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6.2 1-5 Lansdowne Road & Voyager House Wellesley Road Croydon

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6.2 1-5 Lansdowne Road & Voyager House Wellesley Road Croydon This page is intentionally blank PLANNING COMMITTEE AGENDA 26th NOVEMBER 2015 PART 6: Development Presentations Item 6.2 1 APPLICATION DETAILS Ref: 15/04702/PRE Location: 1-5 Lansdowne Road & Voyager House, Wellesley Road, Croydon, CR9 1LL Ward: Fairfield Description: Redevelopment of the existing site for a predominantly residential and office based scheme with two towers ranging from 11 to 65 storeys, with retail/restaurant use at ground floor level Drawing Nos: Pre application pack to include development proposals, accommodation schedule and preliminary paper on viability of affordable housing Applicant: Guildhouse Rosepride LLP Agent: GHL Hearn Case Officer: Laura Field . 2 BACKGROUND 2.1 This proposed development is being reported to enable members of the Planning Committee to view it before a planning application is submitted and to comment upon it. The development does not constitute an application for planning permission and any comments made upon it are provisional and subject to full consideration of any subsequent application and the comments received as a result of consultation, publicity and notification. 2.2 A scheme for a smaller site and different height was presented to Committee on 8th May 2014 (LBC Ref 14/00699/PRE). This is the first presentation to Planning Committee of this larger scaled development. 3 PROPOSAL AND LOCATION DETAILS Site and Surroundings 3.1 This is a level site, 0.475 ha in site area, situated at the corner of Wellesley Road and Lansdowne Road. It is approximately 300m from East Croydon Rail Station, 370m from West Croydon Rail Station and 60m to the east of the edge of Croydon Central Shopping Area. The site is occupied by a hostel, a hotel, a fitness centre, café, bar, restaurant and offices. The existing buildings on the site vary in height from 4-11 storeys. The site now also includes Voyager House, which is a six storey building fronting onto Wellesley Road. 3.2 To the west of the site lies Wellesley Road, a dual carriageway road on a north/south alignment which is a major artery through Central Croydon for public transport (buses, trams) but also for private motor vehicles. On the opposite side of Wellesley Road is the shopping core of Croydon, focused around the Whitgift and Centrale Shopping Centres. The Whitgift Centre and associated office blocks have recently been granted planning permission for redevelopment for a new shopping centre with residential blocks above the centre along Wellesley Road. The Council has secured funding from GLA to improve the environment and provide a new at-grade crossing on Wellesley Road (at Poplar Walk/Bedford Park) which is coordinated with illustrative proposals from Croydon Partnership to further upgrade the quality of the road. There are also emerging proposals from TfL to implement a new tram loop on Dingwall Road/Lansdowne Road. 3.3 To the south of the site is the Jury’s Inn Hotel and beyond this are a number of office buildings of varying heights with retail uses fronting onto Wellesley Road at ground floor level. Beyond this is Croydon College the main education focus within the town centre. 3.4 To the north are various office buildings including the Home Office at Apollo House, which is a 22 storey building and Canterbury House which is an 8 storey office building. To the north of these office blocks is the Saffron Square development site, which is a residential development. This development includes buildings of varying heights, including a 44 storey tower. 3.5 To the east of the site are various office and multi-storey car parking uses. 3.6 East Croydon Rail Station lies to the south east of the site and a pedestrian bridge across the station has recently been constructed, linking the station directly to Lansdowne Road. Adjacent to the station are a number of cleared sites and construction sites being brought forward by Menta/Redrow and Stanhope Schroeder for residential and office purposes. Further to the east the character of the area changes to low rise Victorian housing. 3.7 The site is within the area covered by the Croydon Opportunity Area Framework, is within an area of high density and is located in an area suitable for tall buildings. Proposal 3.8 The development is notionally divided into two linked east and west elements. The eastern element comprises 53 storeys of residential on a near square plan to sit on a 12 storey rectangular podium of office accommodation above ground floor entrance foyers, retail/restaurant floorspace and servicing zone. The larger tower element would rise to 65 storeys (including ground floor). 