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Land to the South East of Croydon College in the London Borough of Croydon Planning Application No

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Land to the South East of Croydon College in the London Borough of Croydon Planning Application No planning report GLA/4888/01 2 December 2019 Land to the south east of Croydon College in the London Borough of Croydon planning application no. 19/04516/FUL Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Redevelopment of the site, comprising the construction of five buildings ranging in height from 7 to 29 storeys to provide 421 residential units (20% affordable housing by habitable room), up to 1,297 sq.m. of flexible non-residential floorspace (Use Class A1/A2/A3/B1/D1/D2) and 174sqm of flexible retail floorspace (Use Class A1/A2/A3), along with associated soft and hard landscaping, basement car parking, refuse and recycling storage, cycle parking and servicing arrangements. The applicant The applicant is Brick by Brick, and the architects are MICA and Common Ground. Strategic issues summary Principle of development: The proposed intensification of this under-utilised town centre site to deliver new homes and active ground floor uses is supported in strategic planning terms. The section 106 agreement must secure the use of the community space as a medical facility for at least one year after any permission is granted (paragraphs 21-27). Affordable housing and viability: The principle of the residential development to cross-subsidise the Fairfield Halls refurbishment works was established within the 2017 Fairfield masterplan approval. The construction costs associated with these works significantly impact the scheme’s viability and has resulted in a 20% affordable housing offer (100% shared ownership tenure), which fails to provide a range of products for mixed and balanced communities in line with draft London Plan Policy H7. GLA officers are in the process of reviewing the detailed viability inputs and will continue to work with Croydon Council to rigorously test the scheme’s FVA to ensure the maximum amount of genuinely affordable housing is secured. Early and late stage reviews must be secured (paragraphs 28-40). Urban design and public realm: The loss of 120 sq.m. of designated open space within College Gardens must be weighed against the contributions towards public realm and improvements to pedestrian permeability brought forward within the re-provided areas of public open space. Further consideration is required in terms of the design quality of the tall building. Details of materials must be robustly secured by condition to ensure a high quality of design is delivered (paragraphs 41-51). Transport: A financial contribution of £300,000 is required to mitigate the impact of the development on the public transport network. Further clarifications are required regarding step-free access and deliveries (paragraphs 63-69). Issues relating to Sustainable development must also be addressed (paragraphs 70-77). Recommendation page 1 That Croydon Council be advised that whilst the residential-led redevelopment is supported in principle, the application does not comply with the London Plan and draft London Plan for the reasons set out in paragraph 82 of this report. Context 1 On 1 October 2019, the Mayor of London received documents from Croydon Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008, the Mayor must provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Categories 1A and 1C of the Mayor of London Order 2008: • 1A. “Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats.” • 1C “Development which comprises or includes the erection of a building of (c) more than 30 metres high and is outside the City of London.” 3 Once Croydon Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The application site is irregular in shape and is part of a wider parcel of land that is bound by George Street and College Road to the north, Park Lane to the west, Barclay Road to the south and the London to Brighton railway line to the east. The site itself lies to the east of Fairfield Halls and Fairfield Gardens, to the north of Croydon Magistrates Court, south of Croydon College and west of the railway lines. 6 The application site forms part of a larger site that was subject to a hybrid masterplan planning permission in April 2017 (LPA ref: 16/00944 and GLA ref: 37771a). Specifically, the proposed application relates to the residential area within Phase 1A of the previously approved Fairfield Masterplan, excluding Fairfield Halls and College Green, which was granted full planning permission. 7 The site has recently been cleared, however it was last occupied by a multi-storey car park. The surrounding land uses are varied, including a theatre and entertainment venue (at Fairfield Halls), legal, educational and residential use. 8 The site lies within the Croydon Opportunity Area, within Croydon Town Centre and within the Croydon Business Improvement District. Fairfield Gardens, located immediately to the west of the site and partially within the site boundary, is locally designated as protected open space. page 2 9 The site is not located within a Conservation Area nor does it contain any statutory or locally listed buildings. There are a number of statutory listed buildings within the surrounding area, including the Grade II listed Segas House to the west of the site. Chatsworth Road Conservation Area is located approximately 90 metres to the south, on the opposite side of Barclay Road. 10 Park Lane forms part of the Strategic Road Network, and the Barclay Road (A232) and Park Lane gyratory to the southeast of the site forms part of the Transport for London Road Network. Several bus routes can be accessed from the site and from East Croydon bus station. East Croydon railway station is located approximately 100 metres to the northeast, providing access to the Tram network, along with trains to central London and many other destinations. As such, the site has an excellent Public Transport Access Level (PTAL) of 6b, on a scale of 0 to 6b, where 6b is the highest. Details of the proposal 11 Construction of five buildings ranging from 7 to 29 storeys to provide: • 421 residential dwellings including 69 shared ownership units (20% affordable housing by habitable room); • 174 sq.m. of flexible retail floorspace (Use class 1-A3) within the ground floor of Block A; • 1,000 sq.m. of flexible commercial/retail or non-institutional floorspace (Use class A1/A2/A3/B1/D1 and/or D2) within the ground and mezzanine floor of Block C. This floorspace will be safeguarded for the NHS for a year after the grant of planning permission; • 297 sq.m. of flexible commercial/retail floorspace (Use class A1/A2/A3/B1/D1 and/or D2) at the ground floor of Block E; 12 Due to the change in levels across the site, the proposed development would sit above a podium slab, allowing for a full basement at lower ground level, accessed from College Road. The basement would accommodation refuse and waste facilities, 12 car club spaces and 13 wheelchair accessible parking spaces. The remainder of the car parking spaces are public car parking spaces that are linked to the Fairfield Halls development and accessed via Barclay Road. Enabling development 13 The applicant, Brick by Brick, is a private independent development company, with Croydon Council acting as a sole stakeholder. Brick by Brick are involved in delivering residential-led development on a range of sites across the borough, many of them owned by the Council. 14 In line with the approved Fairfield masterplan (LPA ref: 16/00944 and GLA ref: 3771a) extensive refurbishment works have been undertaken to the exterior and interior of Fairfield Halls. The approved renovations to Fairfield Halls were considered to be a fundamental part of the Fairfield Masterplan, to help meet the cultural quarter ambitions and objective set out in the OAPF. In line with the principles established within the approved masterplan application, the applicant has advised that the redevelopment of the application site for residential use is necessary to finance the refurbishment works to Fairfield Halls. page 3 Case history 15 The site forms part of a larger site that was subject to a hybrid masterplan planning permission in April 2018 (LPA ref: 16/00944 and GLA ref: 3771a), where the following were permitted: between 677-2,209 residential units; up to 18,415 sq.m. of retail floorspace; up to 96,651 sq.m. of offices; up to 47,687 sq.m. of non-residential institutional floospace; and 11,842 sq.m. of assembly and leisure floorspace. The larger masterplan site comprised numerous parcels of land, each owned by different parties. Due to difficulties in the land assembly process, the wider masterplan permission is no longer implementable in the southeast part of the site and as such, a revised planning application is being prepared. Immediately to the north of the site lie two sites, also within the masterplan area, which subsequently received planning permissions for the development of a part-38, part-44 storey tower, comprising 548 Build to Rent units, at 101 George Street and a part-35 storey tower, comprising 220 dwellings, called Mondial House, also on George Street.
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