythms across the • Typical development height: external wall material. (Stone new facade, reinforcing the 2-3 storeys, with potential to and render details may be architectural character. include roof accommodation. appropriate in conjunction, • Passages through infill • All infill proposals should however render should not buildings, providing access follow the established building be the predominant facade to rear yards or parking scale of the street on which it material). Brick type and bond areas should be designed is located. coursing should be selected • Continue the eaves or parapet to establish a strong positive lines of adjacent historic relationship with adjacent buildings where possible. historic buildings. • Positively contribute to the • Building corners at street established character of the junctions should be detailed roof profile and roof features of and articulated to provide the street. interest in the streetscape and • Buildings should be massed in contribute to a collective sense response to the context of the of place. front, rear and sides of the site, • All infill building facades establishing an appropriate should establish a pattern of scale for adjacent pedestrian fenestration and ground floor passages, rear mews, garden openings that respond to and yard spaces as well as Family homes and green space at neighbouring property. Cambridge Accordia • The primary mass of any building form shall be located on the main street frontage. Where a sloping site has frontages on more than one street building height should be modulated to step down in response to the topography and to the historically established development scale of the streets. • Infill building frontage heights and parapet lines should mediate between the height of neighbouring buildings where these vary or step due to topography.

The roof line and materials of the infill development at Woolton Quad, Brighton College are a sensitive reinterpretation of the historic setting 59 with reference to the historic Layout precedents within Old 3.3.17 Flyover edge development Town in order to extend will be comprised of one or more and enrich the scope of its of the following building types: distinctive character. Particular • Terraced houses consideration should be given • Stacked maisonettes to the scale, proportion and • Blocks of flats formation of the opening, as Combinations of these building well as the elevations and types can be used to reinforce the ceiling of the passageway. local block structure and create Integral, bespoke timber strong street fronts as well as a or metal gates should be diversity of accommodation. provided. These elements should be of equal quality to 3.3.18 Two, special ‘thin’ typologies the main facade and reinforce are also recommended as the character of Old Town potential alternatives in response through the quality of detail to the harsh outlook at the flyover and use of materials. edge and the conflict between the • Historic features such as orientation of frontages and the chimneys can be reinterpreted orientation of available sunlight to (for example as natural new homes. Single aspect homes ventilation outlets) in new are discouraged to increase buildings in order to develop active frontages, prevent undue a stronger continuity between noise disturbance to properties the profile of the new and facing flyovers, allow cross historic roofscapes. ventilation and to maximise the quantity of natural light entering FLYOVER EDGE the properties at different times 3.3.16 The Flyover Edge of day. The ‘thin’ typologies are development typology relates to categorised as follows: sites on the incomplete edges of • Thin stacked maisonettes defined urban block structures or over commercial – This type with significant re-development is sufficiently thin at the potential following a change of upper floor-plates for all the use. Elevated road infrastructure principle rooms and the private forms either the front or rear amenity space to face away boundary of the sites which are from the flyover. Screened typically large but face a number or enclosed gallery access is of development challenges, as located on the flyover side, well as opportunities, related to providing an environmental their proximity to the flyovers. buffer. Commercial uses at There may be the opportunity for ground floor address the most an increased scale of development blighted areas of the facade at flyover edge sites than in other and re-provide commercial areas of Old Town, but these sites use. also form an important part of • Thin townhouses – These the setting of the conservation houses have relatively thin areas in Old Town and also the front to back floor-plate Laud Street Local Area of Special depth but wide frontages Character that lies to the South of that comprise a house with High quality facades and variations in the Croydon flyover. a private garden to the side. scales of residential blocks, St. Andrews Facades can be largely Block C, development at Bromley by Bow blank to the back and to

60 the party wall. The primary typology range, which is in the • The massing of buildings rooms address the street and region of 80 to 120 dwellings should establish a strong the side facing the private per hectare. Further guidance street edge at the perimeter garden. This typology can is available in the OAPF and its streets. Where the street include a commercial ground technical appendix. frontage faces neighbouring floor use with the residential development the new configuration above. 3.3.22 The capacity for Flyover buildings should create a Edge sites to provide residential balanced street enclosure 3.3.19 The use of garden squares development sits alongside in relation to the existing to create focal points at the significant challenges regarding buildings. Where the street centre or rear of developments the quality of the homes that frontage faces the flyover taller is encouraged along with shared can be provided by them. The building forms, offering views surfaces, courtyards and smaller ground floors of Flyover Edge over the elevated structures, mews streets to diversify the developments are particularly may be appropriate, provided settings for housing within challenging for residential that these are stepped down the language of the Old Town use. Therefore ground floor in scale where they connect to character. commercial or civic uses should adjacent existing buildings. form part of the development • Larger plots may have capacity 3.3.20 Landscape design at the mix where residential aspect is for taller building forms to be perimeter street edges can help poor and where continuity can set back from the perimeter provide a further buffer for ground be established with the existing streets, achieving greater floors. Front gardens or public patterns of use. density whilst minimising the terraces related to commercial or impact of the massing on food and beverage units will have 3.3.23 Family housing should be views from the public realm. a positive effect on transforming placed in the optimal location the external environments of within the development for its Architecture currently under-utilised edges. success. This is typically at 3.3.24 Flyover Edge sites form Relationships to the land beside the tops and ground floors of visual thresholds to Old Town from or under the flyover should also buildings, in townhouses and pairs the main roads. They are also be considered. For example at the of stacked maisonettes, rather visible from a number of key local Royal Standard pub on Sheldon than at the middle storeys of streets. As such they must form Street the beer garden is located blocks of flats. an integral part of the Old Town across the road, adjacent to the fabric despite their ‘edge’ location. flyover and this helps to create a Height, scale and massing The architecture of Flyover Edge more positive setting both in terms • Typical development height: buildings should therefore conform of amenity and streetscape. 3-10 storeys. to the following architectural

Density and mix 3.3.21 The Opportunity Area Planning Framework Technical Appendix sets out five building typologies for development sites in Croydon Town Centre and an appropriate density range for each. As a guide, given the sensitive historic character of Old Town, the appropriate density range for flyover edge sites is considered to be the upper end of the ‘historic infill sites’ typology range and the lower end of the ‘buildings adjacent infrastructure’ Brick town houses with private gardens, Abode

61 guidance parameters: 3.3.26 The refurbishment and buildings into usable service. • The architecture should be a re-use of existing buildings within These can be designed continuation and evolution of the masterplan area is actively to minimise the impact on the Old Town character, not encouraged when in accordance existing ground floor uses. contrast with it. with the Croydon Local Plan1. This • Buildings should not seek includes buildings which make • Removal of inappropriate to stand out as ‘icons’ in a positive contribution to Old cladding finishes and the streetscape as this will Town but require repair as well as the restoration of historic place them in conflict with buildings which do not currently brickwork and masonry Old Town’s local landmark, make a positive contribution details. Croydon Minster. but could be improved through • The predominant external wall refurbishment. The following TEMPORARY STRUCTURES material on street frontages measures in particular are 3.3.27 There are a number of and upper parts visible from encouraged by the masterplan: opportunities for temporary the surrounding public realm • The reinstatement of publicly structures to enhance, improve should be brick. Materials on accessible ground floor uses and diversify Old Town for visitors internal facades and at lower where these are currently and the local community. This levels can be more diverse. vacant or have been occupied typology also includes small Brick type and bond coursing temporarily by other uses pavilion buildings occupying should be selected to establish (see the Townscape focal sensitive positions within the a strong positive relationship points and key development public realm. The following with adjacent historic frontages plan). parameters should be considered: buildings. • The reinstatement of retail • Projecting balconies of a frontages (shop windows, Layout simple design are appropriate demising piers, fascia signage, • Temporary structures should on inward facing elevations. awnings etc.) that follow the be strongly related to the • Top floor flats or maisonettes established historic bay widths public or semi-public spaces should provide generous and high street character. in which they are sited in order private open spaces. These • The integration or to unlock maximum potential can take the form of terraces refurbishment of entrance from the usage of the outdoor at upper level building set- doors and access cores to space around them. backs or outdoor ‘rooms’ bring upper storeys of existing • Temporary or permanent integrated with the building landscape design should be facades or set within the 1 Currently, the Croydon Local Plan integrated with the design of residential unit plan. The latter for Croydon comprises The London new structures to ensure an Plan (2011), The Croydon Local Plan: type in particular offers safe Strategic Policies (2013), the Croydon and well overlooked play Unitary Development Plan: Saved Policies space for children. (2013) and the South London Waste Plan (2012). Proposals for development will be considered in accordance with REFURBISHMENT AND RE-USE the development plan, unless material 3.3.25 The presumption will considerations indicate otherwise. be towards retention and refurbishment of buildings within conservation areas, in line with the development guidelines in the Conservation Area General Guidance (2013). For demolition to be permitted, the Council must be satisfied that a building is beyond economic repair and all possible options for retention have been examined. A temporary restaurant structure at A positive example of a sensitively London Southbank using shipping refurbished historic building at St Pancras. containers 62 appropriate transition between old and new and demarcate zones of activity. • Pedestrian orientation and movement should be improved by the temporary intervention, not hampered by its location or form.

Height, scale and massing • A temporary structure, where it contains accommodation, will typically be one storey only and subservient in scale and bulk to the fixed structures that form its context. • Unsightly plant, storage or service areas should be planned for, integrated and concealed within the building form.

Architecture • The form and profile of temporary structures can be innovative where this does not produce a detrimental impact on the setting of heritage assets. • To minimise the risk of damage by vandalism the architecture should be defensible. ‘Open’ and ‘Closed’ conditions should be considered in the design (through the use of hinged, folding or retractable shutters) and both should have a positive impact on the Old Town streetscape. • Architectural lighting and signage should be integral and designed to project a positive image by day and night, also enhancing evening security.

63 3.4 MOVEMENT PARAMETERS

3.4.1 The movement parameters 3.4.5 Encouraging a reduction in car Street and Keeley Road), Old seek to address the movement use will become an increasingly Palace School, East Croydon issues for Old Town described in important objective for Old Town Station, West Croydon Station and Section 2.8 Movement Context and the Croydon Opportunity South Croydon. and protect positive aspects of Area more widely, as the density movement in Old Town such of central Croydon increases and PEDESTRIAN ROUTES as the Tramlink and bus routes the retail core is redeveloped as 3.4.9 The following inter-connected running through the area. is anticipated in the OAPF. This key routes should be prioritised intensification will increase trip for improvement in the ways 3.4.2 Much of Old Town’s transport numbers to, from and within the described below: provision forms part of a wider Old Town Masterplan study area. highway, bus and tram network The Minster to Wandle Park and is due to have a major 3.4.6 To encourage a reduction 3.4.10 A ramped footbridge over the interface with the Whitgifit Centre in car use, improving facilities railway (OT22) and improvements redevelopment and Connected for cycling, walking and public to the Rectory Grove pedestrian Croydon projects supported by transport will be encouraged. crossing on Roman Way (OT21 the Mayor of London. Proposals in Improving pedestrian and cycling and OT23). the masterplan will be developed routes and facilities is given a high in harmony with these other priority in the Old Town Masterplan Reeves Corner to Wandle Park projects, with amendments made as they are the healthiest forms of (South) where required to ensure system movement and they do not create 3.4.11 The design and lighting of performance is maintained or pollution, carbon emissions or the undercroft of Jubilee Bridge improved. Schemes coming significant traffic congestion. They and a ramped footbridge over the forward on the highway or are also cost effective compared railway (OT21). Tramlink network will be subject to other transport infrastructure to the usual Council and TfL and have regeneration benefits Reeves Corner to Wandle Park development approvals to ensure like increasing footfall along a (North) high quality and safe interventions. retail street. 3.4.12 Upgrading the public realm of Cairo New Road (OT16). A new 3.4.3 The movement parameters 3.4.7 The detail of most of these staircase on to the Jubilee bridge, in the masterplan are strategic movement proposals is provided improving the visual appearance aspirations and support the in the relevant Components of Jubilee Bridge. objectives of the masterplan. They in Section 4. (Please see ‘OT’ have not been designed in detail; references within the text). The Minster to North End however, sufficient work has been 3.4.13 A new pedestrianised area at done to demonstrate that they PEDESTRIAN AND CYCLING Reeves Corner (OT10), improved would be deliverable. ROUTES footway surfacing on Church 3.4.8 The Old Town Masterplan Street (OT18), additional greenery 3.4.4 The implementation of any seeks to improve the and wider footways on Drummond of the proposed changes to attractiveness and safety of all Road (OT12); and improved the movement network in the pedestrian and cycling routes lighting beneath the undercroft of masterplan would be subject to within the Old Town Masterplan the Centrale shopping centre. detailed design, which would study area, and prioritises the include safety audits and traffic improvement of routes between 3.4.14 It should be noted that if the modelling where required and key destinations in and slightly Whitgift Centre is redeveloped further public consultation. In beyond the masterplan study as planned it will be possible to addition, any adverse impacts area. The key destinations access East Croydon Station identified through the detailed identified are the two large green via a new east-west pedestrian design process would need to be spaces located close to Old route through the redeveloped satisfactorily ameliorated. Town - Wandle Park and Duppas shopping centre. Drummond Hill; The Minster; North End; the Road would therefore provide commercial streets of Old Town the most direct route by walking (Church Street, Frith Road, Surrey

64 Figure 22: Priority streets for improvements to key pedestrian routes in Old Town

65 or cycling between the Minster Surrey Street to Q-Park entrance 3.4.26 See also Section 3.2 Public and East Croydon Station. (See 3.4.22 Lighting and surfacing Realm Parameters for general the Croydon Opportunity Area improvements (OT7) guidance on improving the public Planning Framework for further realm of different types of streets. information). Old Town to Duppas Hill 3.4.23 Improve the pedestrian Reeves Corner to Church Street crossing experience at the CYCLING and Crown Hill roundabout and junction between 3.4.27 Enhancing cycle routes from 3.4.15 Upgrading the footway Old Town (the road that adjoins the north-west to the north-east of surfacing, additional pedestrian Roman Way) and the slip road the study area (which are currently space, street trees, public seating to the A232 which currently compromised by the one-way (OT1). comprises of a network of system and Surrey Street Market) subways under the roads (located is a priority of the Masterplan. Church Road to South Croydon just outside the masterplan study Please see figure 23 Proposed 3.4.16 A new pedestrian (and area). Any improvements at this new cycle routes: cycling) route from Salem Place location would be informed by the under the flyover through the general guidance on improving Contra-flow Wandle Road car park (OT27) to the public realm of different types 3.4.28 Contra-flow routes for provide a link between Old Town of street, as set out in Section 3.2 cyclists should be introduced on and South Croydon. Public Realm Parameters.” one-way streets wherever possible to improve accessibility and Church Street tram stop to Pedestrian Crossings on Roman permeability around Old Town for Drummond Road bus stop Way cyclists. 3.4.17 Upgrading the public realm of 3.4.24 In addition to the new part of Tamworth Place to include crossing opposite Latimer Road 3.4.29 Contra-flow cycle lanes additional lighting (OT12). (see above), existing pedestrian should be installed on the crossings on Roman Way should following one-way streets: Church Street tram stop to Old be enhanced by increasing the • Drummond Road to improve Palace School: width of the median strips to the West-East route from the 3.4.18 Improving the existing provide more space and shorter Minster to North End (OT12) crossing over Church Road at the crossing distances for pedestrians (high priority) junction with Old Palace Road (and cyclists) and help calm traffic. • Frith Road (OT3) (high priority) and installing a raised pedestrian Guardrail should also be removed • Church Road between Reeves crossing facility between Old where it is safe to do so. (See Corner and Charles Street Palace School’s two sites (OT24). reasoning below). (See also OT21). (OT25) • Old Palace Road (OT24) Latimer Road to St John’s • High Street between Scarbrook Memorial Garden Traffic Calming: Removing Road and Church Street 3.4.19 A new at-grade pedestrian guardrail, Minimising Road crossing on Roman Way (OT21) Marking 3.4.30 The introduction of contra- 3.4.25 Removing guardrails and flow cycle lanes may require some Frith Road to North End via Keeley minimising road markings where it local revision to on-street car Road is safe to do so is recommended parking arrangements although 3.4.20 Public realm improvements to in line with the Department for it is not anticipated that this enhance the setting of the shops Transport guidance (see Policy would lead to any overall loss of (OT3) Context 2.10). This will improve on-street car parking capacity. their visual appearance as well Where any on street car parking High Street to Surrey Street as potentially help calm traffic bays are removed, these should 3.4.21 Public realm improvement to because drivers will be more be replaced and relocated as the Grants Arcade (OT9) aware that they are sharing the close to the original bays as street with pedestrians. possible.

