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
Mondial Former h ouse essex house site st. Matthews house and aiG
suffolk house college road
croydon college
p ark l ane
college Green Multistorey car park
Barclay road annexe Magistrates court Fairfield halls
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. each Masterplan will
6 The Fair Field Masterplan in the context of the other croydon masterplans and opportunity area planning Framework
7 2.2 role oF The MasTerplan
2.2.1 The Fair Field was croydon’s the transformation of the area. keY To land oWnerships: historic venue for entertainment crucially, it also includes proposals and social activity, hosting fairs, for making change happen now. FairField MUlTi-sToreY car markets and performances until park croydon council, operated by ncp the arrival of the railways in the 2.2.6 The Fair Field Masterplan is 1860s. But since redevelopment the result of a careful collaborative colleGe Green and UrBan as college Green in the 1960s process, guided by croydon realM the area has become increasingly council and involving key croydon council disconnected from the rest of the stakeholders in the area through FairField halls town centre. the Fair Field stakeholder Board, Croydon Council and the Fairfield formed in october 2011. The Trust 2.2.2 The Fair Field area holds huge stakeholder Board comprises potential; two of croydon’s most key landowners, institutions and croYdon colleGe (with planning consent for a 29-storey tower to the important institutions, Fairfield statutory organisations with an east of the existing building) halls and croydon college, as interest in the area: well as the open space of college BarclaY road annexe Green and a number of significant • croydon council croydon college development sites. The purpose • Bridgewater property / Mondial MaGisTraTes coUrT of the Fair Field Masterplan is • ccUrV hMcs to realise that potential, and • croydon college rediscover the area’s role as the • Fairfield Halls Trustees sUFFolk hoUse Metropolitan properties (provincial) cultural destination in croydon and • Magistrates court limited south london. • Metropolitan property / Freshwater sT MaTTheWs hoUse and aiG Metropolitan properties (investments) 2.2.3 The Fair Field area has the • network rail limited potential to be croydon’s cultural • ncp and learning centre; an innovative • Terrace hill / chroma essex hoUse siTe (with planning and inspiring area with a lively • Transport for london consent for a 17-storey office and sustainable mix of residential, building) Terrace hill (croydon) limited cultural, educational, commercial uses and a well-connected and Mondial hoUse high quality public realm. Bridgewater properties limited exisTinG sUBsTaTion 2.2.4 The coordinated Uk power networks transformation of the Fair Field area is fundamental to the success car park access BridGe of croydon Metropolitan centre network rail and the borough as a whole. These aspirations support the enterprising city and learning city themes and general objective of nurturing innovation set out in the borough vision and clp: sp.
2.2.5 This is not the first time proposals have been made for the Fair Field area – which is why it is important this is not simply ‘yet another plan’. The Fair Field Masterplan provides a phased long-term framework for delivering
8 east croydon station
George street
college road p ark l ane
Barclay road
Ground floor plan showing landowners within the Fair Field Masterplan
9 2.2.7 croydon council and its 2.2.8 The Fair Field Masterplan keY To land oWnerships: partners on the stakeholder Board includes a substantial believe that the way to make the subterranean area, which sits FairField MUlTi-sToreY car most of the opportunities that Fair adjacent to the Wellesley road park Field offers - and to transform it in underpass and underground croydon council, operated by ncp to the fantastic place that it could parking at st. George’s Walk. FairField halls be - is to develop a Masterplan ownership boundaries vary at Croydon Council and the Fairfield consisting of: different levels, meaning strategic Trust sites need to be understood in croYdon colleGe (with planning • a shared Vision; developed and three dimensions. consent for a 29-storey tower to the agreed with stakeholders and east of the existing building) the public 2.2.9 a multi-disciplinary team led • strategic objectives; clear, by Make and kinnear landscape BarclaY road annexe croydon college concise, spatial moves architects was appointed in underpinning the Masterplan January 2012 to develop the Mondial hoUse • public realm parameters; to Masterplan. Metropolitan properties (provincial) transform the area’s public limited realm at both ground floor exisTinG sUBsTaTion and subterranean levels, in Uk power networks compliance with croydon’s emerging public realm design Guide • Movement parameters; for all modes of transport, in coordination with wider transport modelling and strategies for central croydon. • development parameters; guiding development and inspiring confidence and certainty • a robust implementation and phasing strategy; realistic, viable and flexible framework for delivery in the short, medium and long-term • character areas; setting the quality, tone and use of different areas within the Masterplan • a series of components; the Masterplan broken down into a comprehensive set of independently deliverable projects with clear costs and responsibilities • supported in parallel by a suite of early Wins; detailed designs for a prioritised set of public realm projects that are ready-to- tender and implement.
10 Below ground plan showing landowners within the Fair Field Masterplan
11 2.3 hisToric conTexT
2.3.1 The Fair Field was historically a lively open space and a regional destination for fairs, markets, and entertainment. The arrival of the railways in 1868, widening of park lane, and subsequent comprehensive redevelopment in the mid-20th century resulted in the area becoming increasingly disconnected from the rest of the town centre. The Masterplan aims to rediscover Fair Field’s historic role as a thriving regional destination for the 21st century.
2.3.2 in the context of the modern world, which provides so many different and easy ways to travel and communicate, it is difficult to appreciate the importance of croydon’s fairs and markets and the physical impact they had on the town and its citizens. Throughout the year these fairs were the largest in the county and attracted thousands of people from a broad cross section of society, including many visitors from central london.
2.3.3 From early medieval times the fairs and markets gave isolated rural developments the opportunity to buy and sell goods which were unavailable in the smaller towns and villages. in addition the fairs provided a forum for entertainment and social engagement between diverse communities. By the 18th century the fairs were places where fashionable london society gathered.
‘The town was a fair of itself, music, singing, acrobats, and all kinds of entertainments going on in the street....’1
2.3.4 For over four hundred years croydon’s fairs were held at Fair Field. The arrival of the
1 Mr William page remembering the fair in the Croydon Fair at Fairfield, 2 October 1833 1850s 12 railway in the mid 19th century Fair Field as a public gathering began to transform the character space in the town centre. of Fairfield. What was once a multi-use, green open space, 2.3.5 Today college Green has linked to the town centre by the sporadic use, proving popular with ancient Fair Field footpath running both students and skateboarders from park hill to the junction of but failing to attract a broader park lane and George street, cross section of the local 1880s. View from park lane, near the became separated from the town community. junction at George street looking east. centre by the widening of park lane. The resulting pedestrian 2.3.6 This masterplan proposes network offered few options, and a number of strategies which reduced access to the new public aim to redress this situation and space of college Green. This is recapture the vibrancy of Fair Field demonstrated by the rapid decline when it was a popular and lively of college Green, which replaced destination.
early 1900. The area south of Fair Field path was still used for recreation
1940s. Fair Field with the railway gone. The site becomes a car park.
1935 plan of the Fair Field site when it was used for fairs
1945. Ve celebrations in Fair Field
1935 plan of the Fair Field site as a railway depot 1960s. on completion college green was separated from Queen’s Gardens by the widening of park lane 13
Landmark Historical Map county: sUrreY published date(s): 1934-1935 originally plotted at: 1:2,500 2.4 Fair Field TodaY challenGes opporTUniTies
The pedestrian route is complex, croydon college is a dynamic and thriving convoluted and perceived as unsafe. educational institution.
Barriers and other obstacles make it Fairfield Hall’s is celebrating 50 years of impossible to cross the road at street level. amazing performances.
pedestrian crossings are poor quality and The bustling croydon city centre is only uninviting. The environment is defined by minutes away from the Fair Field site once the predominant use of tarmac. across park lane.
Many connections to the site are The central location means that the site underground through the carpark. is already connected to beautiful and interesting parts of croydon.
14 east croydon station
Wellesley road
Former Mondial essex house George street house st Matthews site house and aiG
suffolk house college road
croydon college
p ark l ane
college Green Multistorey car park
Barclay road annexe
Fairfield Magistrates halls court
The Barclay road Queens Gardens
park lane
existing plan of the Fair Field Masterplan site, 2012
15 2.5 consTrainTs an isolaTed and inaccessiBle area
2.5.1 The Fair Field Masterplan area is physically disconnected from the rest of croydon. Because of this there is very little pedestrian activity and consequently minimal public life.
2.5.2 accessiBiliTY
• The Fair Field area is an isolated quarter surrounded by public access barriers. • There are few possibilities to semi-public access walk through college Green. constraint: accessibility
2.5.3 leVels
• The Fair Field area is perceived as complex and unsafe due to several differences in levels and underpasses. • it is an inhospitable and incoherent environment for pedestrians due to inconsistent material treatments and lack of legibility.
lower
Ground
raised constraint: levels
2.5.4 acTiViTY
• The Fair Field area suffers from a lack of genuine active frontage discourages pedestrians to use the spaces as either route or destination. • There are few opportunities to cross the roads, primarily due to barriers and other physical obstructions. • In particular, traffic barriers along park lane, George active frontage street and Barclay road do inactive frontage not encourage pedestrian movement. Where these Barriers crossings exist they are constraint: activity uninviting and indirect. 16 2.5.5 Use
• The Fair Field Masterplan area is adjacent to east croydon station, one of the busiest stations in the Uk. The footfall from this station is not being harnessed, primarily because there is a poor quality pedestrian link to college Green from the station. • a number of buildings and sites high use within the masterplan area, and its surroundings, are underused Moderate use or vacant. low use constraint: Use
2.5.6 UnderGroUnd
• The perception is that the underground parking is unsafe with little natural surveillance, natural light, poor access and egress and a confusing layout.
access to low level constraint: access to low level
2.5.7 leGiBiliTY
• The Fair Field Masterplan area is convoluted and minimal route options across the site discourage people from walking or cycling. • connections along major pedestrian desire lines are missing.
connections constraint: legibility
17 2.6 opporTUniTies a connecTed and accessiBle area
2.6.1 accessiBiliTY
• creating a new link to college Green from east croydon station and at grade crossings on park lane provides the vital missing links along a major pedestrian desire line from east croydon station to the town hall and civic centre. public access
semi-public access opportunity: accessibility
2.6.2 leVels
• removing multiple stepped level differences across the masterplan area creates a number of key routes that intersect within the Masterplan area, creating concentrated areas of activity. These are places where public spaces will be created. • The Masterplan seeks to reinforce many existing but lower poorly realised connections, Ground such as that to Queen’s Gardens. raised opportunity: levels
2.6.3 acTiViTY
• removing barriers and obstructions across the Masterplan area creates increase active frontage. Therefore providing opportunities to enliven routes and create destinations as well as engage more fully with the unique cultural institutions already present in the college and Fairfield Halls. active frontage inactive frontage
Barriers opportunity: activity
18 2.6.4 Use
• increasing accessibility, legibility and activity allows for the enhanced potential of the redevelopment sites (in orange), creating the opportunity for further connections to be created to the south. • a more inviting pedestrian route visible from east croydon station will capitalise on the significant pedestrian traffic. • college Green will become a high use much busier place as people move to key destinations within new development opportunities croydon. This will act as a opportunity: Use catalyst for redevelopment within the masterplan area.
2.6.5 UnderGroUnd
• Brighter, safer and more legible connectivity between the podium level and the car park below is essential for re-ordering people’s perspective of the area.
2.6.6 leGiBiliTY Reconfigured access to low level • a number of key pedestrian opportunity: access to low level links sit outside the boundary, but they are critical to its success in order to create the necessary flow of people through the area.
connections opportunity: legibility
19 2.7 aGreed oBJecTiVes
Det der skal fremhæves i 2.7.1 six opportunities have been Detanimationen: der skal fremhæves i
identified by the Stakeholder animationen: Board to deliver the vision, which underpin all recommendations and proposals set out in this Masterplan. 1. LIFE. De grå stiplede 1. cirklerLIFE. De kommer grå stiplede frem en LIFE cirklerefter kommeren og illustrerer frem en de LIFE efterforskellige en og illustrerer brugergrupper. de forskelligeMenneskerne brugergrupper. bevæger sig Menneskerne bevæger sig a desTinaTion langs gang- langslinerne.Overgangene gang- linerne.Overgangenemellem life space buildings 2.7.2 a regional destination mellemskal være life spacetydlige.... buildings anchored by significant institutions skal være tydlige.... that contribute to and benefit from their surroundings.
2. SPACE. “Rummet” kommer på 2. SPACE. “Rummet” kommer på - grønt område og multifunktio- - grønt område og multifunktio- nelt bymøbel. Menneskene nelt bymøbel. Menneskene bevæger sig stadig.... skateren bevæger sig stadig.... skateren kan ‘glide’ på rampen..... SPACESPACE kan ‘glide’ på rampen..... sTronG pUBlic realM
2.7.3 an animated, and well-used public realm that complements surrounding spaces.
BUILDINGSBUILDINGS 3.3. BUILDINGS. BUILDINGS. Bygningerne Bygningerne kommerkommer på. på. Der Der kommer kommer lys lys ud ud afaf vinduerne vinduerne / ved / ved cafeen cafeen og og an acTiVe space andreandre steder steder ballongyngerneballongyngerne kører kører evt evt 2.7.4 a vital mix of activities giving rundt....rundt.... opportunities for local enterprise. MenneskeneMenneskene bevæger bevæger sig sig stadig....stadig....
20 The holistic mobility plan in support of public life
- Putting people and city life in the pedestrian movement centre of planning & public space network - Informing priorities betweenMore the connecTed 2.7.5 Better connections to and different modes of transportationthrough the Masterplan area. - Ensuring integration between different modes of transportation
- Providing a holistic framework bicycling integrating the different masterplans neW deVelopMenT
2.7.6 optimised development potential to enable a new mix of uses.
public transportation
a realisTic plan
2.7.7 a pragmatic plan to deliver change in the short and long-term
1 21 1 P vehicular traffic & parking 2 3 2P 3 4 P 4 2.8 pUBlic enGaGeMenT
2.8.1 a public engagement event was held on the 29 & 31 March 2012 at croydon college and Fairfield Halls respectively, exhibiting story boards articulating the vision and headline principles of the emerging Fair Field Masterplan to gather public feedback. The event was attended by over 300 people from croydon College, Fairfield Halls and the wider area, over 50 of whom submitted written comments. post-it note ideas from the public engagement 2.8.2 The event prompted discussions around the constraints and opportunities for the Fair Field area. it also provided the opportunity for the public to share their ideas with the design team for potential early Wins projects and prioritise potential opportunities for regeneration of the Fair Field area. in addition, a walkabout in the Fair Field area with ward members and the cabinet Member for planning, regeneration and Transport was carried out on the 29th March.
