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The Fair Field Masterplan THE FAIR FIELD MASTERPLAN MAKE ARCHITECTS KINNEAR LANDSCAPE ARCHITECTS WSP AECOM ARCADIS TEAM STAKEHOLDER BOARD MAKE CROYDON COUNCIL Greg Willis Finn Williams David Patterson Mike Kiely Richard Meddings Priscilla Holness Ian Plowright KLA Catherine Radziwonik Lynn Kinnear Vincent Lacovara Florence Moon David Carlisle Lisa McCance WSP Ken Dryden David Ellis Guy Protheroe AECOM CCURV Pierre Klemas Duncan Brisbane Jon Leach Nick Wood Julian King CROYDON COLLEGE ARCADIS Phil Coulthard Paul Shrimpton John Fosbraey Stuart Waite Chay Champness ACKNOWLEDGE MENTS FAIRFIELD HALLS TRUSTEES Thanks to: Simon Thomsett Gehl John Bartliff Keith Williams Architects Stuart Labram First Base Croydon Local Studies Library and TERRACE HILL Archives Service Ben Rodgers The Imagine Group Croydon College METROPOLITAN PROPERTY Andrew Thompson MAGISTRATES COURT (HMCS) Paul Hazell BRIDGEWATER/GROVEBANK PROPERTIES Mark Hus Laurence Quail Tim Waller TFL Colin Mann Rhiannon Parrett Alex Andrews Jessica Ellery NCP Courtney Hindle NETWORK RAIL Robert Sue i CONTENTS 1.0 FOREWORD 01 FF16 College Green East 96 FF17 Park Lane Walk 97 2.0 SETTING THE SCENE 05 FF18 Fairfield Forecourt 98 2.1 The Bigger Picture 06 FF19 Fairfield Halls 99 2.2 Role of the Masterplan 08 FF20 Service Yard 100 2.3 Historic Context 12 FF21 Fairfield Walk 101 2.4 Fair Field Today 14 FF22 Barclay Road Development N. 102 2.5 Constraints 16 FF23 Barclay Road Development S. 104 2.6 Opportunities 18 FF24 Carpark Ramp 106 2.7 Agreed Objectives 20 FF25 Barclay Road Walk 107 2.8 Public Engagement 22 2.9 Open Space Context 28 2.10 Policy Context 29 5.0 NEXT STEPS 109 5.1 Early Wins 110 3.0 THE MASTERPLAN 31 3.1 A Deliverable Plan 32 3.2 Public Realm Parameters - Street Level 36 - Below Ground 38 - Public Realm Palette 40 - Lighting, Safety and Security 42 - Landscape, Wayfinding and Biodiversity 44 3.3 Development Parameters - Street Level 46 - Below Ground 48 - Illustrative Shadow studies 50 3.4 Movement Parameters - Street Level 52 - Below Ground 55 3.5 Phasing: Now 56 3.6 Phasing: Soon 57 3.7 Phasing: Later 58 3.8 Character Areas 59 3.9 Character Description 60 4.0 THE COMPONENTS 69 4.1 Introduction to the Components 70 FF1 Suffolk House Site 74 FF2 St. Matthews House Site 76 FF3 Essex House Site 78 FF4 College Road 80 FF5 George Street Walk 81 FF6 College Square 82 FF7 Mondial Site 84 FF8 East College Site 86 FF9 Substation 88 FF10 Hazledean Link 89 FF11 Station Link 90 FF12 Croydon College Perimeter 92 FF13 Croydon College Walk 93 FF14 Park Lane Square 94 FF15 College Green West 95 ii East Croydon Station Former Essex Mondial St. Matthews House H ouse House and AIG Site Suffolk House College Road Croydon College P ark L ane ane L ark P College Green Multistorey Car Park Barclay Road Fairfield Annexe Halls Magistrates Court Barclay Road Aerial view highlighting The Fair Field Masterplan area. iii 1.0 FOREWORD 1 1.1 FOREWORD 1.1.1 Croydon is unique. From capacity for thousands of new 1.1.6 With the completion of major market town and residence homes, businesses, community these masterplans, we are at the of the Archbishops of Canterbury facilities and a radically beginning of an exciting decade of to dynamic Victorian County transformed public realm with collaboration and delivery. Borough and booming 60s new squares, streets and green commercial centre, a strong spaces. Change on the scale Councillor Jason Perry sense of civic identity and required needs clear leadership, Cabinet Member for Planning, aspiration runs through croydon’s a shared vision, a collaborative Regeneration & Transport, history. croydon’s potential lies approach and a focus on delivery. Croydon Council somewhere between its twin roles This document is one of a series of as a leading sub-centre of outer masterplans that do just that. London, and a significant and ambitious Metropolitan Centre in 1.1.4 Developed in collaboration its own right. croydon’s vision is to with our partners, croydon’s be recognised as london’s most Metropolitan Centre masterplans enterprising borough – a place that provide a clear vision that will offers rare opportunities as a focus generate shared enthusiasm and for growth in one of the world’s confidence but, more importantly, great cities. they are all about delivery. These coordinated masterplans provide 1.1.2 Croydon already has all the a robust framework for significant right ingredients. it is london’s positive change in CMC over biggest borough and has the the coming years, and open up biggest youth population in exciting new opportunities for London. It is one of the top involvement and investment that retail and commercial centres will benefit all those who choose to in London and provides one of live, work or play in the Borough. the greatest ranges of homes; from low density suburbs to the 1.1.5 And we have already started. south of the borough to higher as a direct result of croydon’s