2.6 HISTORIC CONTEXT
2.6.1 Croydon has a long and rich ORIGINS Tangible evidence of a settlement past and Old Town is its historic 2.6.2 Prehistoric remains have been is present by the 9th century, heart. There are three conservation found in the Old Town area and by which date Croydon had areas that lie within the study first habitation may have been a become a Saxon stronghold and area; Croydon Minster, Church Roman staging post on the road had associations with the early Street and Central Croydon. between London and Brighton. To Christian church. The foundation Conservation Area Appraisals date there is no firm evidence of of the early settlement is likely to and Management Plans for these such a settlement or of the precise be due to the presence of clear conservation areas provide a more line of the Roman Road, but it is springs forming the source of the detailed account of the historic likely to have been on the higher Wandle around St John’s Church development of Old Town ground at or close to the ridge (the Minster). This low-lying area of High Street and North End. was also threaded by a number
Figure 9 : 1868 First Series Ordnance Survey map of Old Town. Croydon was growing rapidly by this date with the first commuters using the new railway lines to London. The map shows Old Palace as a washing and bleaching factory. St John’s Road and St John’s Grove (now Rectory Grove) have been built with views of the Minster. Industries in Croydon town Centre - gas works, brewery and water works - are to the east of Church Road. The triangle between Surrey Street, Crown Hill and High Street is tightly packed with small buildings and narrow lanes. 18 of streams, one of which can still 2.6.8 Through a charter in 1275 move to Addington. The Palace be traced in the winding course of Croydon’s first market was was converted to industrial use Church Road. established, within a triangle now before falling into ruin. The loss formed by Surrey Street, the High of the Archbishop’s patronage 2.6.3 Church Street may have Street and Crown Hill. After the could have been critical for the originated as a footpath to open medieval period the market place small town, but it coincided with fields, or possibly as the curved filled up with buildings, and a web the burgeoning of Brighton as a remains of Saxon earthworks. of narrow alleys. seaside resort and Croydon was More certain is that the line of well placed to offer refreshment the street formed the northern GEORGIAN CROYDON and shelter for travellers. The boundary to the Archbishop of 2.6.9 By the 18th century there High Street became a toll road Canterbury’s residence, whose were renewed concerns about with the turnpike positioned near associations with Croydon date flooding, and sanitation prompting the junction with Surrey Street. back to this period. the Archbishop of the time to give up the Palace in 1780 and MEDIEVAL GROWTH 2.6.4 The Domesday survey of 1086 records a church at Croydon and a population of 365.
2.6.5 Church Street was the main route into the town from the north west, meeting up with Pound Street (present-day George Street) at the crossroads with North End and High Street.
2.6.6 The Manor, known as Croydon Palace from 1600, was the first of several Archbishop’s Croydon Palace from the north c1785, (now Old Palace School) shortly after dwellings on the route between the Archbishop of Canterbury moved to Addington Place (source: Wikipedia Lambeth and Canterbury. The commons image) buildings housed the Archbishop’s extensive retinue, but they also had an administrative function for the collection of rents and served as a civil and ecclesiastical court. The 15th century Great Hall is the most spectacular survival from this period, but the layout of the estate including the fishponds can still be traced in the present day street pattern.
2.6.7 The small town flourished through its connections with the Archbishop, but its low-lying position made it prone to flooding and general dampness. In the early Middle Ages the centre of the small town shifted from the area around the church to higher Church Street in the 19th century with development on the east side of the and drier ground to the east. road. The Church Hall (built in 1960) is now on the site, with open space in front of the Minster 19 2.6.10 Modest industrial expansion followed with the horsedrawn Surrey Iron Railway (1803) and the Croydon Canal (1809). Both closed by the 1840s when new railways provided fast connections with central London and the commuting era began.