2.8.3 an extended conversation with key stakeholders has also been crucial in shaping The Fair Field Masterplan. The masterplan is The public engagement in croydon college foyer based on a brief that was written collaboratively with the Fair Field stakeholder Board made up of key partners and landowners critical to delivery:
• croydon council • ccUrV • croydon college • Fairfield Halls • Terrace hill • Metropolitan property • Magistrates court (hMcs) • Bridgewater / Grovebank properties • Transport for london • ncp • network rail The public engagement in Fairfield Halls foyer
22 2.8.4 The stakeholder Board has diaGraMs shoWinG reviewed, guided and signed- enGaGeMenT FeedBack off the Masterplan as it has developed, ensuring the result is a 2.8.6 The following diagrams show delivery focused masterplan with the feedback from the public genuine buy-in. engagement in a diagrammatic manner with each comment 2.8.5 The vision and headline relating to a key topic (as below) principles of The Fair Field with the size of the icon directly Masterplan have been on public proportional to the amount to times display at croydon college and mentioned. Fairfield Halls. Comments from these events have been fed back into the Masterplan as it has developed.
cUrrenT sUccesses cUlTUral oFFer
space oUTside colleGe
WhaT do archiTecTUre YoU like MosT aBoUT The FairField area?
FairField halls Green open sUnshine/ liGhT space
development landscaping lighting
public realm Fairfield Halls activity
23
saFeTY and disaBled secUriTY access aBoVe and BeloW poor GroUnd pUBlic dUll realM appearance cUrrenT challenG es liTTer WhaT are The Bi GG es T
challen G es Broken paVinG Tha T need To Be poor sTreeT o V erco M e? liGhTinG
lack oF seaTinG
poor sTaTe oF
FairField halls lack oF access VisiBiliTY oF acTiViTY FairField halls naMe
BeTTer
iMproVe liGhTinG carpark
innoVaTiVe iMproVed seaTinG landscapinG sUGGesTed iMproV eMenTs Wha T proVide shoU ld Be diVerse iMproVed done To eVenTs and pUBlic acTiViTY realM iM pro V e The FairF ield
a rea? inJecT coloUr inTo The space iMproVe
accessiBiliTY liGhTThe Up For all
‘FairField’naMe
iMproVe neW connecTion
connecTion oF BUildinGs To QUeen’s To colleGe Gardens Green
caFes oUTdoor space For parenTs and children
Bars/ FarMers resTaUranTs MarkeT poTenTial Uses WhaT sorT Use oF
oF Uses carpark For cineMa oUTdoor eVenTs FesTiVal Wo U ld Yo U like To see in The area?
sporTs FaciliTies
oUTdoor
exhiBiTion space space enTerTainMenT
inFra- sTrUc- Food TUre/ FesTiVals
development landscaping lighting
public realm Fairfield Halls activity
24
a BeTTer ForecoUrT To FairFieldhalls
TeMporarY Uses To The Top oF The earlY Wins car park
Wha T VenUe For eVenTs and areas acTiViTies shoU ld Be Foc U sed on in The near iMproVe FUTU re? access FroM easTsTaTion croYdon
resUrFace paVeMenT
in FronT oF croYdon iMproVe colleGe roUTe FroM GeorGe sT. To croYdon colleGe
enhanced edUcaTional experience FUTUre pUrpose
deVelop inTo a Wha T cUlTUral shoU ld The hUB area Feel like in 20 Years T i M e? a relaxinG Green area To enJoY
a space For all aGes
colleGe Use coUncil sellinG hoardinGs serVices To adVerTise (ie Food) enGaGeMenTs Use spliT
BUs sTops VolUnTeersTo help across BoTh deliVer The sides oF earlY Wins park lane FU rTher coMM enTs
an Y oTher c o MM en T s? diVersiTY FreesTYleMic niGhTs open oF Uses
linkinG Good diFFerenT plans in pUBlic ToileT MeaninGFUlWaY FaciliTies
BeTTer resUrFace The area Behind siGnaGe FroM arnheM easTsTaTion croYdon GaTes development landscaping lighting
public realm Fairfield Halls activity
25 FUrTher consUlTaTion on The draFT MasTerplan
2.8.7 The draft Fair Field Masterplan was released for public consultation over a six week period between the 3rd september and 15th october 2012. during this period 40 copies of the Masterplan were printed for use at dedicated Masterplan public consultation events, and made available at public libraries. a pdf of the draft Masterplan document was made available on the council website.
2.8.8 Two public consultation events were held, the first on the 6th september in Queens Gardens in conjunction with the Mayors showtime event and the second held behind the arnhem Gates on the 6th october 2012. a total of 37 representations were received, which have been considered in detail to inform the final Masterplan. all representations have been collated and responded to in the Fair Field Masterplan consultation log, available on the council’s website. activation of space during consultion of the masterplan october 2012
2.8.9 The event on 6th september 2012 provided an opportunity for carpentry students from croydon members of the public to review college to produce spectator and discuss proposals through an seating, and with Graphics interactive model of the draft Fair students to produce a publication Field Masterplan. This material with ideas for temporary uses was publicly displayed in a shop for spaces within the Masterplan on George street between 6th area. Food was provided by a september and 6th october. surrey street Market trader, with music by a local brass band 2.8.10 The event on 6th october and croydon’s best dJ exports. 2012 marked the ongoing other attendees included local engagement process with the residents, skateboarders, and various stakeholders, and local politicians. a workshop was was used to test the viability held to discuss the potential for of temporary uses to activate implementing temporary uses in college Green. a football the Masterplan area, which has tournament between interested informed the final content of the parties activated the space. The Masterplan and proposed early Masterplan team collaborated with Wins. Masterplan engagement october 2012 26 Football between parties interested in the future of The Fair Field october 2012 27 2.9 open space conTexT open space and Green inFrasTrUcTUre West Croydon Station
2.9.1 The croydon Third city Vision set out the objective to connect central croydon with surrounding East Croydon Station green spaces through a network of Wandle Park green infrastructure, or ‘emerald Fair Field necklace’. This is being taken VANGUARD WAY forwards through the all london Queen’s Green Grid area Frameworks 7 Gardens & 8, the croydon oapF and the connected croydon programme. ‘An Emerald necklace’, Third City, Alsop From the suburbs to the Sea, From London to Paris’ Park 2.9.2 The open space of college Hill Green on Fair Field forms a strong Duppas Hill link. This can be strengthened for the future through the masterplan.
2.9.3 The nearby london downlands landscape is Fair Field in the context of the ‘emerald necklace’ connected via the historic ‘Vanguard Way’ route which was the start of a route from london to paris. The proximity of this landscape can be made visible in the urban context of Fair Field. access To open space
2.9.4 The aspiration must be to meet national guidelines for access to an appropriate mix of green spaces for a range of recreational needs. This is achievable at Fair Field if existing connections are strengthened, especially to park hill, and the site itself becomes a significant green space.
large Forest Trees to achieve green infrastructure in an urban context
28 2.10 policY conTexT
2.10.1 There are a number of • london’s downlands area • Borough character appraisal documents which provide Framework (2012) residential Typologies (2011) policy context for the Fair Field • Mayor’s Transport strategy • croydon housing Typologies Masterplan or existing reports (2010) (2010) and documents which have • emerging Tfl south london • cMcaap issues and options been referred to in preparing the sub-regional Transport report, croydon Borough masterplan. These are as follows: strategy council (2008) • Transport for london • Baseline analysis of Urban naTional streetscape Guidance (2009) structure layout and public • streets for all (2005) spaces, space syntax (2007) • national planning policy • Transport for london: Making • draft croydon Transport Framework (2012) london a Walkable city (2004) strategy, JMp Baseline data • Technical Guidance to the • Tfl interchange Best practice analysis (2008) national planning policy Guidelines (2008) • Wellesley road competition, Framework (2012) stage 1 Brief (2008) • assessing needs and local • south london route Utilisation opportunities: a companion strategy, network rail (2008) Guide to ppG17 (2002) • london Borough of croydon • planning for Biodiversity and Unitary development plan, The Geological conservation: a croydon plan (2006) Guide to Good practice (2006) • croydon local plan: strategic • english heritage and caBe policies post-examination - Guidance on tall buildings (2012) (2007) • london Borough of croydon • deTr – By design: Urban supplementary planning design in the planning system: documents and interim Towards Better practice planning Guidance • The Urban design compendium • economic development & Urban design compendium 2 strategy refresh 2010 - 2012 • Manual for streets, department for Transport (2007) exisTinG reporTs and • english heritage: streets for all reFerence docUMenTs • community infrastructure regulations 2010, 2011 & 2012 • We are croydon this is our vision (2010) reGional • Third city, alsop, croydon Borough council (2007) • The london plan (2011) • london Borough of croydon’s • all london Green Grid spG community strategy (2012) (2010-2015) • accessible london: achieving • infrastructure delivery plan an inclusive environment spG (2012) (2011) • Understanding and shaping the • shaping neighbourhoods: cultural sector in the london children and Young people’s Borough of croydon (2010) play and informal recreation • outdoor space needs spG (2012) assessment (2009) • Mayor’s economic development • outdoor space needs strategy (2010) assessment standards paper • cultural Metropolis strategy (2009) (2010) • Borough character appraisal (2011)
29 Illustrative render of Fair Field Masterplan
30 3.0 The MasTerplan
31 3.1 a delIverable MasTerplan
3.1.1 The Masterplan seeks to 3.1.6 The Masterplan is based on an redefine the Fair Field area analysis of key pedestrian routes pragmatically with a strong defining potential development focus on public realm and plots with enlivened active enhancements to College Green frontages, whilst maintaining itself. such improvements will the overall area associated as aid the connectivity and legibility designated Open land (dOl) as of the whole Masterplan and be contained within the Croydon City the ‘glue’ for the various scaled Council Udp. developments within the area. 3.1.7 The Masterplan retains the 3.1.2 The over arching framework of area of the dOl, although in a the Masterplan is formed of a grid different configuration. of similarly scaled development components, which draw on the 3.1.8 a redistributed College relevant planning grids which lie Green allows for a smaller scaled latent in the planning of the area. development bordering its eastern end with the focus of the Green 3.1.3 The Fair Field Masterplan is shifted towards park lane. primarily about delivery: a) because it has been developed 3.1.9 The area classified DOL in the alongside key landowners and masterplan is revised to 6,290m2, stakeholders and has sought to be approximately 30% of which is in inclusive whilst always adopting a an alternative arrangement from broader more extensive vision; and the current configuration. b) because it has been collectively imagined to be delivered in phases 3.1.10 proposals will be considered as a series of components. against the national planning policy Framework (nppF) as a 3.1.4 The Fair Field Masterplan whole and particularly paragraphs in its entirety is a combination of 69, 70 73 - 76, london plan policy all these components, with each 1.1, Unitary development plan element being integral to the policy r08, Croydon local plan long term vision and supportive sp6. of each other. however, there is an inherent flexibility with regard 3.1.11 It is of paramount importance to the deliverability of many of that any residential development in the individual components. all the vicinity of the rear of Fairfield the different components of the halls must undergo thorough masterplan unite to eventually acoustic testing to ensure that provide a stronger public urban residents will not be unduly framework with key north-south affected by the operations of the and east-west access as well as Fairfield Halls service yard, and an improved set of public urban will therefore not limit the long term spaces which complement, rather viability of Fairfield. than obstruct, the myriad of uses contained within the area.
3.1.5 The Fair Field Masterplan has been carefully considered to accommodate imminent change in a way that acts as a stepping stone for more far-reaching transformation later. 32 a deliverable masterplan based upon key pedestrian routes
Key
Key pedestrian routes
enlivened active frontages
Well defined public realm
33 Illustrative masterplan under development : red line boundary highlights redistributed designated Open land (6,290m2)
34 Illustrative complete masterplan : red line boundary highlights redistributed designated Open land (6,290m2)
35 3.2 pUblIC realM paraMeTers sTreeT level
3.2.1 The public realm parameters 3.2.6 new public realm squares provide a framework to transform are distinctive places which have the pedestrian experience of Fair their own character as meeting or Field. linking the site coherently gathering places. activities from with designated public spaces the adjacent institutions can spill and integrating it with the wider out into the urban realm creating a pedestrian movement network vibrant atmosphere. are key objectives of the Fair Field Masterplan. pedestrian 3.2.7 varied use of public realm accessibility, connectivity and spaces should be made flexible legibility are the basis on which to accommodate a wide variety the parameters have been of users and uses including established. meanwhile use and spaces for young people. 3.2.2 The fundamental approach is to establish a simple network of 3.2.8 public realm improvements links and squares, connected by a proposed will contribute to the continuous ground plane and step reduction of anti-social behaviour free access to all areas. and by providing an animated, well lit and usable public realm 3.2.3 Three key routes have been throughout the day and night. identified to make the overall public realm inclusive to all users 3.2.9 Water may form part of the and reinforce the grid of pedestrian detailed design of public realm at movement across the site: a later stage; however there are technical challenges in installing a • link from east Croydon station water feature on a concrete deck to College Green above a car park. • link from barclay road to College Green 3.2.10 public realm parameters • link from hazeldean road to encourage active frontages College Green which to provide natural/passive surveillance as part of the 3.2.4 The vertical and horizontal masterplan. circulation of pedestrians have been considered as equally important to keep both levels as active public realm. The entrance points at street level to the below ground car park and circulation levels have been a focus for upgrade and should provide opportunities for bold features in the public realm.