66 SURREY STREET

FAWCETT ROAD

Figure 23: Proposed new cycle routes in Old Town

67 Other proposed new cycle routes to allow cycling along this stretch facilities for drivers and an area for • Under the Croydon Flyover - A of Church Street if a separate buses to park between journeys cycling (and pedestrian) route cycle lane was to be provided (OT27). should be created through the (for both cyclist safety and legal Wandle Road car park and reasons). This would require TRAM MOVEMENT under the flyover to connect moving the present tramstop 3.4.41 The Draft Masterplan Old Town with South Croydon and associated infrastructure proposals do not anticipate any • Tamworth Road (West to East) such as the pylons, which is changes to the routing of trams. to improve access to West not considered to be feasible or Croydon Station. deliverable within the next 20 3.4.42 Trams will continue to have • Roman Way - As a long term years, and is the reason why this priority at traffic signal-controlled aspiration cycle lanes should proposal is not included in the junctions in the area. be included in both directions draft Old Town Masterplan. on Roman Way (OT21). 3.4.43 The proposals to reconfigure 3.4.36 See information on cycle Reeves Corner would retain the Toucan crossings parking below. ‘tram-only’ section of Church 3.4.31 Toucan crossings should be Street and the existing track installed on the following junctions BUS PROVISION alignment through Reeves Corner. across Roman Way to the same quality as the existing crossing 3.4.37 Proposed changes to bus 3.4.44 A new tram stop on the opposite St Johns Road: service provision are minimal and westbound Wimbledon line track Salem Place as follows: could be considered opposite the Rectory Grove existing Reeves Corner tram stop Reeves Corner (OT21) Amalgamating the bus stop on to support the new residential Church Street with the bus stop development (see OT16). Step-free access on Drummond Road 3.4.32 Wheeling channels should be 3.4.38 To deliver OT14: Reeves 3.4.45 A turnback facility for trams installed on: Corner it will be necessary to could be introduced at Cairo New • The bridge over the railway to relocate the bus stop for the Road to enable a higher frequency Wandle Park (OT22) 264 bus on Church Street to the of trams. • The staircases on to Jubilee existing stop on Drummond Road Bridge (OT21) . This is only a short distance VEHICULAR ACCESS, ROUTE away and would not affect the LEGIBILITY AND TRAFFIC 3.4.33 A longer-term aspiration is to bus route or bus journey times. CALMING install a ramp to the bridge over The bus cage on Drummond the railway to Wandle Park. (OT22) Road would require extending to GENERAL accommodate more buses. Reintroducing two-way traffic Old Town Roundabout flows 3.4.34 The cycling experience at Improving bus waiting facilities: 3.4.46 Wherever possible, one- the Old Town roundabout– the Drummond Road way streets should be removed junction between Old Town (the 3.4.39 Additional seating is to road that adjoins Roman Way), be provided and the footway Lower Coombe Street and the widened to allow more space for slip-roads from the A232 Croydon pedestrians and people waiting for Flyover – should be improved. the bus. These proposals require some reconfiguration of the Ann’s 3.4.35 It should be noted that it is Place (East) car park (See OT12). recognised that the tram-only section of Church Street prevents Wandle Road bus standing facility. cyclists travelling Westward from 3.4.540 The creation of a bus stand Church Street to the north-west. within the Wandle Road surface However, it would only be possible car park would provide welfare Tram stop on Church Street

68 CHURCH STREET GEORGE STREET WADDON NEW ROAD

SURREY STREET

Figure 24: Proposed general vehicular access improvements

69 and two-way traffic movements Introducing two-way working in either Salem Place or Cranmer reintroduced to improve Church Road between Reeves Road to improve access in to the accessibility for local residents Corner and Charles Street (OT25) centre of Old Town and Q-Park and visitors to the area, improve and the section of Charles Street car park from Roman Way. Salem legibility and potentially help between Church Road and the Place is the preferred option for reduce unnecessary traffic Q-Park Car Park (OT7). the right turn because it would movements and calm traffic have less impact on residential because drivers would be aware of 3.4.51 This would allow traffic properties. Salem Place is wider oncoming traffic. Converting one- travelling south on Drummond than Cranmer Road and the way streets to two-way would also Road to access the Q-Park car properties on Salem Place are contribute to improving the cyclist park via Church Road. Some more set back from the street than experience because additional revisions to on-street parking on those on Cranmer Road. (OT21). routes would be available. Church Road would be required but are not expected to lead to a 3.4.55 It should be noted that with 3.4.47 Reintroducing two-way traffic change in the overall number of on current traffic volumes and also flows should not be undertaken street parking spaces. the proposed reconfiguration of if it would lead to the creation of the gyratory system as set out new through-routes (“rat-runs”) 3.4.52 Converting the section of above, it would not be possible through Old Town. Charles Street from one-way to to allow vehicles entering Reeves two-way would require widening Corner from Roman Way to travel Improved Signage the road and reducing the width past the existing House of Reeves 3.4.48 Signage to the car parks of the footway on the southern retail premises and then turn should be improved as a short- side of the road which currently is right into Church Road. However, term priority. a shared-surface pedestrian and the principle of enabling traffic cycle route with high quality public travelling from Roman Way to SPECIFIC RECOMMENDATIONS realm. If Charles Street is widened, access Church Road directly from Reconfiguring the existing Reeves the public realm treatment and Reeves Corner is supported and Corner gyratory system to create pedestrian and cycling provision potential for this should again be a new pedestrianised space on of the remodelled footway should tested in the future, if traffic levels Church Street (OT10). be of the same high quality as the change. 3.4.49 Revisions to the road and existing public realm. traffic signal arrangements would 3.4.56 None of the above traffic be made. The reconfiguration Allowing access to Scarbrook management proposals would would maintain all existing Road from Church Road lead to a significant increase in vehicular traffic movements with 3.4.53 As an alternative to enabling vehicular traffic in Old Town, as the exception of the movement two-way traffic on Charles no new through routes would be from Drummond Road into Street, vehicular access could be created. Also, there is no major Tamworth Road (which currently reintroduced from Church Road development proposed in the area has a very low traffic flow at all to Scarbrook Road. This is largely and no additional on- or off-street times). irrelevant – it’s already two-way car parking is being proposed for most of its length and capacity . In addition, vehicles travelling Improving Access from Roman is not an issue. In this case, a to and from the Q-Park car park Way to Q-Park car park and the banned right-turn would need would have three routes to choose centre of Old Town to be introduced at the junction from and there are several other 3.4.50 The following interventions with Wandle Road to prevent the car parks in Old Town that a would help improve access from creation of a through-route. proportion of visitors will be likely Roman Way to the Q-Park car to use instead of Q-Park. However, park and the centre of Old Town. A new right turn in to the centre if proposals are progressed to a Increasing the use of Q-Park car of Old Town on Roman Way for detailed design stage their delivery park is one of a range of measures northbound traffic will be subject to the following: that would be likely to increase 3.4.54 A new right turn could be Traffic modelling to demonstrate footfall within Old Town and created from Roman Way into that vehicular traffic flows can benefit the local economy.

70 be accommodated satisfactorily, 3.4.62 Access to the Wandle area. Cycle parking should be without unacceptable congestion Road surface car park could be high quality, safe and secure and and delay; a road safety audit to improved by the creation of an located as close as possible to the demonstrate that there would not additional entrance at its western key destinations within Old Town, be an adverse impact on safety end, on Salem Place (OT27). This such as the retail and commercial and further public consultation. would require relocation of three areas, the Minster, community or four on-street parking spaces, facilities, etc. Access to Centrale Park which could be accommodated 3.4.57 If the Centrale shopping elsewhere on Salem Place. This 3.4.66 Additional safe and secure centre is redeveloped, then is a longer term aspiration which motorcycle parking should be altering the design of the will also be dependent on the provided to encourage motorcycle access to the car park would be introduction of a right-turn facility use. Encouraging motorcycle encouraged to minimise vehicle from Roman Way into Salem Place use is likely to help reduce car queues in Tamworth Road and the already described above. use, as motorcycles take up less detrimental impact of vehicular roadspace and generate fewer traffic on nearby residents. carbon emissions than most cars. Rationalising off-street car parking Speed limits 3.4.63 The following measures 3.4.67 CCTV could be considered to 3.4.58 As a traffic calming measure, are proposed to rationalise off- increase security for parked bikes on all streets except dual street car parking spaces and and motorcycles in appropriate carriageways the speed limit of enable enhancement to the built locations. Old Town should be reduced to 20 environment. These include: mph to improve safety and reduce • Ann’s Place (East) could the noise impact of traffic. redeveloped as housing (OT11). 3.4.59 The speed limit of Roman • Ann’s Place (West) could be Way should be reduced from 40 redeveloped as housing mph to 30 mph. (OT12). • Repositioning car-parking away Roman Way: Reducing Roman from the setting of Croydon Way to one lane in each direction Minster to improve the visual 3.4.60 As a longer-term aspiration, appearance of the Grade I the Masterplan includes the listed building (OT18). possible reduction of Roman Way to one lane in each direction On-Street car parking between Rectory Grove and Salem 3.4.64 When planning the provision Place. This would, however, be of on-street parking and who Cycling provision in Rotterdam subject to a continuing reduction should be eligible to use it, the in the level of traffic using Roman needs of residents to be able to Way in the future. Figures from park close to their homes should the Department for Transport be balanced against the needs of indicate that traffic flows on this visitors to the area to have access road have decreased by almost to an appropriate level of car 17% between 2001 and 2011. parking provision. Access to side streets and to the fire station would be maintained. Cycle and Motorcycle Parking (See OT21). 3.4.65 There should be an aim to significantly increase the amount PARKING of cycle parking provision within Old Town, which is sufficient to Car Park Access both meet demand and encourage 3.4.61 Proposals to improve access an increase in cycling to the to Q-Park car park are described Attractive tram stop with space for above. pedestrians and tree planting in The Hague 71 3.5 A SERIES OF COMPONENTS

3.5.1 Site specific guidance is The components are: provided for twenty-seven OT1 Church Street and Crown components (sites) within The Hill Old Town Masterplan study OT2 Surrey Street Market area. Components comprise of OT3 Frith Road, Keeley Road development, public realm and/or and Priddy’s Yard movement opportunities. OT4 Exchange Square OT5 Surrey Street Pumping 3.5.2 It is important to note that the Station components do not constitute all OT6 Ryland House development opportunities. The OT7 Q-Park Car Park will be many other development OT8 Yards opportunities within the Old OT9 The Arcade Town area that have not been OT10 Reeves Corner specifically covered. Any OT11 Ann’s Place Car Park (West) development that comes forward OT12 Drummond Road that is not explicitly covered OT13 Number 1 Church Road by a component should follow OT14 Reeves Corner Tree Group the parameters set out in this OT15 Former Mission Chapel document alongside other planning OT16 Cairo New Road policy and guidance. OT17 Former School on Tamworth Road 3.5.3 The components do not OT18 Minster Green represent site allocations nor OT19 Church Hall Site should they be considered such. OT20 St John’s Memorial Garden OT21 Roman Way 3.5.4 Each component has been OT22 Bridge into Wandle Park numbered and is prefixed by ‘OT’ OT23 St John’s Road, Waddon which stands for Old Town. Road and Rectory Grove OT24 Old Palace Road OT25 Church Road OT26 Howley Road Sports Pitch OT27 Wandle Road Car-Park, Bus Stand and Flyover Undercroft

Please see section 4 for more detail on the components.

72 Figure 25: Old Town Masterplan with labelled components 73 3.6 PHASED DELIVERY

3.6.1. The Old Town Masterplan way of testing the viability of components do not cover all potential future permanent uses, development opportunities within improving the visual appearance the area and other will no doubt of sites, animating and changing come forward. perceptions of sites and building market momentum. For the 3.6.2 The masterplan describes a community they can provide preferred scenario where sets of temporary leisure facilities, components come forward in a opportunities for social enterprises co-ordinated order. The phasing of and create training and temporary components is influenced by their job opportunities. priority and anticipated feasibility. The Old Town Masterplan TEMPORARY USES AND EVENTS does not cover all sites and 3.6.4 Temporary uses and events eventualities within the study area are encouraged in public spaces and some sites not included in the to animate the environment masterplan may come forward in and provide diverse leisure the future. opportunities and cultural stimulation in Old Town. MEANWHILE USES 3.6.3 ‘Meanwhile uses’ are 3.6.5 Meanwhile uses and temporary uses of sites that are Temporary Uses will be supported awaiting permanent development. at all times throughout the life of A meanwhile use might be the masterplan where they are a temporary restaurant or a appropriate and meet masterplan temporary garden for instance. objectives. Meanwhile uses can have a number of benefits for both developers, landowners and the local community. For developers and landowners they can be a

Temporary Cinema screen and deck chairs Temporary skip gardens during construction at Kings Cross. This project is in Southwark (pop-up during summer ongoing and now has a pop-up cafe months) A temporary cinema could be appropriate for sites awaiting development in Old Town 74 3.7 PHASING: NOW

3.7.1 ‘Now’ components are defined complements Exchange Square OT21 ROMAN WAY as being likely to be delivered and creates activity in this part of 3.7.11 Landscape enhancements within the next 3 years. ‘Now’ Old Town. to improve the environment for components are either public pedestrians and cyclists. Signage realm enhancement projects that OT7 Q-PARK CAR PARK is improved to the Old Town car have funds allocated to them and 3.7.7 Parking and market storage parks. can be implemented immediately facilities are retained and access is or projects where the landowners improved to the car park by foot. OT22 BRIDGE INTO WANDLE are keen to commence delivery. A temporary use gives life to the PARK Please see section 4 for more car park roof from which there are 3.7.12 An improved crossing point detail about each component. stunning views. This could be a of the tram and rail infrastructure temporary bar or film screenings. creates a new cycle, pushchair, OT1 CHURCH STREET wheelchair and pedestrian 3.7.2 The public realm is upgraded. OT10 REEVES CORNER connection to Wandle Park with a Shop front improvements are 3.7.8 Reeves Corner provides new wheeling channel. delivered. a key opportunity to deliver a programme of meanwhile uses OT25 CHURCH ROAD OT2 SURREY STREET MARKET while permanent plans for the site 3.7.13 The public realm of Church 3.7.3 The profile of Surrey Street are being developed. Possible Road is improved through Market is raised within the wider future temporary uses could boundary treatment at Old Palace metropolitan town centre in include a pop-up cinema, or School and improving the public coordination with development a nursery for plants and trees. realm adjacent to Ryland House. at Exchange Square and the Beyond this the site will be Surrey Street Pumping Station. redeveloped. OT27 WANDLE ROAD CAR-PARK, The market storage is improved to BUS STAND AND FLYOVER support Surrey Street Market. OT13 NUMBER 1 CHURCH ROAD UNDERCROFT 3.7.9 A meanwhile community 3.7.14 A bus standing facility, as OT3 FRITH ROAD, KEELEY ROAD garden is installed. identified in the Mid-Croydon AND PRIDDY’S YARD Masterplan is located on part of 3.7.4 Frith Road is part of the OT20 ST JOHN’S MEMORIAL the Wandle Road Car Park and a independent retail offer of Old GARDEN new pedestrian link across the car Town and the southern section of 3.7.10 The Memorial Garden park is installed. the street closest to Church Street adjacent to Croydon Minster has has a high quality public realm improved pedestrian connections with improved shop fronts. and activity.

OT4 EXCHANGE SQUARE 3.7.5 Exchange Square has tables and chairs to give people somewhere to sit and eat their lunch the street food from Surrey Street Market. These chairs and tables are movable so they can occupy different parts of the square. Incidental play space within the square helps to increase footfall.