VICTORIAN CROYDON AND LATER 2.6.11 The area between Church Road and Surrey Street was a small hub of industry, including tanneries, a flour mill, dyeworks High Street 1890, before road widening in 1898. Surrey Street is on the left and and a water works. Overton’s the clock tower is that of the Old Town Hall. The Ship Public House is on the Yard is likely to have medieval right and survives today origins but its name comes from Page and Overton’s brewery, which operated there until 1954. The Surrey Street Pumping Station is the principal survivor from this period and is significant to Croydon’s growth because it provided clean water. As the town grew, so its streets changed; Tamworth Road was created in the 1840s and was fully developed by 1870.
2.6.12 The Old Town waterways had become heavily polluted by the mid 19th century and after Church Street from Crown Hill about 1910. (source: Edwardian Croydon outbreaks of cholera and typhoid Illustrated, John Gent) they were filled in or culverted by Croydon’s new Board of Health.
2.6.13 St John’s Church (now the Minster), once the largest church in Surrey was gutted by fire in 1867. Its prompt rebuilding was followed by the rescue of the Old Palace, becoming the Girls’ School that continues there today. The southern grounds of the Palace were sold for housing, with streets named after former Archbishops.
2.6.14 The Churchyard was extended in 1808 by purchasing Figure 10: Plan for the major redevelopment of the Surrey Street and High Street, published in the Croydon Advertiser in 1889. The plan superimposes the realigned streets, with Bell Hill truncated and Market Street removed altogether. (Source: Croydon Old and New, John Gent) 20 parts of the Old Palace grounds. Burials ceased in 1861 and the old graveyard was laid out afresh in 1960 as a public park.
2.6.15 By the 1880s the overcrowded market was a cause of concern. In 1898 the High Street was widened with a new frontage on the west side and the Grants store taking pride of place (see figure 10 of the revision on the previous page). The older buildings on Crown Hill and Bell Hill were kept, along with a number of buildings at the north Corner of Church Street and Frith Road c.1900 end of Surrey Street.
2.6.16 Croydon as a town grew apace, increasing its population twentyfold over the course of the nineteenth century to reach more than 100,000 residents by 1901. By 1931 Croydon was the size of a city, with a population of 264,000.
POSTWAR DEVELOPMENT 2.6.17 After the Second World War Croydon was the subject of an ambitious growth programme, with office towers and suburban expansion. One consequence was that the town centre became choked with traffic, prompting plans for a ring road in the 1960s round its western and southern Reeves Corner, from the tower of the Minster, c.1910 edge. Roman Way was overlaid in part on the existing streets, which the early 1970s at a time when truncated the southern part of there was less value placed on the Church Street and contributed to historic environment in Croydon. severing the Minster from Wandle The building replaced the maltings Park and the homes to the west of Overton’s brewery. of the road from the town centre. A further substantial change came 2.6.18 In 1999-2000 the tram was in the 1960s when Drummond re-introduced to Croydon, running Road, then a narrow street off along Church Street. The elevation Frith Road, was extended to of the Parish Church to Minster provide car parking and servicing status in 2011 is a reminder of to shops on Church Street. Ryland Croydon’s civic and historical House is a 13 storey concrete significance. clad structure, built as the General Post Office switching station in
21 2.7 PUBLIC REALM
WHAT IS PUBLIC REALM 2.7.1 In this document public realm is defined as it is in the Croydon Public Realm Design Guide (2012) as ‘incorporating all areas to which the public has open access such as streets, squares, pathways, right of ways, urban parks and open spaces’. Although private spaces and buildings are often not publicly accessible they make a significant visual contribution to the public realm they adjoin. The public realm forms a key part of the setting of Old Town’s heritage assets and has a significant impact on their visual appearance.
2.7.2 This section should be read in conjunction with sections 2.8 Movement Context and 3.4 Movement Parameters which provide more information on walking and cycling routes.