3.2.5 developments bordering public realm should engage proactively at street level with entrances and active uses where possible to encourage a diverse community of users and uses. 36 public realm parameter plan - street level
Key
new public realm link Upgraded existing public realm
new public realm square new semi-private link
Upgraded public realm access potential new or improved to below ground car park pedestrian crossing outside of the Masterplan area 37 belOW GrOUnd
3.2.8 The Fair Field Masterplan 3.2.12 The improved access points area has an underground level and Forest Trees planted at car which was originally formed as park level will allow increased railway cuttings. Most of this is natural light to the lower level with now an underground car park new openings in the structural with connections to the subway slab. during the day the increase network. in natural light will contribute to improved safety and security. 3.2.9 There are key pedestrian routes in the public realm at 3.2.13 Significant improvements to Fair Field which happen at the lighting of the overall space and underground level. The use of key routes are fundamental to them should be encouraged sustaining vertical and horizontal through improvements to circulation. access, lighting, wayfinding and maintenance. The population of 3.2.14 The existing subways which these routes will contribute to provide access to the west side safety and security. of park lane should be upgraded to sustain these important links. 3.2.10 The improvements to access subway entrances should be that mediate between car park visible and legible at both street below ground level and the street level and underground level. are important to enhance the The condition of the subways character of the subterranean themselves are important parts of spaces. The greening of the car the upgraded public realm as key park level will contribute to the pedestrian links. experience of the car park level as public realm. diversifying the 3.2.15 links to the key institutions, appearance of access points Croydon College and Fairfield with vegetation will contribute to halls from the car park level will the overall concept for the public increase their connectivity with the realm to use landscape as natural wider area with an aim to increase wayfinding. A clear and simple their presence in Croydon Town signage strategy will reinforce the Centre. buildings should have a key routes. positive presence and frontage below ground level, so that 3.2.11 The approach to materials different destinations are clearly should respond to the character legible from the car park. of pedestrian routes in the public realm at street level for key routes.
38 public realm parameter plan - below ground level
Key
Upgraded or additional access Upgraded public realm for to above ground level subways
Upgraded pedestrian routes Forest Trees planted at below below ground ground level for natural wayfinding. private parking pedestrian routes below ground pioneer trees planted at below ground level to distinguish upgraded vertical connections to above ground level.
3939 pUblIC realM paleTTe
3.2.15 high quality materials should 3.2.19 squares and shared surfaces be used throughout to inform should be defined by high quality character and maximise longevity. natural materials such as granite Material selection must meet the setts. This will tie in with the kerbs requirements of the public realm and detailing across the whole design Guide. area. Colour, finish and size of the units will differentiate from 3.2.16 The success of the public adjacent routes and spaces. realm will be dependent on clearly defined and funded maintenance 3.2.24 The pedestrian infrastructure arrangements. This should be in of Fair Field is a mixture of place prior to construction. constructed walkways which will mediate levels, creating an 3.2.17 Granite kerbs are proposed accessible and connected urban throughout the masterplan area to realm. In situ concrete paving will provide a consistent, high quality provide a robust unifying surface. and durable edging that frames the Varying the scale and finish of public realm. 3.2.20 The pavement to park lane the concrete will provide simple Frontage should be distinguished differentiations in character and with large robust paving such as scale of spaces. The material is Granite plank paving to emphasise robust and low maintenance. Its the space as a strong piece of aesthetic references the heritage public realm which prioritises of Croydon’s development. pedestrian traffic. 3.2.25 Throughout the development of the masterplan there will be the need for new boundary treatments to the public realm both temporary and semi permanent while changes are taking place. robust 3.2.18 Connecting pavements; well designed hoardings should be George street and barclay road used which provide opportunities area. pavements to existing for local artists, photographers and highways should be improved with designers contribute to them. solid the upgrade of materials which 3.2.21 detailing of edges, steps hoardings with imagery should complies with the public realm and ramps are to be robust to be used to enhance public realm. design Guide. natural stone (mid withstand the existing and future hoardings to vacant sites could be grey granite) to be used where uses of the public realm such as permeable in their design to allow possible with the suggestion of skating. the visibility of natural vegetation resin bonded gravel to areas which to be an asset to public realm. may be more temporary. 3.2.22 street furniture should be integrated in the landscape design where possible. It needs to be robust to withstand skating. Otherwise products should comply with the public realm design Guide.
3.2.23 In situ concrete paving should be laid in areas which are unlikely to be needed to be dug-up in the future.
40 public realm parameter plan - Material palette
Key
public squares/shared surfaces Frontage to park lane/Wellesley road detailing In situ concrete pavements and raised walkways Connecting pavements extent of Kerbs
41 lIGhTInG saFeTy and seCUrITy
3.2.26 The basic palette of lighting distinctive feature lighting such 3.2.32 proposed residential in the public realm should be as Catenary lighting should to development which forms part of consistent with the rest of Croydon characterise this public realm and the long term masterplan for Fair Town Centre and comply with highlight the presence of Croydon Field provides potential for a new the public realm design Guide, College on George street. character of public realm to Fair delivered through Croydon’s street Field. lighting proposals in this lighting pFI contract. Specific area suggest the character of semi areas should be enhanced with private space. a continuous route feature lighting to support night is lit with seating objects. time uses where appropriate.
3.2.27 safety and security is the starting point for the Fair Field lighting strategy. a distinguished palette of lighting is proposed to promote envisaged activities Catenary lighting and uses, and help develop the night time economy. This is seen 3.2.31 College Green is lit at night as an addition to the existing by the new extension to Croydon lighting of the new ‘rotunda’ to College. Improvements to column Furniture lighting Croydon College and uplit frontage lighting are informed by the public of Fairfield Halls. An increased realm design guide and will 3.2.33 building frontage lighting public presence will result in the dramatically improve the safety and lit signage to Fairfield Halls improved safety and security. and security of the route at night. can be integrated with facade The aspiration for College Green is improvements. This frontage 3.2.28 lighting should inform the that it strengthened as part of the should have a positive contribution use of College Green for night time pedestrian route to east Croydon to the public realm through lighting. events. This needs to be flexible station. for a variety of uses. The film projection from Croydon College to the blank wall of the ashcroft Theatre of Fairfield Halls has the potential for further development. This vibrant cultural project links the key institutions at Fair Field, provides innovative creative opportunities and atmospheric lighting. Clearance of the northern facade of the ashcroft Theatre would establish the ongoing use for film projection. Column lighting complies with public Lighting Fairfield Halls 3.2.29 lighting should be low realm design Guide maintenance and energy efficient. The lighting strategy works simultaneously with the natural landscape wayfinding. Lighting from standard columns may be supplemented by uplighting forest trees.
3.2.30 The upgraded public realm of ‘College square’ links George street and College road to Croydon College entrance. building lighting to Croydon College Uplighting to trees
42 public realm parameter plan - lighting safety and security
Key
standard column lighting to building Frontage lighting reinforce the primary pedestrian network Furniture lighting to residential quarter Uplighting to trees supplements column lighting lighting and Film projection Catenary Feature lighting
43 landsCape, WayFIndInG and bIOdIversITy
3.2.34 The overall concept for the to develop the idea and give a 3.2.39 vertical greening should be public realm is bringing green more accurate understanding used to enhance pedestrian routes into the heart of Croydon. Fair of cost. Ciria have published a and along the railway line which Field is an important part of comprehensive guide to planting forms the eastern boundary to Fair the green infrastructure where large species trees in urban Field. natural elements are proposed landscapes which provides useful to provide wayfinding within the information on costing, design and 3.2.40 Green and brown roofs urban context. In addition the new management. Maintenance is key have potential to become amenity Legible London wayfinding system to the success of Forest Trees in green space. This should be done highlights routes. urban contexts. where possible to provide visually attractive roofscapes from the 3.2.35 Forest Trees are recognised 3.2.37 pioneer species such as birch high number of taller surrounding as the most significant element and alder planted at the car park buildings. of urban green infrastructure. level provide green to buildings They provide natural landscape and the public realm which 3.2.41 The protection of existing wayfinding and an opportunity to highlight vertical circulation which biodiversity should be considered increase greening and biodiversity is such a key aspect of the public in the design of the public realm in the Masterplan area. The realm connectivity. in accordance with nppF which introduction of Forest Trees states that there should be supports the over arching aim from 3.2.38 semi private spaces can net gains in biodiversity where the Gla to increase canopy cover. extend from buildings which are possible. currently separated from the public 3.2.36 Forest Trees planted at both realm by voids to the below ground 3.2.42 Green infrastructure in the car park level and street level car park. The greening from below the Masterplan strengthens are a strong visual landmark, ground can give soft landscape sustainable water management something distinctive to Fair Field. character to these spaces and on the site and flood mitigation Initial structural analysis of this provide potential for growing through increased tree cover. proposal has been positive, further projects from the College and sUds should be incorporated engineering input will be required future residential development. wherever possible and is another advantage to planting at the basement level.
Forest Trees planted at below ground level Greening to semi-private bridges Growing potential to semi-private bridges
Groups of pioneer species planted at below ground level to highlight vertical circulation
44 SECTION 1:200
Croydon College LINE SECTION
58.5m
Subway Underpass LB College Green
TCBs
WORK IN PROGRESS KINNEAR LANDSCAPE ARCHITECTS 3rd Floor West, 1-3 Coate Street, London E2 9AG tel. 020 7729 7781 / fax. 020 7729 8809 / [email protected]
JOB: 796 Fairfield Masterplan
TITLE: Central Green_Section (1 of 2)
KEY PLAN 1:1000 SCALE: 1:200@ A3 DATE: 07.02.11 DRAWING No: 796_SK007 REV: - Public realm parameter plan - Landscape wayfinding and biodiversity
2.3.2 large Forest trees achieve a significant green infrastructure in dense urban contexts. They Key increase canopy cover which small trees don’t. research by Ciria has pioneer species such as birch and alder planted in groups confirmed that Large Forest Trees are the single most important Forest Trees element to providing green infrastructure in urban contexts. Green Open space They convey great financial social and environmental benefits and vertical Green make a fundamental contribution to the well being of the population. 45 3.3 develOpMenT paraMeTers sTreeT level
3.3.1 as a public-realm and 3.3.5 It is acknowledged that whilst 3.3.11 The aim is to strengthen movement-led masterplan, the Masterplan represents an ideal the role of creative and cultural the scope of the Fair Field fulfilment of a long term vision, the industries in the area, building on Masterplan is focused on the final realisation will be shaped by the success of the existing high basement, ground and first the significant role of market forces profile residents in establishing floors of development. As such which will play on the influence, the Fair Field area as a cultural the development parameters timing and levels of development destination. concentrate primarily on within the Fair Field area setting appropriate footprints, moving forward. To this end, the 3.3.12 The development of the relationships between buildings Masterplan has been developed Fair Field Masterplan shall be and ground floor uses, as with key phasing objectives in complementary to the character well as access and servicing mind. and future development of arrangements. neighbouring buildings, plots and 3.3.6 The clear expectation is of masterplans. 3.3.2 although some of the high quality design and appropriate development plots have consented and lasting material selection for 3.3.13 There is an understandable schemes outlining heights all development within the Fair need for active frontages and and massing parameters, the Field Masterplan area. prominent building entrances Masterplan shows illustrative throughout the Fair Field massing for future development, 3.3.7 The benefits of introducing Masterplan area, in order to however it does not impose significant residential uses to the enliven key pedestrian routes and specific height limits. area should not be underestimated present an attractive and safe in achieving the core aspirations aspect to the Masterplan area. 3.3.3 The anticipated massing of for the site. any future development should 3.3.14 There is also much be sympathetic to the Masterplan 3.3.8 any residential development importance placed on smaller in its entirety. Significant should acknowledge the key role scale active uses within the height is to be accommodated, of affordable and mixed housing Fair Field Masterplan area, to although only in a way which within the site as contained, within provide a rich mix and hierarchy activates and delineates the main the Croydon local plan. of activity, enlivening new routes pedestrian routes. The massing of and delineating new movement development blocks should always 3.3.9 There are also numerous corridors. be undertaken to best compliment opportunities to accommodate the neighbouring public open related amenities and community 3.3.15 The promotion of community space both in terms of definition facilities (e.g., play areas, health and well being along clear and activity, as well as day lighting centres, gyms, creche and nursery sustainable parameters is of and security. The exact heights facilities, in order to enrich the paramount strategic importance and massing of developments will whole. with the bringing forth of each be subject to more detailed testing, new development opportunity. analysis and evaluation as part of 3.3.10 Significant importance is also each new building, / public realm the planning process for individual placed on the need for innovative improvement, should enrich and schemes that come forwards. cultural and educational uses and enforce the whole. the distinct opportunity to build in 3.3.4 There is a fundamental these to provide an incubator for 3.3.16 The development parameters need to respect the setting of local enterprise in accordance with should be very much seen as the surrounding heritage assets the Croydon local plan enterprise starting point of detailed design including the Chatsworth road Centre policy. development through the bringing Conservation area and listed forth of individual schemes. segas house.
46 3.3.17 Croydon Council is exploring 3.3.21 Croydon local plan 3.3.27 Croydon local plan the scope of a district energy sp6.5 requires the Council sp6.3 seeks high standards scheme that would provide low and its partners to promote the of sustainable design and carbon low-cost heat and power implementation of ‘Urban blue construction from new to new developments in Croydon Corridors’, enabling a network development, conversion and Metropolitan Centre. The scheme of multifunctional spaces and refurbishment. would be run by an energy corridors that provide safe routes services Company and based and storage for flood water within 3.3.28 It is important to note that the on gas-fired combined heat and the urban environment. replacement Udp and Croydon power plant at locations to be local plan policies require confirmed. Should the scheme be 3.3.22 The importance of trees in the re-provision or retention of implemented, Croydon will expect water management strategies is community uses for specific sites all commercial and residential particularly noteworthy. within the Fair Field Masterplan, developments to be technically as set out within the components compliant to connect to a district 3.3.23 all new development will chapter. energy scheme. Further to this need to consider the net increase Croydon will expect developments in water and waste water demand 3.3.29 On a number of sites covered to adhere to its district energy to serve the area and also any by the Masterplan, retail activity policy contained within the impact the development may is envisaged on the ground Croydon local plan. have off site further down the floor. However, the scale and network. developers will be type of retail activity will need to 3.3.18 Croydon local plan sp6.2 required to produce water and reflect the extent of the Primary requires high density residential drainage strategies to identify any Shopping Area (PSA) as defined developments of 20 or more units necessary upgrades and ensure in Croydon’s replacement to incorporate site wide communal compliances with policies 5.14 and Unitary development plan. This heating systems and major 5.15 of the london plan. Masterplan is also mindful of the development to be enabled for requirement not to undermine district energy connection. 3.3.24 The Masterplan actively proposals to increase and improve promotes and upholds the the quality of the retail capacity in 3.3.19 all new buildings will be requirement for sustainable the retail core as proposed in the encouraged to optimise the use of development. all development OapF. green and brown roofs to mitigate should be brought forth with the impacts of climate change, reference to, and in coherence improve views from high blocks with, the following policies and encourage biodiversity. on sustainable development developments must include contained within the Croydon local sustainable Urban drainage plan. Systems to mitigate flood risk. 3.3.25 Croydon local plan sp6.1 3.3.20 Croydon local plan sp6.4 sets out a presumption in favour of requires developers to work in sustainable development which is partnership with the Council, in line with the national planning environment agency, community policy Framework. groups, water and highways infrastructure providers and other 3.3.26 Croydon local plan sp6.2 lead local Flood authorities seeks to ensure that future to reduce flood risk, protect development makes the fullest groundwater and aquifers, and contribution to minimising carbon minimise the impact of flooding in dioxide emissions in accordance the borough. with the london plan.