OT5 THE SURREY STREET PUMPING STATION 3.7.6 A new use occupies Surrey Street Pumping Station that Temporary tree nursery at Reeves Corner

75 Figure 26: Illustrative phasing plan - ‘Now’

76 3.8 PHASING: SOON

3.8.1 Components in the phase is made in enhancing the bus café and visitor facilities for the ‘Soon’ are likely to be delivered waiting facilities. Minster. The path and grass verge within the next 3-6 years. The that is located between Roman components within this phase are: OT13 NUMBER 1 CHURCH ROAD Way and Memorial Garden is 3.8.8 An attractive corner building upgraded. OT1 CHURCH STREET AND addresses both Reeves Corner CROWN HILL and Church Road. OT21 ROMAN WAY 3.8.2 An area of attractive public 3.8.14 Roman Way is further space and a gateway feature OT14 REEVES CORNER TREE civilised. This include landscape at the entrance to Old Town is GROUP AND GREEN SPACE changes and new road layouts for created at Crown Hill. 3.8.9 An attractive green space Roman Way. The subway at the which provides the setting of the Minster is removed. OT3 FRITH ROAD, KEELEY ROAD tree group. AND PRIDDY’S YARD OT22 BRIDGE INTO WANDLE 3.8.3 Frith Road and Keeley Road OT15 FORMER MISSION CHAPEL PARK are part of the independent retail 3.8.10 The attractive former chapel 3.7.12 An improved crossing point offer of Old Town and have a high building is restored and has an of the tram and rail infrastructure quality public realm to unify them improved fore court facing the creates a new cycle, pushchair, with the other commercial streets street. wheelchair and pedestrian in Old Town. Cycling provision is connection to Wandle Park with a improved. OT16 CAIRO NEW ROAD new ramped bridge. 3.8.11 The site presents a significant OT8 YARDS opportunity to deliver new homes OT23 ST JOHN’S ROAD, 3.8.4 The surface materials of the within Old Town while re-providing WADDON ROAD AND RECTORY yards are enhanced. space for the existing permanent GROVE church use. Public realm and tram 3.8.15 The street environment and OT9 THE ARCADE facilities are improved. frontage is improved. 3.8.5 New creative signage and streetscape improvements help OT17 FORMER SCHOOL ON OT24 OLD PALACE ROAD to direct people through this TAMWORTH ROAD 3.8.16 A new street surface pedestrian link to and from Surrey 3.9.3 The existing building is treatment indicates this road as Street. refurbished with improved part of the Minster Quarter and landscaping of the fore court. encourages traffic calming. OT11 ANN’S PLACE CAR PARK (WEST) OT18 MINSTER GREEN OT26 HOWLEY ROAD SPORTS 3.8.6 A high quality new building 3.8.12 Green space to the north of PITCH on the car park helps to define the Minster and around the church 3.8.17 A new boundary treatment the northern frontage to Reeves hall is consolidated into one helps unify the Old Palace School Corner and the Western frontage attractive central space. to the Old Palace School sports of Drummond Road. pitches. OT19 CHURCH HALL SITE OT12 DRUMMOND ROAD 3.8.13 Extensively used community OT27 WANDLE ROAD CAR PARK, 3.8.7 This pedestrian east-west facilities with a new building BUS STAND AND FLYOVER link through to North End is that provides active frontages to 3.9.6 Improvements to the significantly strengthened by Minster Green, Church Street, undercroft of the flyover are made. creating an attractive and user Church Road and Reeves Corner. friendly pedestrian environment. The pedestrian route from Church OT20 ST JOHN’S MEMORIAL Street to the Drummond Road bus GARDEN stop and Ann’s Place (North) car 3.7.10 The Memorial Garden park is improved and investment adjacent to Croydon Minster a

77 Figure 27: Illustrative phasing plan - Soon 78 3.9 PHASING: LATER

3.9.1 ‘Later’ components are likely to be delivered after 7 years. The components within this phase are:

OT6 RYLAND HOUSE 3.9.2 The external treatment of Ryland House is substantially improved and new uses for the building are considered.

OT21 ROMAN WAY 3.9.3 Plans are developed in conjunction with TfL for landscape enhancements and a new road layout to improve pedestrian and cycle facilities.

OT27 WANDLE ROAD CAR PARK, BUS STAND AND FLYOVER 3.9.4 Potential residential development along the edge of Scarbrook Road and a new energy centre is potentially incorporated.

79 Figure 28: Illustrative phasing plan - Later

80 The former Rose and Crown Public House and the Ramsey Court Almshouses on Church Street

81 4.0 THE COMPONENTS

82 4.1 THE COMPONENTS

4.1.1 Site specific guidance OT4 Exchange Square CONTEXT: is provided for twenty-seven OT5 Surrey Street Pumping The existing situation components (sites) within the Station Old Town Masterplan study OT6 Ryland House OBJECTIVES area. Components comprise of OT7 Q-Park Car Park Objectives for the project development, public realm and OT8 Yards movement opportunities. The OT9 The Arcade DESCRIPTION components provide guidance OT10 Reeves Corner A description of the specific to inform all development OT11 Ann’s Place car park (west) proposals opportunities within the component OT12 Drummond Road boundaries to be read alongside OT13 Number 1 Church Road PARAMETERS the Development Plan, national, OT14 Reeves Corner Tree Group There will cover: London and local planning policy. OT15 Former Mission Chapel • Parameters for development 3.6-3.9 describes how these OT16 Cairo New Road typologies (see section 3.3) components can be delivered in a OT17 Former School on Tamworth • Public realm (see section 3.2) phased approach. Road • Movement (see section 3.4) OT18 Minster Green • Flexibility of options 4.1.2 The Old Town Masterplan OT19 Church Hall site • Footprints does not cover all potential OT20 St John’s Memorial Garden • Range of heights opportunity sites and eventualities OT21 Roman Way • Character and materiality within the study area and some OT22 Bridge into Wandle Park • Typical use sites and project not included in OT23 St John’s Road, Waddon • Sustainability the masterplan may come forward Road and Rectory Grove in the future. The components do OT24 Old Palace Road RELATED COMPONENTS not represent site allocations nor OT25 Church Road ‘Related components’ are a list should they be considered such. OT26 Howley Road Sports Pitch of other components which will OT27 Wandle Road Car-Park, Bus have an impact on the component 4.1.3 If sites and projects come Stand and Flyover Undercroft being set out. forward in the future that are not included in the components 4.1.3 Each component is described STAKEHOLDERS section then their design and under the following headings: Interested parties or groups to be development should comply with consulted or seek approval from the Development Plan (as well PHASE (this list is not exhaustive). as national, London and local Indicative phasing: Now, Soon or planning policy), development, Later (See 3.7 to 3.9) LEAD public realm and movement Organisation leading on delivery parameters set out in 3.2-3.4. PRIORITY: High, Medium or low priority. FUNDING 4.1.4 The designs and precedents This will be based upon the Identified or potential funding included within each component level of regeneration benefit sources. Where Croydon Council are indicative to provide guidance that the component will have is indicated this may include other for future detailed design. Please on the surrounding area in the sources of public funding and refer to the key on page 138 for context of other components planning obligations (this list is not the thumbnail plans within each coming forward. The sites current exhaustive). component. condition will also have an impact on its priority for development. MANAGEMENT The components in the Old Town Organisation responsible for the Draft Masterplan are: TYPE management and maintenance Type of development; of the component following OT1 Church Street infrastructure edge, street its completion (this list is not OT2 Surrey Street Market infill, refurbishment, temporary exhaustive). OT3 Frith Road, Keeley Road and structures (see section 3.3) Priddy’s Yard public realm, movement.

83 Figure 29: Old Town Masterplan with labelled components 84 OT1 Church Street and Crown Hill

PHASE Crown Hill is a key threshold Now and Soon between Old Town and the retail core at North End at the eastern PRIORITY end of Church Street and visa High versa. The hill is steep and the southern footway is quite wide. TYPE The slope is pedestrianised apart Public realm, movement, building from tram access and the tram refurbishment. passes through on its way to Church Street. The street has a CONTEXT deficiency of greenery and street This component includes the trees mainly because street trees section of Church Street which cannot be located near the tram runs from east to west and not lines for safety reasons. the section of the road south of Reeves Corner. OBJECTIVES 1. Draw people down Church Church Street is Old Town’s main Street from the busy shopping Component location: OT1 retail street with views of the street of North End and give Minster and an attractive gentle greater prominence to Surrey curve. It is located within the Street Market. Church Street Conservation Area 2. To restore and reinstate the and is characterised by a range historic character of Church of historic and modern buildings Street and Crown Hill. with predominantly narrow plots 3. To enhance and support the that have ground floor shop units. independent retail offer of There is a mix of independent, Church Street. value orientated shops and 4. To enhance the public space at national multiples. Many of the Crown Hill to provide seating shop fronts have lost their original and improve visual amenity. features and have features that fail 5. To improve pedestrian and to respect the historic character cycle movement through the of the shops such as large fascia area. boards, box signs and modern 6. Increase greenery, in particular windows, as well as external roller street trees where possible. Existing view of Crown Hill and Church shutters and internally lit signage. Street

The public realm along Church Street is cluttered with A-board signs, tram infrastructure and the pavements are narrow in some places, contributing to some pedestrian congestion. Vehicular flows on Church Street are low because it is a one way street and not a through route into town and there is no pressure on loading bays. The street has a high level of footfall and the tram runs along the centre of the road. The Church Street tram stop narrows the Existing view of Crown Hill looking Signs, columns and tram clutter make pavements. towards North End it hard to appreciate the architecture of Church Street

85 DESCRIPTION • Loading bays should be The transformation of Church rationalised to provide more Street with a unified public realm space for pedestrians where treatment to enhance the historic possible. character and appearance of • Provide an on-street westbound the independent shops, removal cycle route along Crown Hill of barriers to pedestrian flow, and Church Street up to Old pavement widening where Palace Road. possible and historic shop front • Improvements to historic shop restoration and building frontage. fronts should seek to restore The first phase of the Church original features. Sensitive Street improvements are being repairs should include: the delivered as part of the Mayors removal of modern signs and Regeneration Fund improvements fascias to reveal and restore in 2015 original features, re-painting or the removal of paint, render or A high quality and attractive area cladding that does not respect of public space and a threshold the special character of the feature on Crown Hill to mark the Church Street Conservation entrance to Old Town. Creative Area, and the removal of solid Before (top) and After (bottom) Leyton and sensitive interventions at or perforated roller shutters. Shop fronts improvements and public Crown Hill to welcome people The upper floors of shops realm scheme (Daily Mail) to Old Town such as the use should be included in this • Trees cannot be planted close of painted or applied signage restoration. to the tramlines for safety on flank elevations, totems or • At Crown Hill there could be reasons. columns. level platforms to accommodate • Signage on the flank elevation a maximum of six market stalls of KFC should respect the PARAMETERS of 9ft by 6ft. character of the host building, • Existing signage and • Level platforms could include be of bespoke design and street furniture should be steps up to platforms to create not result in any damage consolidated where possible. benches to provide seating. to the building’s fabric. Any Columns should be shared by The design will need to be DDA illumination should comply with street lights, traffic signs and compliant. the Shopfronts and Signs SPG security cameras wherever • All proposals must take account (see 2.10). possible. Street clutter including of the tram route and the safety • The Draft Croydon Local A-boards and private waste of pedestrians. Plan: Detailed Policies and bins belonging to the retail • The design of the space on Proposals proposes changing units should be removed Crown Hill should not obstruct Church Street from being partly from the street through better access to the shops on Crown designated as a Main Retail management. Hill. frontage to all being designated • In the longer term, tram • The Church Street tram stop as a Secondary Retail. This related infrastructure should should be renamed ‘Old Town might encourage more cafes be reviewed, and attractive tram stop’ to help reinforce the and restaurants to locate there infrastructure replace the identity of the area. which will enhance the evening existing infrastructure where • Materials should be hard- economy. it is not possible to remove or wearing to cope with the heavy • Old Town might aim to be rationalise it. footfall and tram infrastructure. awarded with a Purple Flag. • Original granite kerbs should be • Greenery and tree planting maintained. Road and footway should be implemented where RELATED COMPONENTS surfaces should also be possible and trees considered OT2, OT3, OT10 improved through a consistent should be of seasonal interest public realm treatment. and colour.

86 STAKEHOLDERS Shop owners / landlords Croydon Council GLA TfL COBA Portas Town Team Surrey Street Market traders

LEAD Croydon Council

FUNDING GLA Property owners Croydon Council

MANAGEMENT Shop owners / landlords Croydon Council Easier pedestrian movement due to the High quality street furniture and tree removal of unnecessary street clutter and planting in the widened footways, the creation of raised side street crossings Walworth Road (CABE). Elements of this at Walworth Road (CABE) scheme are useful precedents for Church Street

Croydon Pop-Up Emporium, Church Street

Figure 30: Illustration of the proposed public realm changes on Church Street (Studio Weave)

87 Figure 31: Plan illustrating Church Street proposals (Studio Weave)

Figure 32: Indicative artist’s impression of the view along Church Street with market stalls on Crown Hill (see page 21 for historic photos illustrating the use of signs in Old Town in the early 1900s) 88 OT2 Surrey Street Market

PHASE Surrey Street building frontages Now are in poor condition including 46 Surrey Street (the former Croydon PRIORITY: Advertiser office building). The High road surface and footways are worn and have been damaged in TYPE some places due to heavy use by Public realm, movement, infill the market traders. development Overton’s Yard and Fellmonger’s CONTEXT Yard adjoin Surrey Street and Surrey Street is an attractive provide storage facilities for Surrey historic retail street that slopes Street Market. They are currently downwards from the High subject to development pressure Street to Crown Hill. Bell Hill for housing. The basement of and Middle Street are narrow Q-Park car park is also used by streets leading off Surrey Street stall holders for storage. that are attractive, historic retail Component location: OT2 streets that form a key part of the OBJECTIVES remnants of the historic street 1. Raise the profile of Surrey patterns in Old Town. Before Street market in Old Town and Grants was redeveloped in the attract more shoppers from the 1990s Middle Street used to wider metropolitan centre and connect to Surrey Street. The large beyond. service access to Middle Street 2. Restore and reinforce the has a detrimental visual impact on the street.

Surrey Street Market currently provides everyday staple products for local people including a large number of fruit and vegetable stalls, clothes, plants, household goods and street food. The market is open from Monday to Saturday from 10am until around 5pm. On busy market days there is high footfall which brings activity and vibrancy to the street. There are around 80 market pitches on Surrey Street. Around a third of the stalls are vacant, particularly towards the southern end of the street. There is also limited signage directing shoppers to the market from North End.

The street itself has many attractive listed, locally listed and positive un-listed buildings which contribute to the character of Old Town. However, some parts of the The traditional offer of Surrey Street Market is predominantly fruit and vegetables

89 historic character of Surrey Street. 3. Create a robust and flexible public realm which allows different scenarios to be tested for the market layout but improve the attractiveness of the public realm. 4. Improve facilities for provision and consumption of street food. 5. Restore and activate building frontages where necessary. 6. Improve pedestrian access to the shops and movement across the street. 7. Safeguard storage and other The existing market is busy at the Church facilities for the efficient Street end of Surrey Street functioning of Surrey Street Market. 8. Increase activity and natural surveillance on the street in the evenings.

DESCRIPTION Attractive and robust street surfacing, new lighting and waste containers for the street and, as funding permits, restored historic shop fronts. Public art or bespoke signposts at each end of Surrey Street to raise the profile of the market in the wider metropolitan area. Careful rationalisation of the The service yard on Middle Street has a market stalls to allow people to detrimental impact on the public realm walk easily down the middle of the road but also along the pavements to access shops. This includes adjusting the location of the stalls slightly towards the road centre and the introduction of one or two breaks in the line of stalls, to allow access to the shops at these points.

Establishment of a hot food area, including the existing hot food stalls, with movable tables and seating and canopies. In management terms, a broader range of high quality food stalls Proposed hot food area that complement and support the existing traditional fruit and Figure 33: Plan of current Surrey Street Market stalls illustrating the offer of the stalls along the street. The plan demonstrates the higher vacancy level of the stalls towards the south of the street 90 vegetable offer and help to create a food destination in Croydon should be encouraged.