3.9 The western element includes a shorter residential tower of 37 floors with a 14 storey podium element above the ground floor entrance foyer and retail/restaurant accommodation in a square plan. Between the two main parts is the service access to back of house areas and the basement car parks. 3.10 The proposal includes public ream works including a plaza at the rear and two pedestrian routes running north to south and east to west. 3.11 The schedule of accommodation, at this stage is proposed as follows: • The total of 966 units is broken down as follows: 184 studios, 419 one beds, 334 two beds, 12 three beds units and 12 penthouses. • Commercial floor space of 14,307m2 • Retail/restaurant floorspace of 2,726m2 3.12 Design development of the scheme is currently subject to discussion and workshops but the applicant has indicated that their intention is that the architectural expression and detailed finish of the building would be similar to that on the approved 2012 scheme; with main body of the development formed by rectilinear blocks with protruding box-like elements with large areas of glazing and curved bronze feature elements flowing around the building. Planning History 3.13 The following planning decisions on this site are relevant to the application: 11/02986/P: 1-5 Landsdowne Road; Demolition of existing buildings and erection of a part 12, part 16, part 55 storey building, comprising residential (Use Class C3), office (Use Class B1), café/restaurant (Use Class A3), leisure (Use Class D2) and hotel (Use Class C1), with associated parking, landscaping and access. Planning permission granted subject to a Section 106 Legal Agreement 14/00699/PRE: 1-5 Lansdowne Road: Demolition of existing buildings & erection of a part 12, part 35 and part 57 storey development in 2 blocks (Block A & Block B) over a shared 2 level basement. Block A will rise to a height 57 stories, with block B rising to 35 stories. The proposed development to be used primarily for residential purposes (accomodating 900 residential units in total with a mix of studios, 1, 2, 3 and 4 bed units) with commercial uses at ground floor. This case was presented to the former Strategic Planning Committee on the 8th May 2014 – and the main issues raised at that stage are outlined below: • Differences between the consented and new scheme; • Retail at street level - need to justify • Proportion of larger units within the scheme • Permeability through the site and entrances to the building; • Overall increase in the number of residential units • Contribution to the night-time economy • Artistic contribution – lighting of development and street level details • Reason for set-back of taller tower element • Deliverability of the courtyard in the event of no other development contributing – avoiding a “dead end” • Details of external elevations and curves • Amount and location of affordable housing • Lack of hotel which was in the previous scheme • Impact of high density – standards of residential privacy • Uses of ground floor non-residential units – need for services for residents • Potential for common shared space • Distribution of different sized units throughout the development • Access to communal space for all residents • Potential for a car club and on site car parking provision • Public consultation prior to submitting the planning application • Possibility of nursery provision within the development • Active frontages at ground floor level, particularly around public spaces • Timeframe for the delivery of the scheme . 3.14 The following planning decisions on nearby sites are relevant to the application: Cherry Orchard Road adjacent to East Croydon Station 11/00981/P: Demolition of existing buildings; redevelopment to provide a mixed use development of 4 new buildings comprising offices (Class B1a), hotel and serviced apartments (Class C1), 424 flats and 225 habitable rooms of residential accommodation (Class C3), retail (Classes A1-A4) and community facilities (Class D1); Provision of Network Rail service building, public realm, Highway works, formation of vehicular accesses and new car and cycle parking. Planning permission granted subject to a Section 106 Legal Agreement on the ‘Menta’ site in Cherry Orchard Road, Croydon. Whitgift Centre 12/02542/P: Mixed use development of the site through the demolition, alteration, refurbishment and retention of existing buildings/structures and erection of new buildings/structures to provide a range of town centre uses including retail and related uses (Use Class A1-A5), leisure (Use Class D2), residential (Use Class C3), community facilities (Use Class D1), office, (Use Class B1), open space and public realm; vehicular bridge links; alteration of existing and creation of new basements, underground servicing and multi storey car parking; alteration to existing and creation of new vehicular and pedestrian access into the site; utility and energy generation facilities; infrastructure and associated
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