47 belOW GrOUnd
3.3.23 as a public-realm and movement-led masterplan, the scope of the Fair Field Masterplan is focused on the basement, ground and first floors of development. As such the development parameters concentrate primarily on setting appropriate footprints, relationships between buildings and ground floor uses, as well as access and servicing arrangements.
3.3.24 The development of the carpark will play a pivotal role in improving the use, legibility and perceived safety of new activity and greater movement throughout the area.
3.3.25 practical considerations with regard to future carpark numbers, servicing and infrastructure issues in the development of the podium across its different levels, will need to be carefully considered to make sure that local and neighbourhood needs are maintained and improved upon.
3.3.26 The development parameters should be very much seen as the starting point of detailed design development through the bringing forth of individual schemes.
3.3.27 The adequate provision of accessible toilet facilities is important to encourage visitors to the area. developers are encouraged to include publicly accessible toilets in future ground floor uses to complement those already provided in Fairfield Halls.
3.3.28 developments such as electricity sub-stations, telecoms installations and water pumping stations should be located appropriately to achieve satisfactory flood protection.
48 Key
active frontage
non-active frontage
servicing
Key building entrances
vehicular entrance development parameter plan - street level
Key
active frontage
non-active frontage
servicing
Key building entrances
vehicular entrance development parameter plan - below ground
49 IllUsTraTIve shadOW sTUdIes
MasTerplan ‘sOOn’ phase note: for comparison, all shadow Key studies undertaken for spring / development autumn equinox. designated local Open land
Primary routes through site
Secondary routes through site Croydon College
Parking access
College Theatre loading access Green
Fairfield halls law Courts
Key plan
Morning shadow study noon shadow study
afternoon shadow study evening shadow study
50 MasTerplan ‘laTer’ phase note: for comparison, all shadow Key studies undertaken for spring / development autumn equinox. designated local Open land
Primary routes through site
Secondary routes through site Croydon College
Parking access
College Theatre loading access Green
Fairfield halls
Key plan
Morning shadow study noon shadow study
afternoon shadow study evening shadow study
51 3.4 MOveMenT paraMeTers
sTreeT level 3.4.5 In addition, the bridge currently cyclists should be provided, e.g. connecting the site with altyre ‘false bends’, surface treatments, 3.4.1 addressing transport road is currently used as a car markings and signs. These routes and its layout across the Fair park access road. This currently are intended for access to the Field Masterplan is vital in the provides one narrow footpath development and the cycle parking creation of a permeable site that with numerous pieces of street which will be provided throughout encourages sustainable travel and clutter. as part of the Masterplan the site in line with current policy ease of movement throughout this proposals the bridge could be fully for the proposed land uses. In area of Croydon. pedestrianised. addition, a minimum of 10 cycle stands should be provided in close 3.4.2 Currently, due to the 3.4.6 proposals set out in the east proximity to the College within the configuration of the site buildings, Croydon Masterplan to improve public realm. Changes in level movement through the site is north-south pedestrian crossings should allow for cyclists through fragmented with Fairfield Halls, across George street are being channels on stairs or adequately the nCp car park and Croydon taken forwards through the east proportioned lifts. Magistrates Court acting as Croydon Interchange Major barriers to cross-movements. This scheme, due for delivery by 2015. bUs MOveMenT section will look at the movement network by mode with key routes 3.4.7 The provision of new and 3.4.10 bus routes are currently summarised in the parameter improved pedestrian crossings on provided along park lane, park plans overleaf. It is noted that George street will open up new street, George street and barclay the general movement strategy pedestrian routes between east road. These routes will all be is common to both Masterplan Croydon station and Queens retained as part of the Masterplan. options. Gardens, the Civic hub and the Mid-Croydon area, a key objective 3.4.11 The bus stands located pedesTrIan MOveMenT of this Masterplan. to the western boundary of the Masterplan area currently act as 3.4.3 One of the key objectives CyCle MOveMenT an obstacle to visual connectivity of the Masterplan is for the site between the Fair Field and Mid to be fully permeable with new 3.4.8 Cycling around the site has Croydon areas. any proposals north - south links connecting recently been improved as part to relocate these bus stands George street with barclay road of the Connect 2 project linking elsewhere would need to be and a dissecting east-west link park hill to the east with Queen’s coordinated at a wider strategic connecting park lane with altyre Gardens and Wandle park to the level with the Mid Croydon and road. Internally the site will west, through improvements to OapF transport proposals, have numerous footways and barclay road and a new ‘Toucan’ and in the context of potential links that allow free pedestrian crossing at park lane. Cycle requirements for an increase in flow providing a simple grid of parking will be increased with a bus stand capacity. pedestrian movement. proposed cycle hub at billinton hill through the east Croydon TraM MOveMenT 3.4.4 The east-west link has already Interchange Major scheme. been strengthened by the recent 3.4.12 The tram route currently runs at-grade pedestrian crossing 3.4.9 The pedestrian links that are southbound down Wellesley road across park lane at the south- proposed throughout the site will and turns eastbound down George west corner of the site. The wider also be suitable for cyclists. The street. On the return journey the Connected Croydon programme recommended widths for these tram travels westbound down will provide a further two at-grade shared paths will be 3m a cyclist George street and across park crossings further north across design speed of 10mph should lane continuing along George Wellesley road to connect the be achieved on paths shared with street. no changes are proposed eastern and western halves of pedestrians. In areas of restricted as part of the Masterplan. central Croydon. visibility, environmentally sensitive speed reduction measures for 3.4.13 Tram service upgrades are
52 planned by Tfl in 2012/2013 to from the lorries to the stage. Wsp be addressed through individual increase frequency and capacity. have undertaken the necessary planning applications. These changes will need to swept path analysis requested by be considered as part of any the Fairfield Hall in determining 3.4.22 Coach set-down and pick-up proposals on George street. the design and dimensions of the is required for the Fairfield Halls. car park ramp, and the necessary This will be provided in the vehICUlar MOveMenT space would be maintained to Fairfield Halls forecourt and should accommodate their movements be accommodated within the 3.4.14 The underground car park both in the interim stage before the detailed design of this area. will be accessed off barclay road lorry lift is installed and after this to the south of the site, with the time when the road is narrowed. altyre road vehicular connection pedestrianised. 3.4.18 FF23/22 – barclay road development. Infrequent servicing 3.4.15 The ramp width has been for the barclay road residential amended to reflect the reduction in development is proposed from car parking spaces, however still the existing ramped access from accommodating service vehicle College road (FF11 station link) movements. Initial modeling has at the north-east corner of the demonstrated the reduced ramp site. It is proposed that part of can accommodate the anticipated the deck at the south-east of the level of vehicle movements College buildings would be raised and further assessment should to provide better connection with accompany any detailed scheme the pedestrian rail bridge, whilst or planning application. also allowing service vehicle access under the new residential 3.4.16 The proposed servicing buildings. a clear height of 5m arrangements for the Masterplan should be provided within this area are illustrated in the area. movement parameter plan and described in outline below. The 3.4.19 FF7/FF8 - College road detail of these routes and servicing should be retained either in whole areas will be provided by any or part, as a vehicular access subsequent planning applications to the site and will also provide with regard to vehicle manoeuvres, access for vehicles servicing plots noise and visual effects. FF1, FF2, FF3, FF7 and FF8 (as present). 3.4.17 FF19 – Fairfield Halls. Servicing for the Fairfield Hall is 3.4.20 emergency vehicle access required by a range of vehicle should be available on all vehicle sizes up to and including access routes described above articulated lorries. service access as well as within the College will be taken, as at present, from Green area and through the the ramp from barclay road. It new residential development as is understood that the Fairfield demonstrated on the parameter hall and the ashcroft Theatre plans below. currently use part of the existing road to undertake the necessary 3.4.21 Taxi drop-off and pick-up turning movements. however, it provision is provided on the is also currently planned that the Fairfield Halls forecourt. Detailed Fairfield Hall will install a lorry lift proposals for taxi provision will to allow direct movement of goods
53 Pedestrian Movement
Cyclist Movement
Bus Movement
Tram Movement
Vehicular Movement
Servicing Movement
Servicing Movement (underground)
Emergency Access only
Coach and Taxi
Proposed Crossing
Potential Crossing
Movement parameter plan - street level
servicing movement Key servicing movement pedestrian movement (underground)
Cyclist movement emergency vehicle access only
bus movement Coach and Taxi
Tram movement proposed crossing
vehicular movement potential crossing
54 belOW GrOUnd
3.4.23 an objective of the site will be to provide all car parking at basement level clear of the new public realm within the existing basement space. It should be noted that due to the high pTal value (6b) Tfl would support a car free residential scheme.
3.4.24 The Fair Field Masterplan proposals will retain and upgrade the underground level of the Fairfield Car Park, and remove the multi-storey element. The existing 905 spaces represent a reduction of 466 from the previous total of 1371 after part of the multi-storey car park was permanently taken out of use in september 2012. The removal of the multi-storey element will reduce the total number of publicly available spaces from 905 to circa 750-800. The proposed reduction of car parking is in accordance with the analysis of demand and wider strategic proposals set out in the Croydon Opportunity area planning Framework. Movement parameter plan - below ground
3.4.25 parking accumulation 3.4.26 These surveys show that the surveys have been undertaken provision of 750-800 spaces would to justify this removal of car be expected to take the car park parking. accumulation surveys to approximately 75% capacity on were undertaken on Friday 2nd a weekday, leaving a 200 space and saturday 3rd november 2012 ‘buffer’. from 0700 – 0000 to coincide with major events at the Fairfield 3.4.27 Improved pedestrian halls expected to be attended by connections through the car park a high proportion of car users. should be created along with The peak accumulation occurs in improved natural lighting and the car park during the working landscaping where possible to week with a peak accumulation mitigate current fears over safety of 472 vehicles (34% of 1371). within this space. as described Independent data on the Fairfield above, access should be provided car park was also collated from to an enclosed area within the 19th april (Thursday) 2012 north-east corner to accommodate – 22nd april (sunday) 2012. servicing for the new residential Key These surveys showed a peak buildings. This area will provide an accumulation of 43% (594 spaces) increased clear height of 5m and pedestrian Movement on Thursday afternoon. accommodate both light goods pedestrian Movement vehicle deliveries, refuse collection (private residents) and occasional heavy goods vehicle deliveries. vehicular Movement servicing Movement
servicing Movement 55 (on foot) 3.5 phasInG: nOW
3.5.1 ‘Now’ is defined as being likely 3.5.5 Five early Wins projects • station link; improving the route within the next 1-3 years. have been selected to be tested, from east Croydon station via refined, prioritised, and developed the existing access road and 3.5.2 The shortlist of projects for in further detail in parallel to the timber staircase to College early Wins are: Masterplan: Green and the Fairfield Halls and activation of arnhem Gates. FF6 College square • College square; improvements FF11 station link to the space between Croydon • Fairfield Halls Forecourt; FF13 Croydon College Walk College and George street improvements to the public FF18 Fairfield Forecourt and an enhanced pedestrian realm directly outside the FF22 Meanwhile activation crossing to Croydon College. entrance to Fairfield Halls, extending activity outwards 3.5.3 The Fair Field Masterplan • College Green Walk, new bringing in footfall. sets out the long-term framework surface treatment replacing for the regeneration of the area, broken paving and poor quality • Meanwhile activation; at the same time as looking to surfaces on College Green. temporary activities to occupy catalyse change in the short-term decluttering and cleaning underused spaces within the through a suite of deliverable College Green removing defunct Fair Field area, for example the ‘early Wins’; public realm street furniture. Installing new top floors of the Fairfield multi- enhancement projects that can accessible ramps, steps, robust storey car park. be implemented immediately seating, litter bins and planting. subject to the allocation of funding. These early Wins are strategically coordinated with longer-term masterplan proposals as well as surrounding initiatives to ensure that potential synergies, resources and opportunities are exploited efficiently.
3.5.4 The early Wins constitute FF11 a first phase of coordinated precursors for more substantial phased masterplan improvements. FF6 The projects will visibly improve the public realm in and around Fair Field - addressing longstanding problems such as broken paving and lack of accessibility - making FF13 a place that a more diverse range of people will feel comfortable in and be attracted to use. The early FF22 Wins use the art of the possible to start to create a fitting setting for Croydon College, Fairfield Halls and the wider civic area. FF18
Illustrative phasing plan - now
56 3.6 phasInG: sOOn
3.6.1 ‘Soon’ is defined as being likely within the next 3-6 years.
3.6.2 The components that are within this phase are:
FF3 essex house site FF8 east College site FF9 substation FF11 station link FF12 Croydon College perimeter FF14 park lane square FF15 College Green West FF16 College Green east (contained within FF22) FF17 park lane Walk FF19 Fairfield Halls FF20 service yard FF21 Fairfield Walk FF22 barclay rd. development n. FF24 Carpark ramp FF25 barclay road Walk
FF3 FF11
FF12 FF8 FF12
FF12 FF9
FF15 FF22 FF17 FF14
FF20 FF25 FF19 FF24
FF21
Illustrative phasing plan - soon
57 3.7 phasInG: laTer
3.7.1 ‘Later’ is defined as being likely following the next 7 years.
3.7.2 The components that are within this phase are:
FF1 suffolk house site FF2 st. Matthews house site FF4 College road FF5 George street Walk FF7 Mondial site FF10 hazledean link FF23 barclay rd. development s.