Retention of market storage space between Overton’s Yard and Fellmonger’s Yard to support the market, with an attractive gate to tidy the area and improve security. Fellmongers Surrey Street Yard Retention of existing and greater use of historic carts to maintain the historic feel of the market. Overtons Improvements to the service yard Yard (Middle Street) adjacent to number 46 with robust new paving and lighting and better facilities for Borough Market, Southwark, has an offer traders, such as toilets, electricity of both independent food shops and stalls which all contribute to the area’s reputation and water supplies. Matthews Yard for good food PARAMETERS • Signage to the market at each end of Surrey Street should not impact on pedestrian or vehicular movement flows. • It is important for the layout Figure 34: Proposed plan of Surrey Street of the market to balance the illustrating the importance of active retail requirements for pedestrian frontage along the edge of the street (red line) and a proposal for signage or public movement between stalls and art at either end (pink dot) (see page 41 for for access to shops on Surrey full key) Street. • The location of stalls should accommodation on the upper not altered significantly on a floors of buildings. regular basis so that shoppers • Any new development in Re-branding strategy for Wood Street can easily find stalls they have the Overton’s Yard and Market, Walthamstow helped to strengthen visited previously. Fellmonger’s Yard area should the areas identity • The lunch time street food provide replacement market offer should be focused at the stall storage within the scheme. southern end of Surrey Street • Resurfacing and lighting in where the market is currently Fellmonger’s and Overton’s less busy. Yard should be used to create • Road surfacing should be more attractive and safe robust enough to withstand pedestrian routes. heavy use and flexible to allow • Market storage should not be different layout scenarios for the visible on the street. market to be tested. • Storage and parking spaces • Power and water supplies, for traders in Q-Park should be refuse storage, toilets and retained, as far as possible to servicing for the market should assist the viability of the market. be considered in a detailed • Shop front improvement should study. follow the guidance in the • Encourage residential Conservation Area General Traditional signage marking the entrance Guidance. to East Street Market on Walworth Road, Southwark 91 • Improve the visual appearance of the boundary treatment for service access to the Grants building on Middle Street. • It may be possible in the future to reconnect Middle Street to Surrey Street for pedestrians.

RELATED COMPONENTS OT9, OT4, OT1

STAKEHOLDERS Surrey Street building owners Surrey Street businesses and market traders Croydon Old Town Business Association Croydon Council Temporary food hub on Surrey Street. For further information see page 141 Portas Town Team Croydon Conference Centre Q-Park

LEAD Croydon Council Building and business owners Private sector

FUNDING Croydon Council Building and business owners Other public funding

MANAGEMENT Building and business owners Croydon Council Whitecross Street Market, Islington is a popular street food destination and serves hot food on Thursdays and Fridays

Maltby Street Market near London Bridge Inexpensive temporary kiosk frontage serves hot food on Saturday and Sunday could be used to help improve the quality of vacant frontages to some parts of Surrey Street in the short term

92 OT3 Frith Road, Keeley Road and Priddy’s Yard

PHASE Keeley Road has a pedestrian Now and Soon entrance to the Centrale Shopping Centre which appears to be well- PRIORITY: used. Another entrance in to the Medium Centrale shopping centre on Frith Road is currently closed and used TYPE to provide a link through to North Public realm, movement End.

CONTEXT Frith Road and Keeley Road are Frith Road and Keeley roads one-way streets. are partly commercial streets with independent retail and Priddy’s Yard is a narrow street community facilities; and partly with a similar character to the residential streets. At the time other Yards in Old Town (see OT8). of production of this masterplan The Holiday Inn Express Hotel is they include a music shop (which located in the centre of Priddy’s is an important addition to the Yard. The public realm along Component location: OT3 cultural offer of the area), a pie Priddy’s Yard is of poor quality, in and eel shop, a snooker hall, two particular the area that is South of children’s nurseries and a gym. the hotel which is used for refuge The residential accommodation storage by the adjoining retail on Frith Road is predominantly premises fronting North End. terraced Victorian housing.

The streets have a lower footfall OBJECTIVES than the other commercial streets 1. Increase footfall. in Old Town – Church Street and 2. Unify Church Street, Frith Road Surrey Street. This is perhaps and Keeley Road. because they have a lower retail 3. Activate blank frontages. offer than these streets, with much 4. Restore historic shop fronts The rear of the Centrale car park on Frith of the Western side of Frith Road where necessary. Road being predominantly residential 5. Improve pedestrian connections accommodation. It is also possibly to the area to increase the level due to the poor quality of the of passing trade, particularly public realm of the streets and from North End. some unattractive frontages 6. Improve north-south cycle and lack of quality connections movement through the area. through the Centrale urban block from North End. The Eastern edge DESCRIPTION of much of Frith Road and the Match the public realm treatment southern edge of Keeley Road is of Frith Road and Keeley Road fronted by the rear of the Centrale with that of Church Street. This Shopping Centre which presents will help unify these commercial Existing view along Keeley Road, towards an inactive and blank frontage. streets and signify to shoppers the Centrale Centre The large service yard openings on Church Street that the retail of the Centrale Shopping Centre continues along Frith Road also have a detrimental visual and Keeley Road. Introduce a impact on the area as well as a contraflow cycle south-north cycle detrimental noise impact created lane on Frith Road. by their vents. There are several trees on Frith Road that partially ameliorate the impact of the blank frontage of Centrale. 93 PARAMETERS high quality and consistent • Public realm upgrades should street surfacing and brighter include footway widening in lighting. front of shops where the street • Historic shopfronts should be width allows and de-cluttering improved as funding becomes to give more space to available. pedestrians. • Accommodate a contraflow RELATED COMPONENTS cycle lane on Frith Road as an OT1, OT2 alternative to North End along which cycling is not permitted STAKEHOLDERS between 10am and 6pm (see Frith Road building and business Shops along Frith Road Movement Context 2.8). owners • Use planting and/or public GLA art to increase activity and COBA interest along the blank wall of Portas Pilot team the Centrale Shopping Centre. TfL In the longer term ensure any redevelopment of the Centrale LEAD Shopping Centre has active Croydon Council frontages facing on to Frith Building and business owners Road. • The currently closed pedestrian FUNDING link should be reopened Croydon Council and signposted through the GLA Priddy’s Yard links Frith Road with Crown Centrale Shopping Centre to Building and business owners Hill North End during retail opening hours. MANAGEMENT • The public realm of Priddy’s Croydon Council Yard should be improved with Building and business owners

Figure 35: Illustrative sketch illustrating proposals at Frith Road (Studio Weave)

94 OT4 Exchange Square

PHASE Tech City, gallery and performance Now space. Matthews Yard is very popular which is an indication PRIORITY: of the potential of the area for High activity (see page 11 for further information). TYPE Public realm, retail OBJECTIVES 1. To create a lively and active CONTEXT public space in the centre of Exchange Square is a privately Croydon Metropolitan Centre owned public space, created in with new seating and play 2008 with the redevelopment opportunities. of the area which included a 2. To provide an attractive and new pedestrian link through the historically sensitive setting square between Surrey Street for the Grade II listed Surrey and Charles Street. The square Street Pumping Station (See has two main areas of hard OT5). Component location: OT4 landscaping either side of Surrey 3. To improve the pedestrian Street Pumping Station. The route from Old Town’s square slopes upwards towards residential areas to Surrey Surrey Street. Street and North End through the square. Exchange Square has medium 4. For the newly refurbished footfall, probably due to the locally listed 10-11 Surrey Surrey Street Pumping Station Street provide an active edge (OT6, Grade II listed), and the for Exchange Square. surrounding shop units lying 5. To occupy empty units with vacant. The shop units have not shops, cafes and potentially been fitted out and this would other uses that could spill out require significant investment. into Exchange Square. There is a low amount of seating and poor maintenance of the DESCRIPTION square. The eastern side of An active use provided in the Exchange Square, the rear historic Surrey Street Pumping extensions of the locally listed Station which provides a highly Existing public realm at Exchange Square numbers 10 and 11 Surrey Street, attractive physical environment with the Pumping Station to the left (see also create an inactive edge to the with potential to become a OT5 for more information). The green box is the non-operational Thames Water square. The forms and roofs of destination in Croydon for cultural, switching house. The retail units are the original buildings are attractive retail and restaurant activity. The unoccupied and contribute positively to the removal of the Thames Water character of Old Town. switching hut helps to enhance the square. There is an non-operational Thames Water switching hut on Restaurant and cafe seating will Exchange Square which is poorly spill out into the square and shop sited and has a detrimental impact window displays will help to add on the square and the setting of interest. Public realm in Exchange the pumping station (see photo Square remains uncluttered and top right). Matthews Yard Cafe flexible to allow the space to be is the sole occupant of the units used for different events and View in the square looking east - existing surrounding the Square - a cafe, activity. public realm at Exchange Square includes workspace and a hub for Croydon some planting in the form of a green wall which creates a barrier in the square. There is a change in level, rising towards Surrey 95 Street PARAMETERS • Any new seating or play • The empty shop units in the facilities should not be located square should be fitted out, on walking and cycle route ready for letting. through the square (see • A new use for the Surrey Street sections 2.8 and 3.4 on cycle Pumping Station should be routes and facilities). A new identified (See OT5 for more smooth surfaced route should detail). be considered for bikes on • Ensure the setting of the Grade the western side of the square II listed pumping station is where the existing surfacing is improved. uneven. • 10-11 Surrey Street should Putt Putt - Temporary crazy golf held in provide activity in Exchange RELATED COMPONENTS Exchange Square 2013, Turf Projects Square, perhaps with tables OT5, OT2 (copyright Jim Stephenson) and chairs at the rear of the cafe. There may be scope for a STAKEHOLDERS small extension to help this to National Asset Management be achieved. Agency (Ireland) • Public realm design should Wandle Holdings / Clowater include incidental integrated Portas town team and Croydon play opportunities that respect Old Town Business Association the setting of the listed Surrey Croydon Council Street Pumping Station and Thames Water (freeholder) do not clutter the public realm Matthews Yard (see 2.7 for further details). Retail unit owners • There should be additional movable and fixed seating LEAD areas in the square. Landowner and retail unit owners • Specialist and cultural arts based uses are encouraged FUNDING for the buildings surrounding Croydon Council and other public the square to enhance the sector funding visual appearance of Exchange Private sector/ Landowner Square and range of activities Retail unit owners in Old Town. • Any performance space should MANAGEMENT Restaurant and cafe seating should bring be temporary so as to maintain Landowner and retail unit owners activity to the square, as in the public the flexibility of the space to space off Canvey Street, Southwark accommodate other activities. • Additional planting should be explored. However, the existing green wall within the square should be removed where the planting currently exists because this reduces the sense of openness in the square and is a barrier to movement. • The redundant Thames Water switching hut should be removed. A busy square in the Hague with tables and The design of the public realm should chairs include integrated play opportunities

96 OT5 Surrey Street Pumping Station

PHASE combine on-site production Now with consumption are currently popular, such as an artisan bakery, PRIORITY: micro-brewery or coffee roastery, High and could be suitable uses. The Pumping Station becomes TYPE a destination and anchor for Retail / education / community / Croydon’s regeneration. leisure / culture use (depending on final user(s). Refurbishment PARAMETERS The Draft Masterplan does not CONTEXT make a single recommendation The existing building is a large for the use of the building but has attractive gothic revival style suggested a set of principles to Grade II listed former pumping guide the identification of a new station, currently on the National use and: Heritage at Risk Register • Surrey Street Pumping Station published by English Heritage. The provides a publicly accessible Component location: OT5 building was built in four stages use, or range of uses, which starting with the engine house in provide a desirable destination 1851 and although the building is and actively contribute to the structurally sound and has a roof, amenity of Exchange Square. internally it is in poor condition and will require substantial investment to restore it for use. The building has been vacant since the 1980s. (see also OT4).

OBJECTIVES 1. Repair and restore the building, removing it from the Heritage at Risk Register. 2. Provide a new use, or a range of uses, for the building which are sustainable and complimentary to its architectural merit. Transform the building in to a destination and anchor for the regeneration of Old Town. 3. Maximise public access to the building to enable it to be enjoyed by the community.

DESCRIPTION Surrey Street Pumping Station is restored and a new use or uses found for the building unlock the potential of Exchange Square and improve access and activity in this part of Old Town. Food and drink related uses which Surrey Street Pumping Station, Exchange Square

97 • The use should be sensitive to the character of the listed building and complement its sensitive restoration. • Any changes to the building should be considered to sustain or enhance the significance of the Pumping Station whilst securing a sustainable and appropriate future for the building that meets the needs of the local community. • The building should have a complementary relationship with Exchange Square that enlivens the appearance and experience of the square. • The use in the building should Surrey Street Pumping Station in Exchange Square not duplicate an offer that is already available on or near Surrey Street, but support the area. • Uses could potentially be bought forward in phases.

RELATED COMPONENTS OT4

STAKEHOLDERS Clowater Croydon Council Portas Pilot Town team and Croydon Old Town Business Association Thames Water National Asset Management Agency (Ireland) KPMG The rear of Surrey Street Pumping Station, from Charles Street

LEAD Owner / Leaseholder

FUNDING The Heritage Enterprise Fund Owner / Leaseholder Architectural Heritage Fund Social Investment Business Other public funding

MANAGEMENT Owner / Leaseholder Castle Climbing Centre, Hackney, is a new Eventual operator of use within the use in a converted pumping station that building provide visitors to the building.

98 OT6 Ryland House

PHASE 4. In the longer term convert the Now and Later building to residential or other potential uses, or redevelop PRIORITY: the site. Low DESCRIPTION TYPE The visual appearance of the Refurbishment / new homes or ground floor of Ryland House other potential uses, Public realm is enhanced through additional soft landscaping and/or public CONTEXT art. Existing bollards are removed Ryland House is a 13 storey tall where possible. Where they are and wide office tower built in required for security, they are the early 1970s as the General replaced with more attractive Post Office switching centre in a models. In the longer term, Ryland modernist style. It was built before House could be retrofitted and the designation of its neighbouring converted to residential or office conservation areas in Old Town use with new openings on the Component location: OT6 and its large scale means it has ground floor to create active a detrimental visual impact of an frontages to the building. Another within Old Town and dominates long term option is the demolition views. This impact is compounded of Ryland House which would by its inactive frontage, noisy completely remove its imposing vents, wide vehicular access visual impact on Old Town. point with a poor quality boundary treatment and surrounding PARAMETERS poor quality public realm which • Any public realm improvement The imposing scale of Ryland House includes cracked paving. The should to protect space for public realm does include a pedestrians. few attractive trees which go • Planting should be low a little way to ameliorating the maintenance. detrimental impact of the building. • Interventions should not The building is currently used by obstruct the building BT. ventilation grills. Unattractive vehicular access point and OBJECTIVES RELATED COMPONENTS public realm 1. If the site is redeveloped then OT25, OT7 Ryland House should be replaced with a building of STAKEHOLDERS a significantly smaller scale Croydon Council that would be more respectful BT of the scale and special character of the surrounding LEAD conservation areas and Old Building owner Existing public realm adjacent to Ryland Town. House 2. Improve the immediate setting FUNDING of the building by upgrading Building owner the public realm including soft landscaping. MANAGEMENT 3. Activate and add design Building owner interest to the ground floor of the building. A green wall in Borough helps to enhance an unattractive corner 99 OT7 Q-Park Car Park

PHASE Movement Parameters). There is a Now longer term aspiration for a direct pedestrian access point to the car PRIORITY: park from Exchange Square. Low PARAMETERS TYPE • Temporary uses should be Car parking, Retail / Bar located at the western end of the roof to take advantage of CONTEXT the best views. The five storey car park is • The height of the currently low currently under-used, it is never wall on the car park roof would more than 60% full. The car park probably need to be raised for entrance on Charles Street is safety. difficult to access for vehicles • A pedestrian route through the due to the one way streets in Old car park to the roof should be Town. The street surfacing along identified. Component location: OT7 the pedestrian route to the car • Improve public realm of park from Surrey Street (Overton’s Overton’s Yard. Yard) is tired (see also OT8). • Introducing two-way traffic on Q-Park is an important car park for Charles Street would require pedestrian Old Town, located close to Surrey widening Charles Street. If entrance Street, Church Street, Exchange widening occurs the high