density urban areas to the north. innovative masterplanning A borough made up of lots of process, we are working with interrelated places, each with its Network Rail and having secured own distinct character, one third funding to deliver significant of croydon’s area is green space. improvements at East Croydon Croydon also boasts some of Station, work is now on site. the best transport connections in We are working with the Mayor the Uk, with london’s only tram to deliver the Connected system, rail connections from East Croydon Programme of public Croydon Station that take you to realm projects. And we are central London in 15 minutes and working with our development Gatwick in 20 minutes, and new partners John Laing as part of connections to the East London our ground-breaking Croydon Line/ London Overground at West Urban Regeneration Vehicle Croydon. (CCURV) to take the lead in getting development rolling in the 1.1.3 Within this context, Croydon Metropolitan Centre. Construction Metropolitan Centre (CMC) in of the Council’s new offices, particular offers huge potential for Bernard Weatherill House, is positive change, with significant nearing completion. 2 View looking west over College Green, 2010 3 Aerial view looking North-East over The Fair Field Masterplan area. 4 2.0 SETTING THE SCENE 5 2.1 THE BIGGER PICTURE 2.1.1 Croydon is set for major down the framework for delivery be adopted as Interim Planning transformation. Existing and in CMC have been developed in Guidance and inform the emerging emerging Mayoral policy supports partnership with public and private Opportunity Area Planning Croydon as a key place for stakeholders. Framework (OAPF) for the CMC, delivering the potential of Outer which Croydon is preparing with London. Croydon Metropolitan 2.1.5 These masterplans include the Greater London Authority and Centre (CMC) is classified as an East Croydon Masterplan led by other key stakeholders. Opportunity Area in the London Studio Egret West and the West Plan. Croydon has also secured Croydon Masterplan led by East, 2.1.8 This document sets out the Growth Funding. both of which create a welcoming detail of the Fair Field Masterplan, public realm and coordinate which covers the area bounded by 2.1.2 The Croydon Local Plan: development around croydon’s George Street, Park Lane, Barclay Strategic Policies (CLP: SP) sets two major transport interchanges. Road, and the railway lines. It the aspiration for Croydon to The Mid Croydon Masterplan led includes two of central croydon’s be london’s most enterprising by GVA Grimley, and the Fair Field most important institutions, borough and defines it as a place Masterplan led by Make introduce Fairfield Halls and Croydon of opportunity, a place to belong mixed use to complement and College, as well as College Green, and a place with a sustainable enhance the cMc’s cultural and and a number of significant future. The CLP: SP identifies learning offer. Improvements to development sites. Croydon Metropolitan Centre Wellesley Road and Park Lane will in particular as the place in the unlock pedestrian movement by borough that provides the greatest transforming the dual carriageway opportunity for positive change, into a high quality urban space. and is seen as having capacity for Public realm improvements will thousands of new jobs and homes, extend to Wandle Park, where a and includes options for enhancing regenerated green space will be the quality of the public realm, re-connected to the metropolitan and providing enhanced facilities centre, supported by an emerging and amenities. These will include Old Town Masterplan. new educational, cultural, retail, business, leisure and community 2.1.6 These masterplans and uses, underpinned by robust green strategies have generated a suite and grey infrastructure, including of interconnected public realm streets and utilities. The CLP: SP projects being delivered as the was submitted in April 2012 and is Connected Croydon Programme. due for adoption in April 2013. A number of Connected Croydon projects have already been 2.1.3 The Mayor’s strategies completed, including Legible support croydon’s intentions for London signage and the Connect2 CMC to increase its residential walking and cycling route, and the population as well as continue as new footbridge at East Croydon the major retail, office and regional Station is currently on site. Further transport interchange centre in projects to re-connect croydon’s South London. public realm network are in the pipeline and due for delivery over 2.1.4 Building on the themes set the next few years. out in previous visionary work such as Vision 2020 and the Third 2.1.7 The masterplans are City Vision and responding to the underpinned by a shared evidence opportunities for growth set out in base and founded in collaborative the CLP: SP, a set of coordinated working between partners and technical masterplans laying stakeholders.
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