FF7 FF5 FF2 FF1 FF4 FF4
FF10
FF23
Illustrative phasing plan - later
58 3.8 CharaCTer areas
3.8.1 The character areas are:
• George street • station link • College • College Green • park lane • Fairfield Halls • barclay road development
3.8.2 The Fair Field masterplan has seven character areas defining a variety of open spaces, public realm and key institutions. These character areas are defined by the proposed buildings which surround them. They have a variety of uses, typologies and characters which will support and enhance the envisaged open spaces. The buildings are used to create open spaces ranging from public to private in order to provide opportunities for different kinds of outdoor activities.
George Street Character Area Station Link Character Area
College Character Area
College Green Character Area Park Lane Character Area Barclay Road Development Character Area
Fairfield Halls Character Area
Illustrative plan highlighting Character areas
59 3.9 CharaCTer desCrIpTIOns
GeOrGe sTreeT
3.9.4 educational activities such 3.9.1 The future of George street is a vibrant urban connection as cooking, hair and beauty and between George street and fine art which are all courses College road. active frontages to offered at Croydon College should be present at street level. This buildings bring life to public realm George Street with the potential for future change would provide an active frontage Character Area and development. to Croydon College and promote the College’s presence in the city centre. 3.9.2 The presence of Croydon College is key to the success of the future aspiration. young 3.9.5 The ‘College square’ provides energetic and creative activity is an important piece of urban realm encouraged in the urban realm. which is a forecourt to Croydon College. distinctive public space will set the context for successful 3.9.3 When passing through or use of buildings for commercial/ spending time in the George street residential opportunities. area the vicinity of an important educational institution should be apparent.
60 sTaTIOn lInK
3.9.6 east Croydon station is one 3.9.9 pedestrianisation of the railway of the busiest train stations in bridge brings needed connection london. The relationship between from the east. The southern part of east Croydon station to the Fair this character area becomes a critical Field area is envisaged as a node for pedestrian circulation. strong linking piece of urban realm through phased development 3.9.10 The arnhem gate is to be proposals including a new preserved and celebrated through public square linking the existing public realm improvements. Station Link Character Area crossing from the station with the development sites to the south.
3.9.7 The route will mediate levels seamlessly with a raised walkway to bring pedestrians up to College Green and proposed development areas in the long term. pedestrian priority will be evident in the arrangement of the walkway and will be highly visible from the road crossing of east Croydon station.
3.9.8 an arcade arrangement from the east College site would allow for a more generous north south circulation adjacent to this plot.
61 COlleGe
3.9.11 The College building is an 3.9.15 Meanwhile use of the important part of the future of public realm for college projects Fair Field. Opportunities for more is encouraged to activate student presence in the public surrounding spaces. realm should be encouraged. 3.9.16 public access through the 3.9.12 a masterplan strategy which centre of the college should be College aims to do that links the college maintained to promote mixed use Character Area building to the surrounding streets of the area. and public realm with semi private balconies to allow some of the activities from within the building to spill out into the urban realm such as growing food and sitting out spaces.
3.9.13 The student run ‘Chefs’ restaurant provides an exciting opportunity for this to happen as well as build a relationship with food growing.
3.9.14 Ground floor legibility of activity within the building should bring the surrounding College road and College green to life.
62 COlleGe Green
3.9.17 The designation open land of 3.9.20 activity on College Green College Green is precious green will be developed with opportunity space in Croydon Town Centre. for more direct interaction from It is the centre piece of Fair Field Fairfield Halls and Croydon and should give a reason to be College. here. College Green 3.9.21 The area is an important long Character Area 3.9.18 The aspiration for College square which links institutions Green is an enhancement of and lend itself to being populated green-ness and establishment as with ideal location and scale for a key area of biodiversity within outdoor events such as cinema, Croydon. performance, ice skating and exhibition showcase for Croydon. 3.9.19 Natural landscape wayfinding with Forest trees aims to green 3.9.22 development Option 2 the western frontage to park proposes a redistribution of lane which contributes to the College Green, connecting it with recognition of College Green as barclay road and park hill to the green space. south east with a more generously proportioned green route, whilst maintaining the overall quantum and improving the quality.
63 parK lane
3.9.23 The frontage of Fair Field 3.9.26 Frontage to Fairfield Halls has a presents an oportunity for the pedestrian priority with integrated considered placement of Forest parking facilities which allow trees which suit the grand scale pedestrian traffic to permeate. The of Fairfield Halls and Croydon visibility of the institution and access College. from the wider area by pedestrians is enhanced with a connection to an 3.9.24 distinctive to Fair Field and its at-grade crossing to the west. relationship with a below ground level, trees emerge from the below Park Lane ground car park. Character Area
3.9.25 The area is characterised by consistent public realm at street level from north to south with a coherent vertical circulation and access.
64 FaIrFIeld halls
3.9.27 a cultural centre for Fair Field, 3.9.31 an external presence of the which informs the area’s potential to creativity and cultural activity will have people and activities spilling define the Fairfield Halls area and out to the adjacent spaces makes increase its legibility to the wider Fairfield Halls long term presence in urban context. the masterplan very important. 3.9.32 refurbishment of the building Fairfield Halls 3.9.28 The wider influence of the will be driven by some of these Character Area Fairfield Halls on the character of aspirations which celebrate it as the surrounding area, and indeed an important part of Fair Field. for the whole of Croydon, cannot be overstated. 3.9.33 The use of film projection on blank facades is encouraged 3.9.29 The character of the 4 to activate public realm along elevations of Fairfield Halls with lighting improvements to the have a direct relationship to the entrance canopy. adjacent uses of the urban realm. There are opportunities to create additional entrances and/or new active frontages to the north side of Fairfield Halls facing College Green.
3.9.30 Improvements to servicing and delivery access the halls are a major opportunity for long term change and development for the adjacent areas.
65 barClay rOad develOpMenT
3.9.34 The quality of proposed 3.9.37 routes through the residential development on development distinguished in the north side of barclay road appropriate palette to reflect the is characterised by a green residential character within an infrastructure. urban setting.
3.9.35 semi private space 3.9.38 The vicinity to the Chatswoth contributes to improved access Road Conservation Area justifies Barclay Road and circulation of Fair Field and the location as a residential Character Area residential use becomes integrated destination. in development city centre accommodation.
3.9.36 Green semi private space to south and east boundaries of College Green enhance designated open land for public use.
Barclay Road Character Area completed
low level townhouses
Green courtyards surrounded by lower level development protective edge with an open interior onto courtyards 66 67 Illustrative render of Fair Field masterplan
68 4.0 The ComponenTs
69 4.1 InTroduCTIon To The ComponenTs sTreeT LeveL
4.1.1 In order to facilitate a flexible FF14 Park Lane Square and phased approach to delivery FF15 College Green West desCrIpTIon the Masterplan has been broken FF16 College Green east What it is currently. down into a series of components (contained within FF22) that can be implemented FF17 Park Lane Walk pArAmeTers independently or in combination, FF18 Fairfield Forecourt proposed scope including: as and when key players have FF19 Fairfield Halls secured funding and market FF20 service Yard Flexibility of options demand to build. Each component FF21 Fairfield Walk Footprints has been identified according to FF22 Barclay rd. development n. range of heights primary land holdings and the FF23 Barclay rd. development s. Character and materiality relative character areas. FF24 Carpark Ramp Ground and typical floor uses, FF25 Barclay Road Walk Sustainability, 4.1.2 These are presented in Impact on setting greater detail in this chapter. 4.1.4 Each component is described Typologies by the following parameters: 4.1.3 The street level components reLATed ComponenTs are: phAse Projects that need to happen Indicative phasing: Now, Soon or before and projects that are FF1 Suffolk House Site Later unlocked or enabled to happen FF2 st. matthews house site after. FF3 Essex House Site prIorITY FF4 College road High, Medium or Low sTAKehoLders FF5 George Street Walk Interested parties or groups to be FF6 College square TYpe consulted or seek approval FF7 mondial site Including Public Realm, FF8 east College site Infrastructure, Utilities, Office, LeAd FF9 Substation Residential, Retail, and Education. Single organisation responsible for FF10 Hazledean Link delivery. FF11 Station Link oBJeCTIves: FF12 Croydon College perimeter Why it is needed. A statement FundInG FF13 Croydon College Walk of the objectives of the project in Identified or potential funding relation to the wider masterplan. sources. Where LB Croydon are indicated this may include other sources of public funding and George Street planning obligations. Character Area
Station Link mAnAGemenT Character Area Responsible body for the College management and maintenance of Character Area the project following completion, College Green and any specific considerations. Character Area Barclay Road Development Character Area Fairfield Halls Character Area
Park Lane Character Area Character Areas
70 FF7
FF3 FF5 FF2
FF11 FF1 FF4
FF6 FF12 FF4 FF8 FF12
FF10
FF9 FF12
FF13
FF15 FF22 FF17 FF14
FF25 FF20 FF23
FF19 FF24
FF18
FF21
Illustrative masterplan highlighting component areas
Components key plan
71 BeLoW Ground
4.1.5 The basement is reorganised so that car parking access is from Barclay Road only, with an additional service access off Station Link.
4.1.6 many of the street level components extend below podium level.
4.1.7 The below ground components are:
FF7 mondial site FF8 east College site FF9 Substation FF10 Hazledean Link FF11 Station Link FF12 Croydon College perimeter FF13 Croydon College Walk FF17 Park Lane Walk FF18 Fairfield Forecourt FF22 Barclay rd. development n. FF23 Barclay rd. development s. FF24 Carpark Ramp
Station Link Character Area College Character Area
College Green Character Area Barclay Road Development Character Area Park Lane Character Area
Character Areas
72 FF12 FF7 FF8 FF12
FF10
FF11 FF9 FF12
FF13 FF22
FF17
FF24 FF23 FF18
Basement car parking plan highlighting component areas
Components key plan
73 FF1 Suffolk House Site
phAse: Later A green roof strategy for biodiversity and rainwater FF1 prIorITY: medium attenuation purposes is encouraged. TYPE: Retail/Office/Residential The quality of the urban realm is to oBJeCTIves: reflect the immediate environment: Provide a high quality new building to define the prominent corner of • local, intimate square off George Street and Park Lane, College road and improve north-south pedestrian • pedestrian priority passage permeability, and reinforce active between building plots frontages. Temporary improvements to the desCrIpTIon development site and meanwhile The building on the site is currently uses are encouraged to address mAnAGemenT underused through a lack of vacancy in the short-term, where metropolitan properties / footfall to the south side of George these can act as a catalyst Freshwater street. for longer-term regeneration. Where possible, temporary uses pArAmeTers should involve local institutions The illustrative massing is and benefit the surrounding consistent with the mid-rise city community. scale, reinforcing the strong Key urban grid. The height of the reLATed ComponenTs development will be subject to FF4 College road retail detailed testing, analysis and FF6 College square evaluation as part of the planning Office/Residential process for any future proposals. LeAd metropolitan properties / Loading The ground floor should be Freshwater Possible glazed link predominantly active frontage, especially facing George street FundInG The indicative ground floor uses maximise and College road. private sector funding active frontage to both George Street and College Road, whilst the upper levels allow for a configuration of office or residential A mix of upper floor uses is accommodation. anticipated.
The materiality of any building development should reflect its civic presence. Materials should be of a significant quality and reflect a characteristic of permanence. Any glazed link between the Indicative typical upper floor uses blocks should be lightweight in appearance and subservient to George Street the mass of the adjacent blocks in terms of appearance.
Technical compliance with a potential CmC district energy Lane Park scheme and adherence to Croydon’s policy on district energy. The illustrative massing of the blocks is Indicative ground floor uses shown at 19.5m above ground level.
74 Biodiversity green roof Urban realm should be appropriate to the scale of the immediate environment.
Activity to enliven the space throughout maintain retail units at ground level. potential connection through to George the day and improve the feeling of safety street by a semi-private glazed arcade. at night.
Materials should reinforce a strong sense of civic presence and reflect a feeling of quality and permanence. Illustrative materials shown are cast natural stone, brick and anodised aluminium.
75 FF2 st. matthews house site
phAse: Later A green roof strategy for FF2 biodiversity and rainwater prIorITY: medium attenuation purposes is encouraged. TYPE: Retail/Office/Residential Technical compliance with a oBJeCTIves: potential CmC district energy Opportunity for a significant mixed- scheme and adherence to use development to define the Croydon’s policy on district energy. George Street frontage, and gain valuable active frontage. high quality elevations to enhance the setting of the locally listed desCrIpTIon buildings opposite on George The existing buildings fail to street. engage with the surrounding LeAd streetscape through a lack of The quality of the urban realm is to metropolitan properties / ground floor active frontages. reflect the immediate environment: Freshwater A raised north/south walkway provides permeability but the level • local, intimate square off FundInG difference reduces accessibility. College road and private sector funding • pedestrian priority passage pArAmeTers between building plots mAnAGemenT The illustrative massing is metropolitan properties / consistent with the mid-rise city Temporary improvements to the Freshwater scale, reinforcing the strong urban development site and meanwhile grid. It is recommended that the uses are encouraged to address Key development steps up in scale vacancy in the short-term, where towards George street to address these can act as a catalyst retail its prominent frontage to east for longer-term regeneration. Croydon station. The height of Where possible, temporary uses Office/Residential the development will be subject should involve local institutions to detailed testing, analysis and and benefit the surrounding Loading evaluation as part of the planning community. Possible glazed link process for any future proposals. reLATed ComponenTs The indicative ground floor uses maximise active frontage to both George Street and Ground floor active frontages FF4 College road College Road, whilst the upper levels allow should primarily address George FF5 George Street Walk for a configuration of office or residential Street and College Square, with FF6 College square accommodation. servicing from College road.
A mix of upper floor uses is George Street block anticipated.
The materiality of any building development should reflect its civic College Road block presence. Materials should be of a significant quality and reflect Indicative typical upper floor uses a characteristic of permanence. George Street Any glazed link between the blocks should be lightweight in appearance and subservient to the mass of the adjacent blocks in terms of appearance. The illustrative massing shows the George Street block 25.5m above ground level, and the College Road 18m above ground Indicative ground floor uses level. 76 Biodiversity green roof
Activity in the arcade space could be over A new covered shopping arcade would help to maintain active use throughout the day as two levels. well as providing a retail destination.