Square and the Surrey Street quality of the existing public Q-Park Pumping Station. There is market realm on Charles Street should storage in the ground floor of the be retained. car park vehicle RELATED COMPONENTS entrance OBJECTIVES OT4 Charles Street 1. Create temporary leisure uses. 2. Deliver a more direct vehicle STAKEHOLDERS Figure 36: The masterplan proposes the routes to the car park. Q-Park use of the western end of Q-Parks rooftop 3. Improve pedestrian access. Portas Town Team and Croydon (see page 41 for full key) 4. In the longer term Old Town Business Association redevelopment as residential accommodation could be LEAD considered as indicated in the Q-Park Croydon OAPF. 5. Continue to provide / upgrade FUNDING market storage Q-Park Private sector DESCRIPTION The car park continues to function MANAGEMENT as one of Old Town’s key car Q-Park Existing car park and vehicular entrance parks. A destination is created Private sector through temporary uses on the car park roof such as a pop-up bar or restaurant. The pedestrian route from Surrey Street to the car park is improved with resurfacing, lighting and signage. Vehicle access to the car park is improved through two way traffic flows on Church Road and at the north Franks Bar, Peckham is located on top of a multi-storey car park and is open during the end of Charles Street (See 3.4 summer months. Facilities are basic and it is a cost effective way of introducing positive activity 100 OT8 Yards

PHASE and refuse storage only Soon should be made secure with attractive gates and boundary PRIORITY: treatments to provide High managed access. It should not clutter the public highway. TYPE • Alleyways that are public rights Infrastructure of way should not be gated. • Any gate design should be CONTEXT decorative and incorporate The area of Old Town around local character in design and Surrey Street is characterised have gaps to see through to by intimate alleyways and yards, avoid dead frontages. which are part of its historic layout • The yards should receive the pre-dating 1800. The yards are following treatment: the narrowest streets in Croydon • Overton’s Yard: Gate market Town Centre at around 2m wide storage area within the yard. and they make a significant • Fellmonger’s Yard: Gate mar- Component location: OT8 contribute to the distinctiveness ket storage within the yard. and character of Old Town. • Priddy’s Yard: Don’t gate. However Overton’s, Fellmonger’s • Waterworks Yard and and Priddy’s Yard have a worn Matthews Yard at Exchange public realm and are sometimes Square: Don’t gate. used for refuse storage and are • Private alleyways off Church Surrey Street perceived to be unsafe after dark. Street: Gate. Church Street Other Yards include Waterworks Yard and Matthews Yard off RELATED COMPONENTS Exchange Square. Overton’s and OT2, OT1 Fellmonger’s Yard are used by Surrey Street traders to access STAKEHOLDERS storage. Croydon Council Surrey Street Market Traders OBJECTIVES Property owners 1. Improve the public realm of the yards. LEAD 2. Improve safety and the per- Croydon Council and landowners Figure 37: Blue dots on the plan indicate ception of safety in the yards. where boundary treatment should be 3. Increase activity and natural FUNDING considered for alleyways. Gates should be considered at entrances to private land surveillance. Croydon Council and landowners (see page 41 for full key)

DESCRIPTION MANAGEMENT A coordinated design approach Croydon Council and landowners to historic yards and alleyways to distinguish between public space and service yards. Encourage small scale business activity and production in these yards. Encourage landowners to establish clear boundary treatment to private land. Improve lighting levels in the yards. The entrance to Fellmongers Yard is used PARAMETERS for temporary market storage which has a An example of attractive gates at • Private land and market harmful visual impact Shawbury Gates, Southwark, by Lordship 101 Lane for use on private yards OT9 Link Through Arcade

PHASE RELATED COMPONENTS Soon OT2

PRIORITY STAKEHOLDERS Medium Arcade landowner / Grants Shops in Arcade TYPE Surrey Street Market Traders Public realm Croydon Council

CONTEXT LEAD The Arcade is a Victorian internal Arcade Landowner / Grants link through the Grants leisure complex which adjoins steps into FUNDING Surrey Street. It is a direct route Arcade Landowner / Grants from the main shopping areas of Croydon Metropolitan Centre to MANAGEMENT Surrey Street, Exchange Square Arcade Landowner / Grants and beyond. The arcade is poorly Component location: OT9 lit, especially when the shops are closed. There is a Legible London signpost on the High Street

adjacent to the route. High Street

OBJECTIVES 1. Maintain the link between High Surrey Street Street and Surrey Street. 2. Improve the environment to encourage people to use this link. 3. Raise the profile of Surrey Figure 38: Improved link through the Street. arcade (see page 41 for full key)

DESCRIPTION An interesting way to mark hidden Bespoke signage for Surrey Street entrances to a shopping street (St Market at the arcade entrance on Christopher’s Place, London the High Street. Creative lighting within the Arcade will help to improve the pedestrian experience and entice people to use the arcade.

PARAMETERS • Lighting should be bright but energy efficient and low maintenance. • Flooring should be sensitive to the historic setting. • Signage should be bespoke and not detract from the historic frontages on the High Street.

Attractive and creative lighting and The Victorian Arcade (top) and steps paving at Barking Town Square down to Surrey Street (bottom) and the 102 entrance to Q-Park OT10 Reeves Corner

PHASE and pedestrian experience is Now generally poor with some narrow pavements, wide roads and poor PRIORITY: quality signage. The area feels High unsafe in the evening because of low levels of activity. The site TYPE is directly opposite a group of Public realm, road layout redesign, attractive locally listed Victorian residential, community. terraced commercial buildings which were also fire damaged in CONTEXT 2011 and the locally listed existing Reeves Corner is effectively an House of Reeves shop. These island site, surrounded on all sides are located within the Church by traffic travelling one way. The Street Conservation Area. Reeves site was cleared following severe Corner is part of the setting of the fire damage caused to the building Croydon Minster Conservation that previously stood on the site Area and listed buildings such as during the civil disturbances of the Minster (Grade I listed), the Component location: OT10 August 2011. In August 2013 Rose and Crown Pub and the temporary landscaping was former almshouses at Ramsey implemented. The site at Reeves Court and part of the House of Corner currently sits empty of Reeves shop (all Grade II listed). buildings and it provides the opportunity for reorganisation of site boundaries and highway realignment.

Reeves Corner is a key gateway into Old Town and a junction where eight roads join. Traffic congestion occurs on Reeves Corner during busy shopping times when many vehicles are queuing up to access the Centrale Car Park on Tamworth Road. Traffic also backs up on the nearby Church Road when Old Palace School children are Reeves Corner from the junction with Roman Way being dropped off and collected. The quality of the public realm

Figure 39: Temporary uses at Reeves The temporary area of landscaping in place at Reeves Corner Corner could include uses such as a 5-a-side football pitch with roof net (shown 103 to scale here) OBJECTIVES 1. Deliver a programme of A building would provide activity pop-up or meanwhile uses to the pedestrianised street and at Reeves Corner in addition continue the built frontage of to the existing temporary Church Street to link with the landscaping in advance of House of Reeves furniture store. development. The high quality public space, set 2. Make the area more pedestrian between the new building and the friendly and provide a new existing buildings at Church Street public space (see 3.4 move- will be sheltered from Roman ment parameters). Way. 3. Improve the setting and visual amenity of the Reeves Corner In the immediate future the site site and develop a building should be used for a programme that is sensitive to its historic of meanwhile uses to provide setting. animation in this area of Old Town Pop up pavilion and temporary event at 4. Improve the pedestrian and and act as a positive precursor the London Festival of Architecture. Such cycle route between the to redevelopment at the western an activity could be a meanwhile use that helps bring life to Reeves Corner and Minster and North End. end of Church Street. Meanwhile provide temporary amenity space 5. Reintegrate Reeves Corner use activities would be subject to with Church Street. Knit back agreement with the landowners, together the urban fabric by funding and traffic safety audits. rationalising the road layouts. PARAMETERS DESCRIPTION • The site lies outside of the Reeves Corner can be developed Primary Shopping Area and to provide an attractive new therefore would not normally building and a pedestrianised be considered suitable for street at the western entrance to a new retail development. Low and small trees show how greening Old Town, while simultaneously However, given the long of Reeves Corner could be designed maintaining traffic flows and history of retail use on this site, to maintain views to House of Reeves. Precedent from City of London improving cycle routes.

Figure 40: An artists impression of the pedestriansed street and building at Reeves Corner (indicative) 104 would be permitted subject OPTIONS FOR REEVES CORNER: to the Development Plan (See Planning Brief Site: Reeves Corner, 104-12(even) Church Street and 1-5 Reeves Corner, 5th November 2011). • The height of any new building should not exceed 3 storeys Tram route to fit comfortably within the surrounding historic context. • The upper floors should provide residential accommodation, perhaps retirement accommodation in conjunction with the local Elis David Almshouses. • Any new building should reflect the surrounding fine grain massing and scale. • Maintain views of the Reeves Figure 41: Indicative design for ‘Peninsularising’ Reeves Corner. This would create an shop from the end of Church open space enclosed by buildings, and improve the quality of the direct pedestrian link Street. between North End and Minster Quarter. The building on the ‘peninsularised’ site would be more accessible and traffic flows would be rationalised. • The building will be visible from all sides and therefore all frontage must be of high quality designs. In this context servicing of the building will need to be carefully considered. • Several smaller buildings built up against each other on the site would be acceptable (as previously existed on the site). Tram route • The location of services on the western edge of the site means that it would be expensive to build in that area of the site. • The design should consider the use of materials in keeping with the conservation area, predominantly brick with timber framed windows, Figure 42: Indicative diagram showing possible improvements to the Reeves Island site natural slate roof etc. without changing traffic flows. New homes with active ground floor uses on the western • A new building should maintain side would create usable public space or gardens on a widened pavement (see page 41 for key). views to the Minster from the north. • Lane widths of vehicular routes should be narrowed and pavements widened where possible to reduce the dominance of traffic

105 and improve pedestrian re-alignment and two-way permeability. working should be undertaken • Reconfiguring the traffic routes before changes are made. to form a peninsula at the end of Church Street and Church RELATED COMPONENTS Road is recommended, OT1, OT2, OT13, OT18 knitting the site into Old Town and reducing the island nature STAKEHOLDERS of the site. The Reeves family • The junction should be The Whitgift Foundation designed to improve the TfL public realm and pedestrian Croydon Council movement in addition to maintaining vehicular LEAD movement (see figure 41). The Reeves family (landowner) Modelling work carried The Whitgift Foundation out to date indicates that (landowner) existing traffic flows could be TfL accommodated satisfactorily Croydon Council (landowner) with minimal changes in journey times/delay. FUNDING • The tramlink network will need The Reeves family to be taken into account within The Whitgift Foundation the wider movement network Croydon Council and must not be disrupted. TfL • By reconfiguring the space in GLA this way it is possible to create a significant area of public MANAGEMENT space and also provide a The Reeves family building or buildings. The Whitgift Foundation • The public space should be of Croydon Council high quality with seating and planting, encouraging activity from the building either side to spill into the space. • The pedestrianised street should retain existing service access for properties on the East side of Church Street • The realigned street layout should maintain delivery access on Church Street to the House of Reeves shop. • Adequate loading bay provision for the use of the site should be provided. • The bus stop must be relocated from Reeves Corner to Drummond Road to allow for pedestrianisation of a section of Church Street. • Detailed modelling of the road

106 OT11 Ann’s Place Car Park (West)

PHASE PARAMETERS Soon • Building should have doors and ground-floor windows PRIORITY that open onto both streets to Medium create active frontage. • New development should be TYPE set back to allow for generous Residential pavement widths on Reeves Corner and continue the CONTEXT building line on Church Street. The site is currently a car park on • A maximum height of the corner of Drummond Road four storeys would be in and Church Street. The adjacent keeping with the context of building on Reeves Corner is neighbouring development. the former Eagle Public House • Residential accommodation is (currently a community centre) encouraged to be provided on which has attractive tiled detailing this site to help meet housing and successfully defines the need. There may be potential Component location: OT11 corner to Tamworth Road. There is for other uses, such as retail, additional capacity for car parking on the ground floor. nearby under Jubilee Bridge at • If on-site car parking is the Jubilee Bridge Car Park. This provided as part of the component comprises of the west development it should be side of Ann’s Place Car Park. located to the rear of the site Please see OT12 for detail about to avoid it having an adverse Ann’s Place Car Park (East). visual impact.

OBJECTIVES RELATED COMPONENTS 1. To create a building that marks OT10, OT12 the corner and addresses Reeves Corner and Drummond STAKEHOLDERS Road. Neighbouring landowners 2. To provide housing. Croydon Council (Landowner) Ann Mews, (MaccreanorLavington). DESCRIPTION LEAD Attractive family homes with doors to the Attractive development at the Landowner street corner of Drummond Road and Reeves Corner Investment in FUNDING Jubilee Bridge car park to ensure Landowner parking demand can be met (See OT21). MANAGEMENT Landowner

The existing Ann’s Place car park and Figure 43: Sketch of the new building on Residential apartments giving definition to Eagle Pub Drummond Road turning the corner to the corner in philadelphia, QB Design Reeves Corner. 107 OT12 Drummond Road

PHASE OBJECTIVES Soon 1. Enhance the east-west connection through the PRIORITY Centrale Centre from North High End for pedestrians and cyclists. TYPE 2. Improve the route from Church Public realm, movement, infill Street to the bus stop and Ann’s Place car park (east) for CONTEXT pedestrians. The existing, poorly signposted 3. Improve waiting facilities at pedestrian link between North the well used bus stop on End and Old Town is along Drummond Road. Drummond Road and through an 4. Improve the design and underpass beneath the Centrale landscaping of the Ann’s Place shopping centre. It is poorly lit car park(s) and signed and uninviting for 5. Increase tree planting and pedestrians. In the longer term greenery along Drummond Component location: OT12 this route will be an important Road. connection to East Croydon 6. Consider development Station through the redeveloped opportunity at the car park site Whitgift Shopping Centre on (Ann’s Place Car Park) North End and is an objective of 7. Encourage activation of street the Croydon Opportunity Area frontages along Drummond Planning Framework (see figure Road. 45). Drummond Road provides 8. Traffic calming. vehicular access from the Centrale 9. Move bus stop from shopping centre car park and Reeves Corner to allow for service area. pedestrianisation of land between Reeves Corner and Drummond Road generally has Church Street (see OT10). poor quality public realm, a deficit in soft landscaping and lacks DESCRIPTION active frontage. The unscreened Improved public realm service yards underneath the measures to create a more calm Centale Centre have a negative environment, attractive lighting, Figure 44: Active frontage along the parts of impact as do the Ann’s Place Car soft and hard landscaping, Drummond Road which are not residential Parks. The road is one-way and boundary treatments to service as well as the treatment to the route through Centrale will help in improving this route (see traffic speeds to meet the lights at yards, lighting the soffit of the page 41 for full key) Reeves Corner. bridge and where possible widening the pavements. Currently bus stops are located on Forecourts of private buildings Drummond Road and at Reeves should also include soft Corner. The pedestrian routes landscaping as should the along Tamworth Place help unify boundary treatments to car parks. the Minster and Reeves Corner with North End from Church Street New Legible London signage to the Ann’s Place (East) Car Park. to Old Town and the Minster at The bus stop has low quality the point on North End where public realm and is poorly lit at Drummond Road meets the street. night. Along Drummond Road, A threshold feature could also from Reeves Corner the pavement be established at the North End Existing route under the Centrale shopping is narrow adjacent to the bus stop. centre

108 entrance to Drummond Road. • The bus cage should be New active edges should be extended to allow three buses encouraged. to stop here. Accommodate the 264 route moved from Reeves Consolidate the bus waiting areas Corner (see figure 46). in this part of Old Town. Provide • Vehicular access from the a more comfortable waiting area Centrale shopping centre with seating, a bus shelter and should be maintained. additional lighting. Widen the • There may be an opportunity for footway along the south side residential development at this of Drummond Road to improve site Parameters should include: access and bus waiting space. • A development of The pedestrian route to Church approximately 2 and a half Street from the bus stop and storeys, with the half storey car park is improved through accommodated in the roof. lighting and resurfacing and better • The block must provide boundary treatments. active frontage if the site is redeveloped to both Drummond The existing Ann’s Place Car Park (east) A new northbound contra-flow Road and Tamworth Place with (image 2013 Bluesky) cycle lane in the area of road doors and windows. where the bus cage is located • New development should be (See 3.4 movement parameters). set back to allow for generous This may require the purchase of pavements and the bus stop some land on the western side waiting area (see figure 47). of the road near the bus cages to allow enough width for the safety RELATED COMPONENTS of cyclists when a bus overtakes a OT3, OT11, OT10 parked bus. STAKEHOLDERS PARAMETERS Centrale landowners • A shared surface treatment Croydon Council between North End and Keeley TfL The existing Drummond Road Car Park Road only to allow service Property owners and the pedestrian route to Church Street vehicle access. • At Drummond Road bus stop, road should be wide enough to accommodate one bus overtaking a parked bus and contra-flow cycle lane. • Active frontage promoted along Drummond Road where ever possible. • The layout of the car park will need to be revised in order to improve the bus waiting facility and provide greater space for pedestrians and a possible bike lane with approximately 8 spaces removed. • The car park should have improved landscaping, particularly along the Drummond Road edge. Drummond Road Car Park to the right, inactive frontage to the right on Drummond Road and the Central Centrale in the distance 109 LEAD Croydon Council

FUNDING Croydon Council TfL Property owners

MANAGEMENT Croydon Council Property owners

Figure 45: The Croydon Opportunity Area Planning Framework highlights the importance of the east west route across Croydon Metropolitan Centre from Addiscombe to the Minster via Drummond Road

cycle route

Tamworth Place

Extended bus cage

Drummond Road

Service access for Church Street

Church Street

Figure 46: Plan of Ann’s Place Car Park (East) consolidated car Figure 47: Illustrative plans indicating development options for park and improved route to Church Street Ann’s Place Car Park (East) with new bus stop and the existing housing adjacent to the car park maintained

110 OT13 Number 1 Church Road

PHASE Now and Soon OBJECTIVES 1. To create a building that turns PRIORITY the corner and addresses both High Reeves Corner and Church Road and completes the urban TYPE block. Residential 2. To help frame the view of the Minster (Grade I listed) from CONTEXT Drummond Road. The site is currently undeveloped land at the junction of Church DESCRIPTION Road and Reeves Corner. The Development at the corner of site has a pair of mature trees Church Road will be a residential on its south eastern half and building of high quality design that lies adjacent to an electricity helps define Church Road, Church substation that is accessed via Street and Reeves Corner. In the Church Street. The public realm short-term the site should be used Component location: OT13 is in a poor condition with cracked for meanwhile activity, such as a and mis-matched paving. community garden (see figure 49 on following page). Church House Business Centre, the office building adjoining the PARAMETERS south east side of the site has a • Proposed development should number of windows in its western have doors and ground floor elevation. The site is in the Church windows onto both Church Street Conservation Area and is Road and Church Street to part of the setting of Croydon activate frontages. Minster Conservation Area. New • Proposed development should homes in this area of Croydon not exceed three storeys so it are important to bring activity and is in keeping with surrounding people to the area. buildings. Existing public realm on Church Street and the electricity substation

Sub station

Existing public realm on Church Street

Figure 48: A sketch showing a plan for a new building on the corner of Church Road, wrapping around the existing substation and addressing both Church Road and the new public space on Church Street. The darker blue indicates the location of the new building and the lighter blue shows the location of the arch and access to the sub station at ground floor, which the building will extend above.

111 • Residential accommodation could be provided on this site to bring more activity to this part of Old Town and meet housing need. • The new building should consider the historic setting Sub and refer to the Church station Street and Croydon Minster Conservation Area Appraisal and Management Plans for further guidance. • Access to the electricity substation should remain, via an arch in the building frontage to Church Street. Figure 49: A sketch showing a plan for a temporary community garden at the corner of • The existing trees should be Church Road replaced with semi mature trees in a close by location. Any planning application should be assessed by Croydon Council’s tree officer, and mitigating measures agreed. The trees do not have Tree Preservation Orders. • Any new development should take place in consultation with the owners of the neighbouring office building, and any design should have regard to the impact on the provision of PARK(ing) pop up and movable park in San Francisco, located here in an empty car natural light for this building. parking space. PARK(ing) pop-ups contain planting, benches, bike seating and tables and could also contain play equipment. The precedent is useful because it demonstrates how seating and planting can be implemented in a temporary way, and moved around a RELATED COMPONENTS town to test locations for new public spaces, while adding to the existing provision. OT10, OT18

STAKEHOLDERS Croydon Council (landowner) Church House Business Centre National Grid Portas Town Team

LEAD Landowner

FUNDING Landowner

MANAGEMENT Landowner

Houses in Molenplein, Tony Fretton Architects (dezeen magazine) with door 112 and windows activating the street at the corner of the block OT14 Reeves Corner Tree Group and Green Space

PHASE the setting at Reeves Corner. Soon Lighting for trees should be sensitively designed to respect the PRIORITY: historic environment. Community Medium gardening at this location to increase activity and a sense of TYPE ownership and care for the area. Public realm PARAMETERS CONTEXT • Trees should be managed and The group of mature trees at thinned as necessary to ensure the junction of Reeves Corner appropriate canopy for the and Roman Way is an important space. green visual amenity and green • Street furniture should not infrastructure resource that helps obstruct the pedestrian and screen the Roman Way flyover cycle route. from Old Town. The trees are healthy and attractive but the RELATED COMPONENTS Component location: OT14 green space could be smartened OT10, OT21 to improve this entrance into Old Town. There is limited seating with STAKEHOLDERS one bench facing towards Cairo Local community gardeners New Road. Fast moving traffic on Croydon Council Roman Way and at Reeves Corner has a detrimental visual and noise LEAD impact on this site. Croydon Council

OBJECTIVES FUNDING 1. Create an improved green Croydon Council space. 2. Reinforce the role of the trees MANAGEMENT as a local landmark. Croydon Council Local community gardeners DESCRIPTION Portas Town Team New paths with seating to help people to enjoy the space and Figure 50: Plan showing location of trees provide a resting point. Creative (see page 41 for full key) lighting in the trees helps improve

Small lights in trees in Farnham Place, Interesting street lighting at night among Existing green space and trees at Reeves Southwark smaller trees in Liverpool Corner which illustrates the screening benefit of the trees 113 OT15 Former Mission Chapel

PHASE • Alterations could explore Soon ways to increase the level of activity to the frontage PRIORITY: while retaining the building’s Medium historic character, for example through the restoration of front TYPE windows. Public realm, retail, cafe • Landscaping to the front of the building should be improved, CONTEXT through reduction of some The former mission chapel is a of the car parking, and the valued locally listed building that inclusion of more planting and makes a positive contribution to boundary definition. the Church Street Conservation Area (see the Church Street RELATED COMPONENTS Conservation Area Appraisal OT10, OT16 and Management Plans for a more detailed description of the STAKEHOLDERS Component location: OT15 building). It was the first Salvation Landowner Army Chapel outside of London’s Rosepride East End. However the building Croydon Council is currently in a poor condition and include signage that fails to LEAD Former respect its historic character. It Landowner mission is set back from the street with a chapel poorly maintained yard which is FUNDING often used for car parking. It is Private Cairo New Road currently being used by the Vine Tamworth Road Branch Church. MANAGEMENT Landowner OBJECTIVES 1. Preserve the historic former Mission Chapel and improve Figure 51: The former mission chapel sits its condition and setting and in the space on the corner of Cairo New relationship with the street. Road and Tamworth Road (see key on page 138) DESCRIPTION Restoring the condition of the former mission chapel and its forecourt to improve its relationship with the street through soft landscaping.

PARAMETERS • The former Mission Chapel should be retained. • Restoration works should include redefinition of the damaged doorway and right window and the removal of vegetation to the parapet and the shutter. The Chapel is an attractive building but is in need of repair

114 OT16 Cairo New Road

PHASE apartments set within high quality Soon public realm with soft landscaping and play facilities. This is a large PRIORITY: site on the edge of the area and is Medium prominent from the flyover.

TYPE There is a major opportunity Residential, community, public in Croydon to enable the tram realm, tramways infrastructure to become part of the green infrastructure by CONTEXT planting grass in between the The site is comprised of two tracks near Cairo New Road. plots. Each plot includes a simple There is also an opportunity to warehouse building which has improve the tram infrastructure offices attached. These buildings and upgrade the public realm. were constructed as premises for small businesses and are currently PARAMETERS occupied by two churches – The • The Croydon Metropolitan Component location: OT16 New Life Christian Centre and the Centre Opportunity Area Mountain Of Fire and Miracles Planning Framework identifies Ministries Church who occupy appropriate housing density Arcadia House. (In the case of at infrastructure edge sites of Arcadia House, the church use 110-170 dwellings per hectare, has temporary planning consent). and historic infill sites of The site also contains a car park 65-100 dwellings per hectare. and is located on the edge of the As a guide, new development Church Street Conservation Area. at Cairo New Road should be between these two subject to The surrounding public realm is assessment of impact of any cluttered and of mixed quality. proposed development. Existing site with locally listed former The Tramway infrastructure along • A significant proportion of school in background the road and the adjacent jubilee the housing should be for bridge flyover creates large areas families. The OAPF identifies of hard-surfacing which creates a a housing mix which includes rather harsh public realm. 45% family housing (a size of

OBJECTIVES 1. Deliver new family homes and smaller homes. 2. Re-provide community facilities. Existing site with tramways in the 3. Create a high quality public foreground realm that contributes to Cairo New Road and the setting of the new development.

DESCRIPTION There is a an opportunity to meet some of Croydon’s housing needs in Old Town on this site with a high quality development providing both family homes and smaller The existing Cairo New Road site (image Existing tramways and the jubilee flyover 2013 Bluesky) 115 three bedrooms or more). The permanent planning Tamworth Road, a pedestrian precise level of family housing permission must be route between Cairo New Road will be determined through the incorporated in to future and Tamworth Road should planning process. redevelopment of the site or be considered to increase • Each plot could be developed reprovided elsewhere. permeability. individually. If this occurs, • Proposals for a change of • Clear boundary treatment then the design of each use would be considered should be established between individual plot should not as part of a pre-application public and private space within unduly compromise the future in accordance with the the development. redevelopment of the adjoining Development Plan and • The gable end of the locally plot. alongside other material listed former Edwardian school • The development must considerations. building is attractive and should preserve or enhance the • Tram movement should not be considered in the scheme’s setting of nearby heritage be restricted by vehicular layout. assets - the setting of the movement including cars • Views to the former school Church Street Conservation slowing to enter the Old Town/ should not be blocked. Area and listed buildings. Jubilee Bridge Car Park. The gable end of the new • The site could have one, or a development could help to maximum of two tall elements. The public realm should be of high frame a public green space These buildings could be up quality within the scheme and: within the development. to 10 storeys to avoid the • Should deliver an area of • Improve the quality of the building having an imposing publicly accessible community frontage to Cairo New Road impact on the Church Street green space within the and Reeves Corner. Conservation Area. Any tall development. It is expected • Improve the surrounding elements should be carefully that play facilities will be public realm by introducing designed so that they avoid a included in the development. grass to the centre of the negative impact on views to For further guidance on play tram tracks to help soften the the Minster. facility requirements see the urban environment, improve • The design of the development OAPF. sustainable urban drainage must include varied scale and • If the Cairo New Road site is and provide wildlife corridors. massing. expanded to include sites on This will not be possible in • Development will require full townscape and environmental assessments. • Any taller elements of the scheme should be located Jubilee adjacent to the flyover and bridge The former centrally within the site so that school building the edges of the development

relate to the character of its Cairo New Road

immediate surroundings and Tamworth Road mediate the transition of scale. • The remaining buildings should be in line with surrounding Old Town car heights of approximately park three storeys. The bulk of the development on this site will impact on the surrounding conservation area and the The former massing should be broken up. mission chapel • Existing community uses (floorspace) that have Figure 52: Indicative sketch of Cairo New Road. The red on the plan indicates a possible location for the existing church on the site and the blue highlights new residential development. The green represents green space. All other buildings are existing. 116 all locations where the tram runs, for example, where other vehicles share the track space. • A new tram stop on the westbound Wimbledon line track should be considered opposite the existing Reeves Corner tram stop (and the balance of costs and benefits assessed) to support the new residential development. • A turn back facility for trams here to enable a higher frequency of trams in the town centre should also be Facade detailing and height variation at Great Suffolk street, Southwark (background 12 considered. storeys, foreground building 6 storeys)

RELATED COMPONENTS OT15, OT12

STAKEHOLDERS Adjacent landowners TfL Croydon Council

LEAD Landowners TfL /Tramlink

FUNDING Private sector TfL /Tramlink

MANAGEMENT Landowner TfL /Tramlink Barrier Park East, high density family homes in four, six and eight storey blocks. The balconies help to break up the massing

Tramway greening in Mulhouse, France Accordia, Cambridge. An example of medium density family homes and green 117 spaces OT17 Former School on Tamworth Road

PHASE The setting of the school would be Soon improved with soft landscaping. The building could also be used PRIORITY: for other community uses. Low PARAMETERS TYPE • Development would not be Refurbishment and re-use appropriate to the front of the building in the existing car CONTEXT park because it would harm The former school on Tamworth views of the locally listed Road is a locally listed building building. Development with within the Church Street an adjoining atrium to the rear Conservation Area. It is an could be appropriate. Edwardian building (built 1915) in • The existing car park could the Queen Ann style. It is a three be used as a playground storey building set back deeply in and improved with soft its plot with a car park, once the landscaping. Component location: OT17 school yard, in front of the building • The building should retain an on Tamworth Road. The building is active frontage to Tamworth defined for community use by the Road. Development Plan and is currently being used by the NHS as a RELATED COMPONENTS Resource Centre. OT16

OBJECTIVES STAKEHOLDERS 1. Preserve the historic former Landowner school and improve the quality Croydon Council of its setting. 2. In the longer term the building LEAD could help to meet the area’s Croydon Council / occupier The former school has a car park in front, need for a new primary school. on Tamworth Road FUNDING DESCRIPTION Croydon Council / occupier Extensions would be made to the rear to help the building meet MANAGEMENT present day needs of a school. Croydon Council / occupier

Sensitive historic refurbishment at an old New Horizon Youth Centre, Somers Town, A new extension and new buildings at a college building on Prince of Wales Road, North London with copper extension Victorian School building for the Aylesbury London (Adam Khan Architects) Academy, London 118 OT18 Minster Green

PHASE the Minster all have a detrimental Soon impact on the visual amenity of Minster Green as they create a PRIORITY: harsh neighbouring environment High to the public space. In addition the design of Roman Way TYPE encourages fast driving which has Public realm, retail/cafe, car a detrimental acoustic impact. A parking pathway leads from Minster Green to Church Road which is safe to CONTEXT use in the day time and used by Croydon Minster is Croydon’s many people. Largest Grade I listed building but it currently sits in an area of poor OBJECTIVES quality public realm which harms 1. This space currently does not its visual appearance. Some of have an official name and it the footway and hard landscaped should be named ‘Minster surfaces are un-coordinated and Green’ in order to formalise Component location: OT18 are cracked. The existing green and strengthen its identity. space is an area of grass with 2. Improve the quality of the some attractive trees. The green public realm setting for space to the north of the Minster surrounding heritage assets to is designated as Local Open reinforce the historic character Space and the draft Croydon of this area (including the Local Plan: Detailed Policies and Minster and Old Palace Proposals Document proposes School, Grade I listed). it is designated as Local Green 3. Provide better amenity space Space. The Council as landowner and cafe facilities. of approximately two-thirds of 4. Improve heritage interpretation Minster Green wishes to see the of the Minster and the space remain as green public surrounding area. space especially given the fact 5. Preserve and enhance the that there is a deficit of green existing green space that space in Old Town. There is an will become increasingly in under-used car park to the rear of demand as the population of The existing public realm in front of the the Church Hall. Croydon town centre grows Minster and at Minster Green illustrate that 6. Rationalise parking from in the setting of the Minster is currently very compromised Roman Way and the car park and front of the minster. subway located at the front of 7. Improve play provision.