Materials should reinforce a strong sense of civic presence and reflect a feeling of quality and permanence. Illustrative materials shown are cast natural stone, brick and anodised aluminium.
77 FF3 Essex House Site
FF3 phAse: soon scheme. Where decorative effects are employed, low energy long life prIorITY: medium sources should be specified.
TYPE: Retail/Office/Residential A green roof strategy for amenity, biodiversity and rainwater oBJeCTIves: attenuation is encouraged. Provide a prominent landmark / gateway to the masterplan area Technical compliance with a from east Croydon station and potential CmC district energy valuable active frontage to George scheme and adherence to Street and Station Link. Croydon’s policy on district energy. desCrIpTIon Temporary improvements to the The site is currently a vacant plot. development site and meanwhile FundInG uses are encouraged to address private sector funding pArAmeTers vacancy in the short-term, where The site has planning permission these can act as a catalyst mAnAGemenT for an 18 storey office building for longer-term regeneration. Terrace hill comprising a total of 258,000 Where possible, temporary uses sq ft. The scheme includes the should involve local institutions Key landscaping of the adjacent area and benefit the surrounding of College road to the east. community. retail
The illustrative masterplan shows reLATed ComponenTs Office/Residential a block height of 30m above FF4 College road ground level. should an alternative FF6 College square Loading scheme be developed from the FF11 Station Link The indicative ground floor use is extant consent, taller proposals to maximise active frontage to both should increase in slenderness in LeAd George Street, Station Link and College Road, whilst the upper levels allow for all dimensions to minimise their Terrace hill a configuration of office or residential visual and environmental impact. accommodation. The height of the development will be subject to detailed testing, analysis and evaluation as part of the planning process for any future proposals.
A mix of uses to encourage active frontage is encouraged at ground level. Indicative typical upper floor uses The materiality of any building development should reflect its civic George Street presence and prominent location. Materials should be of a significant
Station Link quality and reflect a characteristic of permanence.
How the building appears at all times of day should be carefully The current Chroma planning permission considered in response to its allows for the full footprint to extend to 18 storeys. Developments beyond this height prominent location, possibly via should increase in slenderness. Indicative ground floor uses the inclusion of a dynamic lighting
78 Consented scheme for ‘Chroma’, 100 Green roof can be used for amenity, biodiversity and rainwater attenuation George street
A strong corner, anchoring the site Lighting can be used to provide visual interest at all times. Low energy, long life sources should be used.
Materials should reinforce a strong sense of civic presence and reflect a feeling of quality and permanence. Illustrative materials shown are cast natural stone, opaque glazing and anodised aluminium.
79 FF4 College road
phAse: Later • alternative commercial activities FF4 and active frontages FF4 prIorITY: Low • pedestrian priority surfaces • possibly slow traffic with passive TYPE: Public Realm traffic calming measures • allow for appropriate servicing oBJeCTIves: and access Improve pedestrian environment • few parking spaces may be on College road and setting of provided, delineated in shared Croydon College.. surfaces • the quality of the urban realm desCrIpTIon is to reflect the immediate College road currently performs environment with local, intimate well as a service and access road, squares off College road and but lacks the active frontages and pedestrian priority passage quality public realm necessary to ways between building plots. sTAKehoLders provide a positive environment for metropolitan properties / pedestrians. reLATed ComponenTs Freshwater FF1 Suffolk House Site Terrace hill pArAmeTers FF2 st. matthews house site Croydon College The local urban public realm should FF3 Essex House Site be addressed in consideration of the FF5 George Street Walk FundInG following criteria: FF6 College square Public FF11 Station Link s106 • provides a key secondary FF17 Park Lane Walk CIL commercial link to town centre • urban realm acts as a LeAd mAnAGemenT predominantly pedestrian Croydon Council Croydon Council transition
College Road to be a shared surface with areas of retail, offices and seating with reduced parking
80 FF5 George Street Walk
FF5 phAse: Later environment with local, intimate passage ways between building prIorITY: medium plots. • Lighting must be designed TYPE: Public Realm to provide a safe and even lit experience. Careful attention oBJeCTIves: must be made to light under the Improve permeability between canopy of trees to avoid ‘dark George street and College road. spots’. • The link should be lined with desCrIpTIon active frontages to provide The existing north/south passive surveillance. pedestrian link in this area is • recommended minimum width raised and therefore reduces of 8 metres. accessibility. reLATed ComponenTs FundInG pArAmeTers FF2 st. matthews house site private sector funding The local urban public realm should FF3 Essex House Site s106 be addressed in consideration of the FF4 College road following criteria: mAnAGemenT LeAd metropolitan properties / • provides a key secondary metropolitan properties / Freshwater commercial link to town centre Freshwater • pedestrian priority surfaces • allow for appropriate servicing sTAKehoLders and access metropolitan properties / • the quality of the urban realm Freshwater is to reflect the immediate Terrace hill Croydon College
The street is a secondary route which remains light and safe at night
81 FF6 College square
phAse: now pArAmeTers The local urban public realm FF6 prIorITY: medium should be addressed using quality materials and in consideration of TYPE: Public Realm the following criteria: oBJeCTIves: • a new square would give the Improve permeability between College a better ‘front door’ George street and College • new public realm ‘carpet’ Road, and wider north-south linking front door of Croydon permeability. College with George street and potential, non-signalised Give Croydon College a presence crossing subject to TfL approval, on George street and high quality which falls outside the scope of arrival space outside the main the Fair Field masterplan. entrance. • catenary / decorative lighting could be utilised to add scale desCrIpTIon to the space and draw people The existing public space is through the site underused, and suffers from • where decorative lighting is poor quality planting, seating and employed, low energy long life materials and a lack of active sources should be specified. frontages. • allow for appropriate servicing and access. • seek to remove redundant advertising. • increase overall levels of seating, particularly in areas which receive direct sunlight
Public realm ‘carpet’ which acts as a second frontage to Croydon College
82 reLATed ComponenTs FF1 Suffolk House Site FF2 st. matthews house site FF3 Essex House Site FF5 George Street Walk FF6 College square
LeAd Croydon Council sTAKehoLders metropolitan properties / Freshwater Terrace hill Croydon College
FundInG Public s106 CIL mAnAGemenT Croydon Council
Lighting in narrow spaces can help to define and external ‘room’.
use of catenary lighting
83 FF7 mondial site
FF7 phAse: Later Any glazed link between the blocks should be lightweight in prIorITY: medium appearance and subservient to the mass of the adjacent blocks in TYPE: Office/Residential terms of appearance. oBJeCTIves: A green roof strategy for amenity Provide a prominent landmark / use, biodiversity and rainwater gateway to the masterplan area attenuation is encouraged. from East Croydon Station, as well as providing valuable active Technical compliance with a frontage to George street and potential CmC district energy Station Link. scheme and adherence to Croydon’s policy on district energy. desCrIpTIon The building on the site is currently Temporary improvements to the sTAKehoLders uninspiring and fails to address the development site and meanwhile Network Rail adjacent street level adequately. uses are encouraged to address vacancy in the short-term, where FundInG pArAmeTers these can act as a catalyst private sector funding The illustrative massing is for longer-term regeneration. consistent with the mid-rise city Where possible, temporary uses mAnAGemenT scale, reinforcing the strong urban should involve local institutions Bridgewater properties grid. It is recommended that the and benefit the surrounding development steps up in scale community. towards George street to address Key its prominent frontage to east reLATed ComponenTs Croydon station. The height of FF10 Hazledean Link Office/Residential the development will be subject FF11 Station Link to detailed testing, analysis and Loading evaluation as part of the planning LeAd process for any future proposals. Bridgewater properties Car park Possible glazed link Suitable design consideration should be given to the orientation Although predominantly office / residential, of habitable rooms away from it is anticipated the ground floor will be the adjacent railway. High as open and attractive as possible, with entrances off George street opposite east performance facade and Croydon station and the potential for some acoustically attenuated mechanical retail. ventilation should also be considered along this facade, George Street as well as the early weathering / discolouration of any susceptible materials. Station block Station block
An open and engaging ground floor reception / meeting rooms / amenity spaces providing active frontage is encouraged. Station Link The materiality of any building College block College block development should reflect its civic The illustrative massing shows the George presence. Materials should be of Street block 31.5m above ground level, Indicative Indicative Indicative and the College Road 22.5m above Lower Ground upper a significant quality and reflect ground level. a characteristic of permanence. 84 Green roof can be used for amenity, biodiversity and rainwater attenuation
using height on the corner can help to Breaking the massing of the block into individual elements can help to make the most of mark the entrance. the linear site.
Materials should reinforce a strong sense of civic presence and reflect a feeling of quality and permanence. Illustrative materials shown are cast natural stone, opaque glazing and anodised aluminium.
85 FF8 east College site
phAse: soon Technical compliance with a prIorITY: medium potential CmC district energy FF8 scheme and adherence to TYpe: Community/residential Croydon’s policy on district energy. oBJeCTIves: How the building appears at all Provide landmark extension to the times of day should be carefully College and improve public ream considered in response to its connectivity at grade. prominent location, possibly via the inclusion of a dynamic lighting desCrIpTIon scheme. Where decorative effects The plot is currently vacant apart are employed, low energy long life from parking and service access, sources should be specified. which is to remain. Temporary improvements to the reLATed ComponenTs pArAmeTers development site and meanwhile FF11 Station Link Any development on this site uses are encouraged to address should include a mix of residential vacancy in the short-term, where LeAd / community use. The scheme these can act as a catalyst for longer- Croydon College should include a set-back at term regeneration. Where possible, ground floor level to provide a temporary uses should involve FundInG more generous north-south link, local institutions and benefit the private sector funding as well as a mix of uses to provide surrounding community. open and active ground floor mAnAGemenT frontages. Any temporary uses should take Croydon College the existing car parking into Whilst the masterplan allows for the consideration. The existing College implementation of a tower scheme, car park is protected by the the illustrative masterplan shows replacement udp and Croydon The intention is for the ground floor to a plinth with a shoulder height Local plan policies and therefore be set back to incorporate a wider public route between College Green and Station matching the parapet level of the community uses are to be either Link. Service access to the basement level existing college building, with a re-provided ore retained. of the College is to be preserved beneath. slender tower above. Should an alternative scheme be developed, Key taller proposals should increase Loading in slenderness in all dimensions to minimise their visual and education/ environmental impact. The height residential of the development will be subject Public realm to detailed testing, analysis and evaluation as part of the planning process for any future proposals. College Road
The ground floor presents a valuable opportunity to improve the public realm by providing an at grade pedestrian transition between Station Link and the Station Link College Green.
The materiality of any building The illustrative massing shows a shoulder development should reflect its civic height plinth matching the parapet level of Indicative Indicative Indicative the existing college building, with a slender lower ground upper presence and prominent location. tower above.
86 Completed to its potential, the addition to the College should be a landmark for the masterplan and the wider area as is the approved tower to Cherry orchard road.
87 FF9 Substation
phAse: soon LeAd UK Power Networks prIorITY: medium sTAKehoLders TYpe: utility CCurv FF9 Network Rail oBJeCTIves: Croydon Council Allow flexibility for future use and access for servicing / replacement. FundInG UK Power Networks desCrIpTIon Public The existing substation will require s106 continual access and a means for CIL replacement. mAnAGemenT pArAmeTers UK Power Networks All local development will need to address issues of accessibility, both for the existing and replacement substation.
There is potential for the site to be redeveloped as an energy centre connected to a proposed wider District Energy system, serving the Barclay road development and wider area. reLATed ComponenTs FF10 Hazledean Link FF11 Station Link
Short/ medium term: the utility can be Long term: there may be opportunities to turn into a site wide energy centre with key enclosed with a robust aesthetic elements on display for public promotion / education.
88 FF10 Hazledean Link
phAse: Later reLATed ComponenTs FF7 mondial site prIorITY: medium FF9 Substation FF10 FF11 Station Link TYpe: Infrastructure LeAd oBJeCTIves: CCurv Improved pedestrian links to masterplan area. sTAKehoLders Network Rail desCrIpTIon Croydon Council The existing bridge over the nCp railway is predominantly used by cars and involves a convoluted FundInG route negotiating a series of level Public changes for pedestrians. s106 mAnAGemenT CIL Croydon Council pArAmeTers A pedestrian east - west link will greatly improve connectivity provided that:
• disabled access is granted via means of a lift mediating between the proposed masterplan levels adjacent the existing car park core. • the high quality public realm, including planting, flows seamlessly from the masterplan development. • the route is well lit to encourage use throughout the day. • allow for bicycle use by The bridge could be renovated to increase the sense of enclosure / protection whilst incorporating channels in stairs maintaining a sense of openness and transparency.
The conversion of the existing bridge into a pedestrian only route allows opportunities to extend the high quality urban realm and green space beyond the masterplan.
89 FF11 Station Link
FF11 phAse: soon The link must be well lit and designed with optimal surveillance prIorITY: high both active and passive, in mind.
TYPE: Public Realm sectional studies show the potential forlevel pedestrian accesscombined oBJeCTIves: with reduced width of vehicular provide crucial at-grade pedestrian access to carparking for FF7 and link between East Croydon servicing for Croydon College. Allow station and College Green whilst for use by bicycles maintaining service access to the lower level. If lowering the basement level proves unfeasible then a desCrIpTIon combination of steps and ramps Presently, access to College above would need to be introduced Green via College Road is by to mediate between levels onto LeAd means of several flights of stairs. College Green (see FF13). Croydon Council The intention is to provide at grade access through the use of ramps Any ‘bridged’ element would be sTAKehoLders and bridges elements. topped with identical finishes Bridgewater properties to College Green to provide Terrace hill pArAmeTers continuity of surface and be Croydon College A ‘shared space’ adjacent FF3 and complemented by the additional CCurv FF7 is to encourage movement ‘at grade’ urban realm created by nCp to and from the station, whilst pulling back the building line of complementing the greater quality FF8 east College site. FundInG public realm to College Road. Public reLATed ComponenTs private The delivery of the Station Link FF3 Essex House Site s106 should be coordinated with FF7 mondial site developments on either side (FF3 FF8 east College site mAnAGemenT and FF7) to ensure a positive FF9 Substation Croydon Council interface at ground floor level. FF10 Hazledean Link
A gentle ramped footpath, similar to the experience of the Millennium Bridge, could be utilised to mediate the levels between the station and College Green, whilst the single lane road access descends in between: maintaining access to the FF7 site car park and the service bay of the College. 90 FF10
FF9
FF7 FF7
1 2
FF11 3 FF8
Crossing to East Croydon Station
FF3
Plan of NE Station Link
Existing level of road shown dashed Car park entrance to FF7 section 1 through stair access
Car park entrance to FF7
Section 2 through car park ramp access
section 3 through pedestrian level access
91 FF12 Croydon College perimeter
phAse: soon FF5 George Street Walk FF8 east College site prIorITY: Low FF13 Croydon College Walk
FF17 Park Lane Walk FF12 TYPE: Public Realm/Education LeAd oBJeCTIves: Croydon College Improve the relationship between the ground floor of Croydon sTAKehoLders College and the surrounding Croydon Council streets, increasing the potential for the college to provide outward FundInG facing services. private sector funding Public desCrIpTIon s106 Existing voids to basement allow CIL light and ventilation to the north elevation of Croydon College but mAnAGemenT act as a moat isolating the College Croydon College from the surrounding public realm. pArAmeTers A structural and environmental assessment will determine the impact of ‘bridging’ elements over existing voids in order to increase the amount of active and accessible frontage to the College. note that adequate passive ventilation to the basement parking will need to be maintained.