The existing public realm and green space Minster green, looking towards Church Roman Way and the subway compromise on Minster Green Street and the church hall the setting of the Minster 119 DESCRIPTION House should be returned to of the area and not unduly Define and formalise a Minster active retail or business use reduce natural light entering the Green. With the redevelopment of such as a cafe. Minster. the Church Hall site Minster Green • Public realm treatment should • The existing trees that make a will be defined on each of its three respect the sensitive context of positive contribution towards sides that will contribute towards surrounding heritage assets to the public realm (including yew the amenity value of the space. reinforce historic character. trees commonly located on The historic architecture of the • The Green should be retained church sites and pre-Christian Minster and the listed buildings and improved with seating, sacred sites) should be retained on Church Street would define incidental play equipment and and enhanced particularly as two sides of the green and the planting. there is a shortage of greenery high quality architecture of the • The amount of car parking in Old Town. redeveloped Church Hall would directly in front of the Minster • When designing the public define the third side (see the should be reduced and realm carefully consider the Church Street Conservation Area replaced with some car park need to provide interesting soft Appraisal and Management Plans spaces around the green. It landscaping to improve visual for a more detailed description of could also be relocated to other amenity and biodiversity whilst these buildings). nearby car parks. at the same time maintaining • The public realm adjacent to the good visibility and site lines to Preserve and enhance the green church hall should provide spill achieve natural surveillance. space on Minster Green by out space for a possible cafe • Any changes should maintain rationalising car parking, providing in the Church Hall, or to enable delivery access on Church new seating and incidental events in the Hall to easily use Street to House of Reeves shop. play opportunities to animate the Green. • The subway should be removed the space. The entrance to the • Consider how the changes in including its wall at the edge Minster will be framed with high level within the site could be of Roman Way. Traffic calming quality surfacing, sympathetic reduced to increase step-free measures on Roman Way to the historic building. A new access around The Minster and should mitigate the noise pavillion for a possible cafe and ease of pedestrian movement. impact (see OT21). visitor centre at the entrance to • Prune and manage existing • The café on Roman Way is a Memorial Garden could be located soft landscaping to enable it to long term aspiration that would in the south-east of the site. make a positive contribution only become an attractive towards the visual amenity option if Roman Way is made Improve the quality of the public realm on the section of Church Ramsey Court Street between Reeves Corner Church Road and the Minster to signal that it is The Rose and part of Croydon’s historic Minster Crown Public House Church Street Quarter, indicating to drivers using Minster the road that pedestrians have Green priority.

PARAMETERS • Public realm treatment should be unified at the front of the

Roman Way Minster, around the Minster The Minster Green and along Church Street to Reeves Corner to subway New cafe and removed visitor centre help improve the pedestrian Old Palace Old Palace Road experience and unify the School buildings. • The ground floor of the existing Figure 53: A sketch of the Minster Precinct with a new cafe and high quality public space. listed Rose and Crown Public Car parking could be located around the edges of Minster Green. The area to the west of the Minster has a high quality area of public realm, signifying the entrance to the Minster 120 more civilized. • Development should minimise disturbance to tombstones to the north of the Minster.

RELATED COMPONENTS OT19, OT20, OT21.

STAKEHOLDERS The Minster Croydon Council Old Palace School The Whitgift Foundation The lawns at Winchester Cathedral are Public realm sympathetic to its historic LEAD well used and carefully landscaped and context with new seating and lighting. Croydon Council maintained Derry Guildhall Square (BDP).

FUNDING Croydon Council The Whitgift Foundation Other public funding

MANAGEMENT Croydon Council The Minster

Figure 54: An artists impression of Minster Green with high quality public realm treatment, sympathetic to the historic setting. The newly developed Church Hall is visible in the distance (indicative) 121 OT19 Church Hall Site

PHASE active frontage to the surrounding Soon streets. Potential for enabling residential development also PRIORITY: exists as part of the project. High PARAMETERS TYPE • The new Church Hall should Residential, community, education include a single large hall and could also include series of CONTEXT smaller meeting and practice The existing Church Hall is of rooms. simple design and constructed • Replacement development from good quality materials. on the site should positively However, its location and address Church Street, surrounding landscape have a Minster Green and Church detrimental impact on it. The Road with active frontages hardscaped fore court and the and high quality soft and hard grassed area to the north of the landscaping. Component location: OT19 hall lack design interest, they are • The set-back of the building in a poor condition and under could be reduced to minimise used. The significant set-back under used surrounding soft of the building from the street landscaping, subject to the prevents it positively addressing applicant demonstrating that Church Street and Church Road. the replacement development would not have an imposing The building is currently heavily impact on neighbouring used by the community including properties. a children’s nursery, however, it • Residential accommodation is subject to maintenance issues. could be included on the site The hall is located in the Croydon provided sufficient provision Minster Conservation Area and is of community facilities are The existing public realm in front of the part of the setting for the Minster. delivered. church hall is poor quality • New development should be no OBJECTIVES higher than the existing church 1. To improve a valued and hall, equivalent to two storeys well used community facility with roof accommodation, through the construction of stepping down towards the rear a new Church Hall to replace of the Grade II listed Gothic the existing building or Villas on Church Road. refurbishment. • New development should 2. Improve the relationship sustain and enhance the between the church hall and significance of the Minster The existing church hall set back from Minster Green. and its setting. It should also Church Street and not facing Minster 3. Consolidate green space to respect the setting of the other Green increase the area of open neighbouring listed buildings on space. Church Street. • New development should DESCRIPTION positively address the Church A new Church Hall that will help Street and Church Road and define Minster Green, improve the the Minster Green, providing setting of the Minster and other activity through doorways and heritage assets and provide an windows and possibly a café at

122 ground floor level. • The material palette should Residential respect the surrounding historic Church Road context.

• It is acceptable to develop on Church Street Hall Gothic the land currently occupied by Minster Villas the church car park. Green • Public realm should be sympathetic to its historic setting. The public realm around the Church Hall will be designed in conjunction with Minster Roman Way Green. • The public realm adjacent to the subway church hall should provide spill removed out space for a possible cafe in the Church Hall, or to enable Figure 55: Sketch demonstrating the new relationship between the Church Hall and events in the hall to easily use Minster Green the Green. There should be no net-loss of green space at Minster Green. • Any changes should maintain delivery access on Church Street to the House of Reeves shop. • If it does not prove possible to redevelop the church hall then the building could be adapted and extended.

RELATED COMPONENTS OT18

STAKEHOLDERS The Minster Woolton Quad, Brighton College; sensitive new building in a historic context The Whitgift Foundation Croydon Council

LEAD The Minster (landowner of Hall) Croydon Council (landowner of surrounding public realm)

FUNDING The Minster The Whitgift Foundation

MANAGEMENT The Minster The Whitgift Foundation Croydon Council

Brentwood School extension, Cottrell and Vermeulen Architects

123 OT20 St John’s Memorial Garden

PHASE DESCRIPTION Soon The transformation of St John’s Memorial Garden into a well-used PRIORITY: public space. The garden will High have new play facilities, improved hard and soft landscaping and TYPE new entrances. Tree canopies will Public realm be trimmed to provide a lighter space. CONTEXT St John’s Memorial Garden PARAMETERS is located immediately to the • Informal play spaces should south of the Minster, alongside be incorporated. Roman Way. The park itself is • The quality of the hard surface locally listed and the Tudor Arch treatment and planting should gate in the southern corner is a enhance the setting of the Scheduled Ancient Monument. Minster. The condition of the arch has • There may be opportunities for Component location: OT20 deteriorated in recent years. There community gardening. are tombstones located in the • Access from Roman Way hardscaped area of the garden should be improved by near the Minster. Prior to 1960 increasing entrance points in the gardens were used as a burial to the park. ground. • An area of the garden for quiet contemplation should be The gardens are currently under retained. used, particularly in the context • The Tudor Arch should be of the limited amount of green maintained and incorporated space in Old Town. There are as part of proposals for the concerns over safety in the park. park to improve its setting. Old Palace School is the only • All of the garden is overlooking building. There are consecrated ground and plans only two access points. A lack of will require approval from the play facilities has been identified in Diocese. the area and demand will increase • Trees should be pruned to The Tudor Arch at the southern edge of with a rising population. Roman allow more light in to the St John’s Memorial Garden is an existing Way creates a hostile environment gateway to the proposed Minster Quarter (see additional photo on page 139) for the park along its western edge.

OBJECTIVES 1. Create an area of high quality, safe and usable green amenity space to serve the local community. 2. Improve the setting of the Minster and Old Palace School. 3. Improve the interpretation of Croydon’s heritage. 4. Introduce incidental play.

St John’s Memorial Garden is currently quiet and under-used

124 garden and to improve sight lines. • In the longer term the path and grass verge that is located between Roman Way and Memorial Garden should be upgraded to help integrate it into St John’s Memorial Garden.

RELATED COMPONENTS OT18

STAKEHOLDERS The Minster and Diocese Croydon Council Local community gardeners Old Palace School Portas Town Team

LEAD Croydon Council (maintains land) Minster (owns land)

FUNDING Croydon Council GLA

MANAGEMENT Croydon Council Local community gardeners Figure 56: Plan (The Project Centre) of the planned first phase improvement project for St Minster John’s Memorial Garden Old Palace School

Figure 57: Illustration (Studio Weave) of a potential installation of play facilities for St John’s Memorial Garden 125 OT21 Roman Way

PHASE flyover. Despite having pedestrian Now, Soon, Later access points to Old Town it only has one vehicular access point PRIORITY from Booth Road, on the opposite High side of Roman Way. The car park has a low profile, is generally TYPE poorly lit and has a low ceiling Public realm, infrastructure which results in an oppressive feel and consequent low levels of CONTEXT usage. It feels unsafe and insecure This component covers the roads due to the low footfall. named Roman Way and Old Town (A236 - see map top right). Roman Way carries vehicular The road is a key north / south traffic and pedestrians over route for vehicles and has the the railway line northwards and character of an urban motorway towards Wandle Park. Whilst there with a dual carriageway, guard are stairs for pedestrians from rails and subways. The road is the flyover on to Factory Lane, Component location: OT21 three lanes at the roundabout but immediately to the north of the rail narrows to one lane south of this. line, there are currently no stairs The road has a 40mph speed to the south of it which hinders limit and traffic travels up onto a pedestrian movement. There are 4 lane section to the north of the shared-surface cycle routes along Jubilee Bridge Flyover, increasing the footways on both sides of the noise in the area and reducing road. safety for cyclists. Roman Way acts as a barrier to pedestrian movement in Old Town, splitting in two Old Town’s residential neighbourhoods.

The underpass beneath Roman Way nearest to Reeves Corner is currently uninviting for pedestrian users. However, a new mural and some lighting has helped to improve the attractiveness of Roman Way at the junction with Rectory Guardrail, landscaping in poor condition the route. The Jubilee Car Park Grove. Cyclists currently use Roman Way and patched footways do not create an is located under the Roman Way attractive pedestrian environment along Roman Way

Roman Way at the bridge over the railway There are some existing homes which The existing subway does not create a and tram line provide frontage to Roman Way pedestrian friendly public realm along Roman Way

126 New crossing of railway with OBJECTIVES new stairs and possible bike 1. re-connect Old Town’s ramp residential neighbourhoods to the east and west of Roman Enhancement of Way. underpasses 2. Improve the pedestrian and cycle routes along the road and crossing the road. New crossing 3. Reduce the perception of points Roman Way as an ‘urban motorway’ by civilising the Improved greening to road through encouraging Roman Way median traffic calming, increasing strip opportunities for pedestrians to cross the road and New crossing softening and improving its points visual appearance. New cycle lane 4. Improve the setting of important heritage assets such as the Minster and Old Palace School through public realm New crossing improvements. point 5. Improve vehicular access to Q-Park car park and reduce Cranmer Road Possible right turn Latimer Road congestion at Reeves Corner that occurs during busy shopping times. 6. Improve vehicular access to the Jubilee Car park and the Salem Place environment of the car park for Possible right turn pedestrians. 7. Improve the pedestrian experience in the underpass by Reeves Corner. Figure 58: Indicative sketch of potential Roman Way remodelling. The yellow illustrates 8. Improve pedestrian and cycle cycle lanes (See section 3.4) The pink on the plan show where underpasses should be access to Wandle Park and the improved. north of the rail line. 9. Improve legibility of routes for drivers in to central Old Town and its car parks.

DESCRIPTION A set of traffic calming methods, public realm improvements and new pedestrian crossings to reduce the impact of Roman Way. The creation of a more friendly pedestrian environment at the underpass nearest to Reeves Corner and new stairs to Jubilee bridge from Cairo New Road to Heart of Slough project, creating a Shared surface treatment of the town’s pedestrian friendly public realm at the side southern ring road. Space has been given of a busy route (Spacehub) back to pedestrians and used to plant street trees, Ashford. 127 link to Wandle Park. Improvements views of Croydon Minster from to Jubilee Bridge Car Park and a St Johns Road and Rectory new eastern entrance to make it Grove. more accessible and attractive to • Guard rails should be removed use for those vehicles visiting Old in line with TfL guidance. Town. • The scope for traffic lane width reduction to help reduce PARAMETERS the width of the tarmaced • There should be a new area for traffic should be pedestrian crossing at Reeves investigated. Corner and Latimer Road. • The possibility of reducing • The public realm fronting the the three lane section of the Creative lighting helps to make an Minster should be improved road on Jubilee Bridge to two underpass more inviting for pedestrians, by removing the subway at lanes should be investigated. Southwark Street St John’s Memorial Garden If feasible, this lane could be and the subway. This would replaced with greenery and create a significant amount of the pavements widened to additional public realm. calm traffic. • The existing crossing at • There should be a new right Rectory Grove should be turn into Old Town from improved. Roman Way to improve • The existing cycle routes on vehicular access in to Old the pavements should be Town. The preference for this improved. route is Salem Place because • Tree planting and other this will have less impact on greening along the road should residents as properties on be increased. Tree planting Salem Place are set back from should not unduly disrupt the Street. Cranmer Road is a Creative lighting under Brooklyn Bridge, New york

Figure 59: An artists visualisation illustrating long term aspirations for Roman Way looking north east towards the Minster (indicative)

128 secondary option. Car Park should not hinder STAKEHOLDERS • Utilities will need to be tram movement. Croydon Council considered in any detailed • Lighting, painting and TfL redesign. surfacing should be improved Car park landowner • The speed limit should be in the Jubilee Bridge / Old limited to 30mph. Town car park. LEAD • There is a longer term • Better signage to central Old Croydon Council aspiration to reduce the width Town and its car parks on of Roman Way by one lane Roman Way. FUNDING of traffic in each direction, • A new pedestrian staircase Croydon Council subject to the impact on should be located between TfL congestion and emergency Cairo New Road and the tram services. This would only line which should be well lit MANAGEMENT be possible if traffic flows and signed. Croydon Council continue to reduce. • The staircase should include a • Jubilee Bridge Car Park should wheeling channel to the steps be renamed the Old Town Car to allow bikes and pushchairs Park to strengthen the identity to be wheeled over (see of the area. picture in OT30). • A creative lighting strategy and pavement improvements RELATED COMPONENTS in the underpass should be OT21, OT20, OT18 developed. • The new entrance to Jubilee

Photo of Old Town with Roman Way in the foreground taken in May 1929 © English Heritage (Aerofilms Collection) 129 OT22 Bridge into Wandle Park

PHASE steps without having to carry Now, Soon their bicycles.

PRIORITY RELATED COMPONENTS Low OT23

TYPE STAKEHOLDERS Movement TfL Croydon Council CONTEXT Network Rail Cyclists currently have either to carry their bicycles up and down LEAD steps at the existing pedestrian Croydon Council footbridge on Waddon New Road, use a circuitous route via FUNDING Jubilee Bridge or Waddon road, TfL use Roman Way or the bridge on Croydon Council Waddon Road to cross the rail line Component location: OT22 and access the park. MANAGEMENT TfL OBJECTIVES Croydon Council • Create a step free access link to Wandle Park on Waddon New Road at the existing footbridge.

DESCRIPTION Step free access via a ramped bridge closer to the town centre for cyclists, pushchair and wheel- chairs users. This should help to overcome the barrier to movement that is created by the rail line.

PARAMETERS Wheeling channels, Ottawa • A new step free bridge with ramps could be constructed The existing bridge into Wandle Park over the rail line close to the existing pedestrian bridge on Waddon New Road. • This would be required to double back on itself in order to achieve the height needed to clear the rail and tram infrastructure at this point at an appropriate gradient. • Alternatively, a cheaper option for bikes and buggies or more short term solution would be to add a wheeling channels to the existing pedestrian bridge to help cyclists negotiate the Wheeling channels, Old Barn Lane, Bromley By Bow cycle ramps (Adams and Croydon Sutherland)

130 OT23 St John’s Road, Waddon Road and Rectory Grove

PHASE improved. Later • Consider re opening St John’s Road to Roman Way to PRIORITY: improve vehicular permeability Low and ease pressure on Waddon New Road. TYPE • To improve the visual Public realm appearance of the street, historic shop fronts should be CONTEXT restored. Rectory Grove and St John’s • Shops that lie outside the Road / Waddon Road are primarily designated shopping parade residential streets, with a small where there is no demand for number of businesses on Waddon retail could be converted to Road. The public realm is varied. residential. Some sections suffer from being unattractive due to street clutter RELATED COMPONENTS and poor quality street surfaces. OT21 Component location: OT23 Some of the shops along the St John’s Road are vacant. One STAKEHOLDERS of the area’s key assets is its Croydon Council uninterrupted view of Croydon Local Businesses Rectory Grove Minster to the east from both Residents streets. The Minster

OBJECTIVES LEAD 1. Protect and enhance existing Croydon Council views towards the Minster Building owners 2. Improve the street environment 3. Improve cycling FUNDING 4. Help to benefit businesses Croydon Council and shops on Waddon Road, Building owners St John’s Road which are an asset for Old Waddon Town’s residential community. MANAGEMENT Road Croydon Council DESCRIPTION Building owners Figure 60: Proposed areas of change (see Public realm improvements page 41 for full key) including reducing street clutter and improving road and footway surfacing.

PARAMETERS • Any street clutter should be removed and existing signage and street furniture should be consolidated. • Street furniture should be consistent across the area. • The cycle route along Rectory Grove from the bridge on Wandle Road to the crossing at Roman Way should be The view to the Minster along Rectory Grove should be protected and enhanced

131 OT24 Old Palace Road

PHASE from Old Palace Road extended Soon across Howley Road to the sports pitches to define a route from the PRIORITY school. Medium PARAMETERS TYPE • Remove street clutter and Public realm, movement apply a consistent public realm treatment. CONTEXT • On Old Palace Road a raised Old Palace Road is part of the crossings should be introduced setting of some of Old Town’s to connect the Old Palace key heritage assets including School’s two sites. Old Palace School and the • There could be a raised Minster. The southern part of crossing over Church Road the road is within the Croydon to create a route from Old Minster Conservation Area and Palace School to Church the northern part of the road, Street. Further traffic calming Component location: OT24 north of Church Road is within measures to slow traffic should the Church Street Conservation be incorporated. Area. Old Palace school is split • A southbound contraflow cycle between two sites on either side lane should be considered, with of Old Palace Road. The public parking spaces retained. realm is worn and cracked in some places. Old Palace Road is RELATED COMPONENTS a one-way northbound street with OT19, OT25 no provision for cyclists. STAKEHOLDERS OBJECTIVES Old Palace School 1. Deliver an improved public Croydon Council realm along the length of Old Palace Road unifying the LEAD urban fabric with historic Old Croydon Council Town. 2. Improve the pedestrian FUNDING crossing at Church Road Old Palace School (see map on page 40 for the Croydon Council Existing crossing point at Old Palace Road, location of the crossing). across Church Road 3. Improve the connection MANAGEMENT between the two school sites. Old Palace School 4. Improve cycling provision. Croydon Council 5. Traffic calming.

DESCRIPTION An improved and historically sensitive public realm treatment to help incorporate Old Palace Road in the historic core around the Minster and Old Palace School. A raised table crossing point helps to link the separate school sites and improve safety at Church Road. Street surfacing treatment Raised tables and high quality public realm Existing Old Palace Road public realm and treatment, Cardiff boundary treatment to the school 132 OT25 Church Road

PHASE DESCRIPTION Soon The existing boundary treatment of the rear of the Old Palace PRIORITY School is replaced with greening Medium or attractive iron railings which enhance the setting of the Listed TYPE Building. More space is provided Public realm for pedestrians on Church Road adjacent to Old Palace School. CONTEXT Two-way access for vehicles Church Road is a predominantly is introduced. The pedestrian residential street. It has some crossing on Church Road adjacent attractive Victorian frontages to Old Palace Road could be but the streetscape also suffers enhanced. Ryland House frontage from service yards and some is improved dead frontages. Church Road is currently one-way between PARAMETERS Component location: OT25 Charles Street and Reeves Corner • Existing on-street parking that which, along with the one-way requires removal to allow for section of Charles Street, prevents the introduction of two-way traffic accessing the Q-Park car traffic should be replaced park from Reeves Corner. The close to its original location. boundary treatment of the rear of Old Palace school (a Grade I RELATED COMPONENTS listed building) in Church Road OT24, OT6, OT7 is comprised of an unattractive high wall with a fence above. Car STAKEHOLDERS parking spaces are also provided Old Palace School on the footway outside of the Croydon Council school which reduces space for BT - Building owners pedestrians. LEAD The existing public realm is of mixed OBJECTIVES Croydon Council quality along Church Road 1. Create an attractive boundary Old Palace School treatment for Old Palace School. FUNDING 2. Retain security for Old Palace Old Palace School School. Croydon Council 3. Improve vehicular access to Q-Park from Reeves Corner. MANAGEMENT 4. Improve the setting of the Old Old Palace School Palace. Croydon Council Church Road Old Palace 5. Improve the pedestrian route School between Reeves Corner and Exchange Square. 6. Improve safety for school children and other pedestrians. 7. Improve Ryland House frontage (see related component)

Figure 61: Plan indicating new greening of the edge of Church Road (see page 41 for full key) 133 OT29OT26 HOHowley Road Sports Pitch

PHASE hours steps must be taken Soon to protect the neighbouring properties from loss of PRIORITY amenity. The boundaries to Medium the pitches would require improvement to contain TYPE balls hitting neighbouring Public realm properties. In addition, the pitches would require good CONTEXT management and opening The site comprises of an all- hours which take account of weather sports pitches for Old the fact that the pitches are Palace School with a chain link located in a residential area. fence of around 2.5m in height. • Additional trees could help It is in the middle of terraces of reduce noise disturbance housing on Howley Road and through absorbing noise. Cranmer Road on a site which was • Tree and shrub planting should Component location: OT26 bombed during World War II which be established along the now creates a gap in the terraced building line to provide greater housing which was redeveloped visual amenity. as sports pitches. While the site • New trees should be well serves a valuable purpose for the managed regularly pruned to school, it currently contributes avoid restricting daylight from little to the public realm. properties on Howley Road. Howley Road

OBJECTIVES RELATED COMPONENTS • Improve the boundary OT24 Sports pitch treatment to the Old Palace School sports pitches. STAKEHOLDERS Cranmer Road • Define a legible route from the Old Palace School school to the sports pitches. Croydon Council Figure 62: Proposed greening along fence • Improve the public realm of line (see page 41 for full key) residential Old Town. LEAD • Make better community use of Old Palace School the space. FUNDING DESCRIPTION Old Palace School The greening of the boundary edge of the sports courts between MANAGEMENT Howley Road and Cranmer Road Old Palace School to make this edge more attractive. Pleached trees can create an attractive PARAMETERS boundary treatment • The road surface treatment of Old Palace Road (see OT24) should be extended across Howley Road to the school’s all-weather pitches. • Opening the sports pitches at the weekend to the general public should be explored. • Should the sports pitches Existing fence on Howley Road of the Old be opened outside of school Palace School Pitches

134 OT27 Wandle Road Car-Park, Bus Standing and Flyover Undercroft

PHASE OBJECTIVES Now, soon and Later 1. Provide a new bus standing to meet the needs of the Croydon PRIORITY: Opportunity Area. Medium 2. Retain car parking spaces. 3. Increase pedestrian safety in TYPE the car park. Public realm, movement, 4. Improve pedestrian and cycle infrastructure edge development links under the flyover. 5. Provide new homes and/or CONTEXT workspace where possible. The site is currently a large 6. If no other suitable location council staff car park that extends is identified the site could beneath the Croydon Flyover provide a district energy (A232). There is additional council centre to serve the Croydon staff car parking at Bernard Opportunity Area. Weatherill House and the car park 7. Enhance the existing visual is not at capacity when it is used amenity within the area. Component location: OT27 by the public outside of Council working hours.

There is a low amount of greenery within and surrounding the car park and there are no trees. The boundary treatment of the car park is of poor quality and the section of Wandle Road that is located beneath the Croydon Flyover is currently uninviting for pedestrians because the flyover darkens the space. During the evening there is a low amount of activity in the car park and it feels unsafe. This is compounded by it only having a single entrance and Existing Croydon Flyover undercroft with the beer garden of the Royal Standard exit point. The Royal Standard Public House on the corner of Wandle Road and Sheldon Street is an attractive Victorian building with a beer garden adjoining the car park that includes trees and other soft landscaping. Thus it improves visual amenity, brings human activity to the area and increases natural surveillance.

The Mid Croydon Masterplan identified the Wandle Road council staff car park as a suitable location for a bus standing to replace various on-street stands in Mid-Croydon. The existing edge of the car park on Scarbrook Road creates an unattractive frontage for the properties opposite 135 DESCRIPTION The site is redeveloped to accommodate other development in addition to car parking which could be a combination of all or some of the following uses - residential, commercial, district energy and/or a bus standing. The visual appearance of the boundary of the site is significantly improved. A new connection for pedestrians and cyclists between Old Town and the area south of the Croydon Flyover through the existing car park site is installed. Creative lighting is installed under the flyover on Wandle Road and within the ground to improve the attractiveness of the pedestrian and cycling routes. The beer garden to the Royal Standard Pub is retained.

PARAMETERS • Any development should be street facing and have active frontages to improve the streetscapes of Scarbrook Road, Wandle Road and Figure 63: Indicative plan of Wandle Car Park Sheldon Street. • If new homes and/or workspaces are included in potential site for new housing the site they should be located along the north western edge of the site fronting Scarbrook new uses define street edge with active uses Road for two reasons: Firstly, to screen existing residents on Scarbrook Road from the site bus space and secondly to locate new property as far from the flyover as possible to minimise the bus movement detrimental visual and noise impact that the flyover could have on it. • The scale and massing of any pedestrian and cycle route new development should not be substantially greater than that of the existing surrounding car parking development to avoid it having a harmful impact on the historic environment. Although district energy centre the site of OT27 fits in to the

136 flyover edge typology (see FUNDING Development Parameters 3.3) Croydon Council (landowner) it is also located adjacent to TfL the Laud Street Local Area of Special Character to the MANAGEMENT south that includes two storey Croydon Council terraces and other surrounding TfL properties that are between two and four storeys in height (see Figure 6 within Old Town Today). • Boundary treatments to the site should include tree planting and other greenery. • If a bus standing is constructed on the site it should be large enough to accommodate a minimum of 7 buses and include a small building providing welfare The existing Wandle Road car park facilities for bus drivers. • The new pedestrian and cycle link through the car park should be well lit to help with wayfinding and to create a safe route. • If a district energy centre is installed it should be sensitively designed to avoid it having a detrimental visual and noise impact on the site and surrounding area. Issigonis and Morris House, Acton - live/ Cycle path lighting in Cambridge work units which provide activity to the RELATED COMPONENTS street OT25

STAKEHOLDERS Croydon Council NCP car park The Royal Standard (Fuller PH) TfL

LEAD Croydon Council TfL

Lighting improvements to a bridge in Southwark which could be applied to the underpasses either side of Wandle Car Park

137 Figure 64: The Old Town Masterplan Diagram Key:

138 139 Tudor Arch at the southern end of St John’s Memorial Garden (Scheduled Ancient Monument) 5.0 NEXT STEPS

140 5.1 PROJECTS UNDERWAY

5.1.1 The Draft Masterplan projects THE CROYDON PORTAS TOWN will be delivered in phases over TEAM a long time period, but the 5.1.5 The Croydon Portas Town implementation of early wins has Team was one of 12 successful already begun. These include: teams in England to be awarded a grant from Central government TEMPORARY USES AT REEVES to help existing and new retail CORNER businesses in Old Town. As 5.1.2 Reeves Corner is identified well as working on the Surrey as a development site with Street Food Hub (see above), the potential for a new public space Croydon Portas Town Team seeks in the longer term. However, to introduce high speed wireless scope exists in the shorter term internet access in Old Town and to introduce temporary uses upgrade Surrey Street market. The that can activate the space, link to the Portas Pilot website is: bring community benefit and http://www.oldtowncroydon.org. help to move on from the civil uk/ disturbances of August 2011. The A busy Exchange Square for the Sustrans site is currently being used as a 19 SCARBROOK ROAD event in June temporary tree nursery, the first in 5.1.6 A residential development is a series of pop-up activities that currently under construction on are planned. this site, by Durkan.

CONNECTED CROYDON THE SURREY STREATERY 5.1.3 Connected Croydon is a The Surrey StrEatery is a programme of public works temporary project to support to improve Croydon’s streets, the street food offer in Surrey squares and open spaces. Street and strengthen its role as Projects that have been and are a social destination focussed on in the process of being delivered good food in Croydon; a place to within the masterplan area include socialise and relax. A previously High Streets Improvement Project, vacant retail unit has been a new walking and cycling route transformed into a home for seven and the St John’s Memorial street food producers each selling Garden Pocket Park. The link to produce which can be consumed the Connected Croydon Tumblr on site in a canteen-style seating page is: http://connectedcroydon. area. There will also be cooking tumblr.com/tagged/Old-Town. demonstrations and hands-on The entrance of the Surrey StEatery workshops making use of produce THE RETAIL SUPPORT PROJECT from the street market. 5.1.4 Croydon by supporting pop-up shops that can access POCKET PLACES PROJECT short leases at the Council’s Croydon Council is working with project shop on Church Street. Sustrans and the local community on a project to test some of 5.1.5 Croydon Council is working the improvements to the public with the Portas Town Team to spaces around Reeves Corner develop a “food hub” to be set out in the masterplan, to help located in one of the vacant shop gather further evidence to inform premises on Surrey Street. permanent changes to the area. Community gardening, led by Sustrans

141 5.2 DELIVERY STRATEGY

5.2.1 Delivery of the Draft Old Town Masterplan is already underway. The following points set out the key commitments required for the continuing implementation of the masterplan following public consultation and adoption by Croydon Council:

• The Old Town Stakeholder Project Board continues to meet on a quarterly basis, or as and when necessary, as the Old Town Masterplan Implementation Group to coordinate funding bids, secure funding, guide and ensure coordinated delivery of the masterplan. • Croydon Council to coordinate the Masterplan within the Local Development Plan Temporary tree nursery at Reeves Corner (copyright Jim Stephenson) including the Infrastructure Delivery Plan. • Croydon Council to negotiate with developers through Development Management to secure and deliver development and associated projects. • Croydon Council will continue to deliver the Connected Croydon Programme for public realm improvements, including seeking funding for further phases.

142 IMAGE CREDITS PUBLISHED BY ISSUE

Photographs of Croydon: Spatial Planning Service - 03.11.2014 Allies and Morrison Urban Planning and Building Control Practitioners team Development & Environment Croydon Council Department 6th Floor, Zone B Historic Material: Bernard Weatherill House Copyright Croydon Archives. 8 Mint Walk Historic photographs supplied Croydon by the Croydon Local Studies CR0 1EA and Historic Centre unless stated otherwise. www.croydon.gov.uk enquiries: 020 8407 1385 Aerial photography: Copyright Getmapping plc 2013. This report is available online at: www.croydon.gov.uk/oldtown Maps reproduced by permission of Ordnance Survey on behalf of HMSO. Crown copyright and database right 2013. Ordnance Survey License number 100019257, courtesy of Croydon Council.

All reasonable efforts have been made to identify and contact copyright holders of all third-party works. Any corrections should be sent to the address on this page. Remaining images copyright of the Croydon Council and consultant team to include Allies and Morrison Urban Practitioners, ARUP, Adams and Sutherland, Colliers and Gardiner and Theobald.

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