Once created, new bridging elements could be used for a variety of activities and create potential for opening up different areas of the college, e.g. catering / hospitality / health and beauty etc.
The materiality of the new bridging elements should be robust and practical, complementing the adjacent public realm and include feature lighting and planting wherever practical.
Where decorative lighting effects are employed, low energy long life sources should be specified. reLATed ComponenTs FF4 College road Bridging over the void to College road and College Green to improve the engagement of Croydon College onto these spaces
92 FF13 Croydon College Walk
phAse: now appearance of the car park below. simple accents can improve the prIorITY: high quality and impression of safety immeasurable from the dingy reality TYPE: Public Realm of the existing. It may also present an ideal canvas for the College’s artistic oBJeCTIves: residents. FF13 repair critical failures in the quality and condition of the existing public College Green is nationally realm, and improve the setting recognised as an informal venue for Croydon College and general for urban sports and plays an east-west access. important role in the skateboarding community. The design of desCrIpTIon the space should continue to Linear hardscaped area currently accommodate this use whilst in poor condition, including broken minimising disturbance and paving, redundant planters and conflicts with other users. lack of adequate seating and bins. reLATed ComponenTs LeAd pArAmeTers FF11 Station Link Croydon Council The addition of a robust, FF13 Croydon College Walk continuous new walkway across FF14 Park Lane Square sTAKehoLders the entire south face of Croydon FF15 College Green West Croydon College College will provide an appropriate FF16 College Green east Skateboarders setting for the educational FF17 Park Lane Walk institution. FundInG Public Carefully located and subtle s106 changes in level ensure that the CIL area is accessible to all. mAnAGemenT As well as improving the public Croydon Council realm to the College Green, the opportunity should not be lost to improve the levels of lighting and
Raised for service access below
Level of College Green
If lowering the level of Station Link (FF11) proves impractical then a combination of steps and ramp could be introduced Brighter, safer car park to improve quality Quality and durable in situ concrete strip to mediate between levels at the top of of access via subway providing new setting to Croydon College Croydon College Walk.
93 FF14 Park Lane Square
phAse: soon An assessment on structural load of car parking podium will provide prIorITY: Low information as to type of activities / quantity of people permitted. TYPE: Public realm Materials should be robust and of oBJeCTIves: a considerable quality to emphasis Create a multi-functional green permanence. FF14 open space between Fairfield halls and Croydon College The design should allow for capable of accommodating events, screenings to be projected onto performances and activities, as the north face of the Fairfield Halls well as allowing for relaxation. from Croydon College. desCrIpTIon All levels to be able to be The space is currently arranged as navigated by use of ramps or a semi-raised lawn, incorporating shallow steps. underused flag-poles and public art. reLATed ComponenTs FundInG FF13 Croydon College Walk Public pArAmeTers FF15 College Green West s106 A multi-use event space between FF17 Park Lane Walk CIL Fairfield halls and Croydon College. FF19 Fairfield Halls To be designed to allow for a variety mAnAGemenT of activities and uses throughout the LeAd Croydon Council year. Croydon Council
The existing ‘green’ space should be sTAKehoLders maintained and enhanced, both in Croydon College terms of quantity and quality within Fairfield Halls the overall masterplan.
Connecting square to be used for evening Connecting square to be used in the day for The character of the area should be projections onto Fairfield Halls performances and activity predominantly ‘green’ in feel.
94 FF15 College Green West
phAse: soon the College Green area - a glowing centre across which all pedestrian prIorITY: medium routes pass.
TYPE: Public Realm Proposals will be considered against the national planning oBJeCTIves: Policy Framework (NPPF) as a FF15 provide a central gathering space whole and particularly paragraphs in College Green, and prominent 69, 70 and 73-76, London Plan forecourt to Croydon College. Policy 1.1, Unitary Development Plan Policy R08, Submitted desCrIpTIon Croydon Local plan sp6. The Central college space as a formal development plan will be given entrance to Croydon College. weight in accordance with paragraphs 214, 215 and 216 of pArAmeTers the nppF. The opportunity to present a formal setting for Croydon College. reLATed ComponenTs A mixed use space capable of FF13 Croydon College Walk accommodating temporary art FF14 Park Lane Square installations, weekly markets or FF16 College Green east performances etc. LeAd The existing ‘green’ space should be Croydon Council maintained and enhanced, both in terms of quantity and quality within sTAKehoLders the overall masterplan. Croydon College Fairfield Halls Materials should be robust and of a considerable quality to emphasis FundInG permanence. Public, S106, CIL
Lighting should be carefully mAnAGemenT considered to provide an even and Croydon Council space for temporary art installations to well lit environment at the heart of increase activity in the space
Potential to use the space for weekly markets visible from Park Lane A useful forecourt and mixing area for the College
95 FF16 College Green east
phAse: soon A semi-private residential amenity prIorITY: medium space within a residential block will include a good variety of play TYPE: Public Realm space and equipment in due consideration of the scale and mix oBJeCTIves: of the adjacent development. FF16 Improve quality of College Green and provide communal space for reLATed ComponenTs adjacent residential development. FF13 Croydon College Walk FF15 College Green West desCrIpTIon FF22 Barclay rd. development n. The space is currently arranged as a series of lawns, with tired LeAd planting and redundant pergola Croydon Council structures. The eastern end of College Green is underused. sTAKehoLders Croydon College pArAmeTers Fairfield Halls Materials should be robust and of CCurv a considerable quality to emphasis permanence. FundInG private sector funding The existing ‘green’ space should be Public maintained and enhanced, both in s106 terms of quantity and quality within CIL the overall masterplan. mAnAGemenT All levels to be able to be Croydon Council / CCurv navigated by use of ramps or shallow steps. Lighting should provide attractive, safe environment and appropriate to scale and quality of residential development adjacent.
Proposals will be considered against the national planning Semi-private enclosed space defined by Policy Framework (NPPF) as a residential accommodation. whole and particularly paragraphs 69, 70 and 73-76, London Plan Policy 1.1, Unitary Development Plan Policy R08, Submitted Croydon Local plan sp6. The development plan will be given weight in accordance with paragraphs 214, 215 and 216 of the nppF.
The exact extent of the redistribution of College Green will be considered against the criteria outlined above, and other policy requirements and material A residential square with a relationship to adjacent development and its residents. considerations. 96 FF17 Park Lane Walk
phAse: soon An environmental analysis would identify areas of holes required for prIorITY: medium ventilation to compensate for loss in filling in voids to FF12 Croydon TYPE: Public Realm College perimeter.
oBJeCTIves: A revised transition between car To improve the quality of the park and podium level could thus FF17 north-south link along Park Lane. be focused around the trees, utilising the trunks and the natural To provide a buffer to Park Lane daylight as wayfinding elements and a fourth side to College Green. from the car park.
To improve legibility of access and Existing subways to be retained light to the carpark level below. and refurbished with feature lighting and artwork as FF14 car desCrIpTIon park level. reLATed ComponenTs Pavement along Park Lane FF4 College road adjacent the western elevation The masterplan supports the FF13 Croydon College Walk of Croydon College and College relocation of bus standing away from FF14 Park Lane Square Green. the western edge of College Green FF18 Fairfield Forecourt to improve visual connectivity with pArAmeTers the western side of Park Lane, should LeAd The use of Forest trees in this this be able to be accommodated Croydon Council setting can deliver a unique level satisfactorily elsewhere. and scale of screening to the sTAKehoLders western end of College Green Connectivity between the Croydon College and reinforce the impression of a Fair Field and mid Croydon Fairfield Halls luxurious ‘city scale’ green space, masterplan areas has been TfL whilst preserving an element of significantly improved through transparency and connectivity. the implementation of Connect2 FundInG pedestrian crossing over Park Public A structural analysis would identify lane. Therefore, the detailed s106 the most appropriate areas to cut design of the public realm should CIL into the existing slab. acknowledge and enhance this greater east-west connectivity mAnAGemenT wherever possible. Croydon Council
Illustrative section through car park showing connecting Forest trees and wayfinding Pioneer trees SECTION 1:200 97 Croydon College LINE SECTION
58.5m
Subway Underpass LB College Green
TCBs
WORK IN PROGRESS KINNEAR LANDSCAPE ARCHITECTS 3rd Floor West, 1-3 Coate Street, London E2 9AG tel. 020 7729 7781 / fax. 020 7729 8809 / [email protected]
JOB: 796 Fairfield Masterplan
TITLE: Central Green_Section (1 of 2)
KEY PLAN 1:1000 SCALE: 1:200@ A3 DATE: 07.02.11 DRAWING No: 796_SK007 REV: - FF18 Fairfield Forecourt
phAse: now a priority for any ‘early win’ programme. The layout of prIorITY: high the Fairfield Forecourt should accommodate disabled vehicle TYPE: Public Realm parking, coach and taxi drop-off, and service vehicle access to the Arnhem oBJeCTIves: Gallery side of the building. Improve public use of Fairfield halls forecourt. Improved pedestrian connectivity / legibility and alternative means Improve visibility to the front of of parking are considered of vital FF18 Fairfield Halls. importance to the success of this important city address. desCrIpTIon Forecourt to Fairfield Halls used A reduction in car parking to All lighting should be largely at low for carparking and coach drop off. the forecourt would have to be level concentrating on wayfinding, compensated for by an equivalent and not detracting from any feature pArAmeTers provision of well-lit, safe parking lighting to the facade of Fairfield The use of Forest trees in this spaces at the lower level as close halls. setting can deliver a unique as possible to the Fairfield Halls. level and scale of screening The Fairfield Halls would require reLATed ComponenTs to the drop off and carparkng exclusive use and management of FF17 Park Lane Walk in front of Fairfield halls and these spaces. FF19 Fairfield Halls reinforce the impression of a FF21 Fairfield Walk luxurious ‘city scale’ green space, Connectivity between the whilst preserving an element of Fair Field and mid Croydon LeAd transparency and connectivity. masterplan areas has been Croydon Council significantly improved through A structural analysis would identify the implementation of Connect2 sTAKehoLders the most appropriate areas to cut pedestrian crossing over Park Fairfield Halls into the existing slab. lane. Therefore, the detailed TfL design of the public realm should Zero loss of advertising potential to acknowledge and enhance this FundInG the facade of Fairfield Halls would greater east-west connectivity Public have to be realised with the careful wherever possible. s106 positioning of the trees instead CIL framing any large scale hoardings to the face of the theatre. mAnAGemenT Croydon Council option studies for revised Fairfield Halls carparking/coach drop off are TfL
Forest trees along Park Lane pedestrian friendly forecourt to theatre Trees bridging levels where possible
98 FF19 Fairfield Halls
phAse: soon There is potential for the Park Lane frontage to be more unified through prIorITY: high the possible reimagining of the existing canopy and introducing a TYpe: Arts centre new signage and lighting system. oBJeCTIves: Any redevelopment needs to ensure the masterplan supports promote appropriate street level the continual operation and future activity, ideally through the provision development of this important of A3 uses. FF19 institution. Any development of Fairfield Halls desCrIpTIon should provide for the management Existing well used theatre, the of appropriate archaeological Fairfield Halls is designated a resources. locally listed heritage asset. Could benefit from improved aspect and reLATed ComponenTs sTAKehoLders adjacent public realm. FF14 Park Lane Square Croydon Council FF18 Fairfield Forecourt The Fairfield Halls is due to FF20 service Yard FundInG undergo a £27m refurbishment by FF21 Fairfield Walk Public 2016. s106 LeAd CIL pArAmeTers Fairfield Halls Improvements to Fairfield Halls set mAnAGemenT out in the masterplan largely focus Fairfield Halls on the setting of the Fairfield Halls and its immediate environment (see FF18).
However, a site for additional amenity space has been identified to the north of the building, providing Increased engagement onto College Green, potentially through ticket sales or possible active frontage to College cafe/bar with external seating and permanent/temporary colonnade Green.
Whilst it is accepted that the entrance to Fairfield Halls will remain off Park Lane to the west, a new cafe / colonnaded addition to the northern edge would provide valuable facilities and active frontage to College Green
99 FF20 service Yard
phAse: soon Continual access to the service can be accommodated without yard for large delivery wagons any adverse impact in terms of prIorITY: medium remains via the car park ramp. A noise. It should be noted that new green / acoustic wall assists any development in the area will TYpe: servicing / Landscaping in attenuating noise break out need to be designed with a high between the yard and any adjacent standard of acoustic insulation to oBJeCTIves: development. mitigate noise from the adjacent rationalise access for deliveries railway and road network as well, Seek to reduce the aperture of the and that the boundary treatment Increase active frontage and service ramp whilst maintaining of the service yard presents defensible space fronting College service vehicle clearances by an opportunity to reduce noise Green building over the ramp as far as breakout. possible. desCrIpTIon Loading bay to Fairfield Halls Seek to provide outdoor reLATed ComponenTs serving the main performance performance space in conjunction FF21 Fairfield Walk space. with an acoustic and visual barrier FF19 Fairfield Halls to the service yard FF24 Carpark Ramp pArAmeTers The masterplan allows for possible Any development in this area LeAd landscaped development to the will be subject to acoustic testing Fairfield Halls northern edge of the service yard / analysis to demonstrate that whilst maintaining delivery access the functional operations of sTAKehoLders below. the Fairfield Halls service yard Croydon Council Croydon College CCurv TfL Stepped terrace facing College Green FundInG Public s106 CIL
mAnAGemenT Service yard retained Fairfield Halls
Engaging stepped area for public and theatre use
100 FF21 Fairfield Walk
phAse: soon reLATed ComponenTs prIorITY: medium FF18 Fairfield Forecourt FF19 Fairfield Halls TYPE: Public realm FF20 service Yard FF24 Carpark Ramp oBJeCTIves: Improve east-West access along LeAd wider, greener pavement. Croydon Council FF20 desCrIpTIon sTAKehoLders Public realm to Barclay Road Fairfield Halls adjacent Fairfield Halls TfL FF21 pArAmeTers FundInG An opportunity for significant Public improvement to the urban realm s106 linking Queen’s Gardens and CIL Park Hill drawing on the recently implemented Connect2 public mAnAGemenT realm improvements, including Croydon Council a new shared cycle track on the TfL north side of Barclay road. Future proposals should build on these initial improvements
Large Forest trees could complete the aesthetic of a lush green perimeter to the Fair Field masterplan.
Materials should be robust and of a considerable quality to emphasis permanence.
Feature lighting could be utilised to accentuate the canopy of the trees at night, illuminate the public realm and advertise the presence of Fairfeld halls at the prominent junction between Park Lane and Barclay road.
Where decorative effects are employed, low energy long life sources should be specified and appropriate fittings utilised in consideration of the residential character to parts of Barclay road.
Forest trees maintain a green boulevard along Barclay Road to Park Hill
101 FF22 Barclay road development north
phAse: soon acoustically attenuated mechanical ventilation should also be prIorITY: high considered along this facade, as well as the early weathering / TYpe: residential/Community discolouration of any susceptible materials. oBJeCTIves: FF22 Introduce residential development Technical compliance with a to Fair Field, improving the mix potential CmC district energy and vitality of the area. scheme and adherence to Croydon’s policy on district energy. Improve activity around the Green. The impact of the adjacent plot Add secondary north south route. (Croydon Courts) is to be reduced noise. It should be noted that during phase 1 through the any development in the area will secure replacement community consideration of a green/art living need to be designed with a high use. wall. standard of acoustic insulation to mitigate noise from the adjacent desCrIpTIon The quality of the semi-public / railway and road network as well, The development plot comprises semi-private urban realm is to be and that the boundary treatment the underused multi-storey carefully considered, and include: of the service yard presents element of the Fairfield Car Park an opportunity to reduce noise and Croydon College Barclay • adequate and varied play breakout. Road Annexe, due to be vacated spaces for residential density in September 2012. and demographic Incorporate a community • local, intimate square/passages element. The existing educational pArAmeTers off College Green and floorspace is protected by the Incorporate a mix of townhouses, pedestrian priority passages replacement udp and Croydon apartment blocks and taller between building plots Local plan policies and therefore apartment blocks. Any taller tower • high quality and robust materials, community floorspace needs to be element(s) should be located planting and detailing. either re-provided or retained. The where their shadows have the Barclay Road Annexe also offers least impact on residential amenity The existing ‘green’ space should be opportunities to accommodate a and public open space. maintained and enhanced, both in temporary community use. terms of quantity and quality within Private carparking below the overall masterplan. reLATed ComponenTs associated with residential units FF10 Railway Link and dedicated service and delivery Temporary improvements to the FF13 Croydon College Walk access is to be via Station Link to development site and meanwhile FF16 College Green east the north. uses are encouraged to address FF23 Barclay rd. development s. vacancy in the short-term, where FF25 Barclay Road Walk materials should reinforce a these can act as a catalyst for longer- strong civic presence whilst being term regeneration. Where possible, LeAd appropriate for a residential scale, temporary uses should involve CCurv local institutions and benefit the A green roof strategy for amenity surrounding community. sTAKehoLders use, biodiversity and rainwater Croydon Council attenuation is encouraged. Any development in this area Croydon College will be subject to acoustic testing Fairfield Halls Suitable design consideration / analysis to demonstrate that hmCs should be given to the orientation the functional operations of of habitable rooms away from the Fairfield Halls service yard FundInG the adjacent railway. High can be accommodated without Public Private Joint Venture performance facade and any adverse impact in terms of mAnAGemenT 102 Existing owners / CCURV Green roofs, front gardens and communal external space
maintain retail / cafe units at ground level Development blocks visually broken up into smaller elements through the use of wherever practical and certainly when materials to better relate to a human scale addressing public space.
Illustrative masterplan heights shown adjacent. The heights of the development will be subject to detailed testing, analysis and evaluation as part of the planning process for 8 storeys 21 storeys any future proposals. 4 storeys
7 storeys 8 storeys 7 storeys
Key
Taller apartment blocks
Apartment blocks
Towers
Townhouses
103 FF23 Barclay road development south
phAse: Later Technical compliance with a potential CmC district energy prIorITY: medium scheme and adherence to Croydon’s policy on district energy. TYpe: residential/Community The Barclay road frontage should oBJeCTIves: be appropriately scaled to respect Introduce residential development. the setting of the Chatsworth Road Conservation Area, and Improve activity around the Green. should include active ground floor FF23 frontages. Add secondary north south route. The quality of the semi-public / desCrIpTIon semi-private urban realm is to be The site is currently occupied by carefully considered, and include: Croydon magistrates Court. should reLATed ComponenTs the Courts relocate in the longer- • adequate and varied play FF22 Barclay rd. development n. term, the site would be suitable for spaces for residential density FF25 Barclay Road Walk residential accommodation, subject and demographic to the re-provision of community • local, intimate square/passages LeAd related floorspace. off College Green and hmCs pedestrian priority passages pArAmeTers between building plots sTAKehoLders Incorporate a mix of townhouses, • high quality and robust CCurv apartment blocks and taller materials, planting and detailing. Croydon Council apartment blocks. Dual aspect Croydon College accommodation should be used The existing magistrate’s court TfL to mitigate against inhospitable is protected by the Replacement boundary conditions such as the udp and Croydon Local plan FundInG railway. policies and therefore community private sector funding floorspace needs to be either Public Private Joint Venture Private carparking below re-provided or retained. under associated with residential units certain circumstances it could be mAnAGemenT and dedicated service and delivery released conditional to reprovision Existing owners / Private access is to be via Station Link elsewhere. development interests materials should reinforce a strong civic presence whilst being appropriate for a residential scale,
A green roof strategy for amenity use, biodiversity and rainwater attenuation is encouraged.
Suitable design consideration should be given to the orientation of habitable rooms away from the adjacent railway. High performance facade and acoustically attenuated mechanical ventilation should also be considered along this facade, as well as the early weathering / Medium height development surrounding semi-public green communal spaces discolouration of any susceptible materials. 104 Illustrative masterplan heights shown above. The heights of the development will be subject to detailed testing, analysis and evaluation as part of the planning process for any future proposals.
FF22
Key 6 storeys
5 storeys 5 storeys Taller apartment blocks
4 storeys Apartment blocks
Towers
Townhouses
Lower level residential blocks around semi-public courtyards surrounded by taller Shared surfaced streets with defensible apartment blocks creating a community feel. green space in front of residential accommodation
Materials should reinforce a strong sense of civic presence whilst being appropriate for a residential scale, and reflect a feeling of quality and permanence. Illustrative materials shown are cast metal cladding / roofing, brick and timber.
105 FF24 Car park Ramp
phAse: soon Provide usable public space by prIorITY: medium covering over northern section of the ramp with steeped terraced TYpe: Infrastructure feature (FF20). oBJeCTIves: Any development in this area reduce width / impact of car will be subject to acoustic testing parking access road but maintain / analysis to demonstrate that number of lanes and access / the functional operations of FF24 egress. the Fairfield Halls service yard can be accommodated without Acoustically / visually screen any adverse impact in terms of impact of ramp and service noise. It should be noted that access from adjacent residential any development in the area will sTAKehoLders development. need to be designed with a high Fairfield Halls standard of acoustic insulation to Croydon College desCrIpTIon mitigate noise from the adjacent CCurv Five lane wide ramp down to the railway and road network as well, nCp underground carpark and current and that the boundary treatment TfL access for servicing Fairfield Halls. of the service yard presents an opportunity to reduce noise FundInG pArAmeTers breakout. Public reduce area and visual impact of s106 access road whilst maintaining key reLATed ComponenTs CIL widths for access and servicing. FF13 Croydon College Walk FF15 College Green West mAnAGemenT The inclusion of a living wall / FF20 service Yard nCp acoustic screen aids protection FF25 Barclay Road Walk Croydon Council and separation of residential LeAd Fairfield Halls development from service / access Croydon Council ramp.
Green wall hiding the parking ramp transforms into the terraced steps facing the Green
106 FF25 Development Walk
phAse: soon Materials should be robust and of a considerable quality to emphasis prIorITY: medium permanence.
TYPE: Public Realm Feature lighting could be utilised to accentuate the canopy of the trees oBJeCTIves: at night, illuminate the public realm Introduce a grand north-south link and provide a lit boulevard leading improving access from Park Hill to to the College Green West (FF15)
College Green and east Croydon and College entrance beyond. FF25 station Where decorative effects are desCrIpTIon employed, low energy long life The Croydon College Barclay sources should be specified Road Annexe building is due to be and appropriate fittings utilised LeAd vacated in September 2012. in consideration of the adjacent CCurv residential development. pArAmeTers sTAKehoLders Allow for use by bicycles Croydon Council A new landscaped boulevard, Croydon College acting as a pedestrian orientated Barclay Road Walk should Fairfield Halls bridged link, incorporate the living contribute to the quantum of green hmCs art wall screening the carpark open space in the masterplan area TfL ramp and entrance (FF24) and through a more generous width forming one side of the new and additional greenery. FundInG terraced steps to College Green. Public Private Joint Venture reLATed ComponenTs s106 Large Forest trees could FF15 College Green West CIL complete the aesthetic of a lush FF22 Barclay rd. development n. green interior to the Fair Field FF23 Barclay rd. development s. mAnAGemenT masterplan. FF24 Carpark Ramp. Existing owners CCurv Croydon Council
A new tree-lined boulevard leading to College Green Square.
107 108 5.0 Next steps - early wiNs
109 5.1 early wiNs proposals
5.1.1 the next steps following the statioN liNk (FF11) CroyDoN College walk masterplan are to implement (FF13) projects which make something 5.1.5 the current route is not happen now in the Fair Field legible, coherent or accessible. an 5.1.7 the existing condition of the masterplan area in terms of improved DDa compliant visible pavement is not acceptable in improvement and regeneration in route is required to make Fair terms of access and trip hazards the public realm. Field part of the wider urban realm due to loose slabs and cracking. of Croydon. this will be realised the pavement is envisaged as 5.1.2 a shortlist of 5 early wins through the masterplan. a long term connection through projects has been identified the Fair Field and considered through engagement with 5.1.6 a series of short term important amenity space in stakeholders and the public: improvements to the legibility of the city. it is prioritised for the route are proposed as an early refurbishment. FF6 College square win. innovative robust lighting and FF11 station link painting to the existing route are 5.1.8 the early win proposal is for FF13 Croydon College walk proposals for improving legibility a new in situ concrete surface to FF18 Fairfield Forecourt and safety of the route in the short be installed which is in accordance FF22 Meanwhile activation term. with the Croydon public realm Design guide. the existing College square (FF6) planters are to be upgraded with new low maintenance vegetation 5.1.3 this fundamental part of the and seating edges. robust north south link of Fair Field is seating provided throughout will a well used route and space for accommodate the wide range of pedestrians in central Croydon. users. the regeneration of this space is focused on a link between 5.1.9 proposed engagement with Croydon College and george College students and local skaters street and an urban realm with in the detailed design process will the presence of the educational provide integration of users and institution. support future ownership and care of the space. 5.1.4 the early win should regenerate the existing public 5.1.10 Croydon Council’s aspiration realm with a future aspiration to is for this early win to be delivered extend this carpet across george in 2013. street developing the legibility of this route into Fair Field via the station link early win (FF11) College.
College square early win (FF6) 110 Croydon College walk early win (FF13)
FairFielD ForeCourt (FF18)
5.1.11 aspirations are for the frontage to Fair Field on the western boundary to become a unified pedestrian surface which give pedestrian priority and increase the visibility and access to Croydon College and Fairfield Halls.
5.1.12 the drop off has been designed with the approval of Fairfield Halls to accommodate all drop off needs. Fairfield Forecourt Early Win (FF18) 5.1.13 a reduction in car parking to the forecourt would have to be MeaNwHile aCtivatioN compensated for by an equivalent provision of well-lit, safe parking 5.1.15 large open space in central 5.1.17 the engagement event spaces at the lower level as close Croydon is currently underused. held on 6th october 2012 tested as possible to the Fairfield Halls. there is potential for alternative the viability of meanwhile uses The Fairfield Halls would require uses of the multi-storey car park in spaces the Fair Field area. exclusive use and management of which uses local resources to a programme supporting the these spaces. make something happen now at implementation of meanwhile uses Fair Field. in central Croydon is currently 5.1.14 improvement to the fabric under development. of the existing underground car 5.1.16 Croydon local plan sp3.5 park is considered a way in which and sp5.7 support the temporary spaces could be re provided. occupation of empty buildings and cleared sites by creative industries, cultural organisations and community uses where they contribute to regeneration and enhance the character of the area
111 5.1 early wiNs proposals
FF11
FF6
FF13
FF22
FF18
112 iMage CreDits puBlisHeD By issue
photographs of Croydon: CroyDoN CouNCil Dec 2012 Zander olson taberner House For adoption as interim planning Historic Material: park lane guidance. Croydon archives Croydon Cr9 1Jt College green visulisations: www.croydon.gov.uk wadsworth 3D enquiries: 020 8726 6000
Maps reproduced by permission this report is available online of ordnance survey on behalf at: www.croydon.gov.uk/plan- of HMso. © Crown copyright ningandregeneration/croydons- and database right 2012. planning-policy-framework/ ordnance survey license number masterplans/ 100019257. 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 consultant team/Croydon Council.
113