PUBLIC SPACES
GREEN SPACES IN THE OLD TOWN MASTERPLAN STUDY AREA Figure 11: Areas of open space and access routes, with indicative 400m catchments 2.7.3 The Old Town Masterplan Study Area has limited green space which is clustered around Croydon Minster. St John’s Memorial Garden lies to the south of the Minster and the currently named St John’s Memorial Garden (North) lies to the north of it. Anecdotal evidence suggests both of these spaces are underused by local people and there are some concerns over safety. St John’s Memorial Garden, in particular, is not directly overlooked, has a low number of access points and suffers from being adjacent to a busy road – Roman Way. However, funding from the Mayor’s Pocket Park Scheme has been secured for St John’s Memorial Garden which will help to improve this asset for local people and visitors. The newly refurbished Wandle Park. The River Wandle in the foreground has been restored. 22 The green spaces are not closed Roman Way / Old Town (A236) Croydon Programme. Two at night (see OT20). and the roundabout at the junction projects that have already been between Roman Way and the delivered are the ‘Legible London’ GREEN SPACES SURROUNDING slip road to the Croydon flyover. signage scheme and the improved OLD TOWN These roads have a high traffic pedestrian and cycling crossing 2.7.4 There are two large urban volume and are physical barriers on Roman Way opposite St Johns parks within a ten minute walk of to movement in between Old Road. Roman Way – Wandle Park and Town and Wandle Park and Old Duppas Hill. Wandle Park has Town and Duppas Hill (see figure HARD LANDSCAPED SPACES been recently refurbished with a 11). Wandle Park has two other 2.7.7 Exchange Square is the only deculverted river, café, bandstand physical barriers to its access – hard landscaped public space in and other new facilities. Queens the railway and the tramline that Old Town. It is privately owned but Gardens is another smaller sized border the eastern edge of the was made publicly accessible in green space within walking park. 2008 as part of the neighbouring distance of Old Town which is development of Bridge House on located three minutes walk from 2.7.6 The issue of poor accessibility Surrey Street. The square forms Surrey Street to the East (see to green space from Croydon the setting to the Surrey Street figure 11). town centre was recognised in Pumping Station – a large and the ‘Croydon Third City Vision’ highly attractive Grade II Listed ACCESS TO GREEN SPACE (2007) which set out the objective Building built in the gothic style OUTSIDE OF THE STUDY AREA to connect central Croydon with - which is currently unoccupied 2.7.5 A large proportion of the surrounding green spaces through and in need of restoration (see Old Town Masterplan study area improving pedestrian and cycling OT5 for further information). The is further than 400m (walking connections. This idea has been square also offers pleasing views distance) from a large green space incorporated into the All London of the Surrey Street roofscape. (Croydon’s Open Space Strategy, Green Grid Area Frameworks 7 & Exchange Square has minimal 2004) which is considered to 8, the Croydon Opportunity Area seating, is under-used and poorly represent poor accessibility to Planning Framework, and specific maintained. However, it is still a green space. This issue of poor projects to achieve this are being valued space, and has been used accessibility is compounded by delivered through the Connected to accommodate a craft fair on
St John’s Memorial Garden, next to the Duppas Hill is a large urban park, located within a ten minute walk of Roman Way. Ryland Minster house is visible above the trees which marks the location of the Pumping Station. 23 several occasions along with other Street Surface Material Palette ad-hoc events such as bake- 2.7.13 Street surfacing materials offs, a theatre performance and vary within the area and crazy golf. (See OT4 for further sometimes within individual information.) streets, which can contribute towards a cluttered appearance. 2.7.8 The only other hard There are some cracked paving landscaped space of a significant stones which also have a size is on the southern side of detrimental visual impact. Crown Hill where the footway is very wide. This is currently only Tram Infrastructure used as footway. 2.7.14 The tram infrastructure clutters the streets on which it is ANTICIPATED PRESSURE ON located - Church Street, Reeves PUBLIC SPACES Corner, Cairo New Road and 2.7.9 The planned delivery of 7,300 Tamworth Road - and has a new homes over the next 20 years detrimental visual impact. It also in Croydon Metropolitan Centre, restricts the location of street many of which will be flatted trees on the streets on which developments with compact it is located because for safety amenity space, means that in the reasons trees cannot make future existing and new public contact with the tramlines (see Exchange Square could include features spaces will be shared between ‘street trees’ below). for formal or informal play for future many more residents than they are developments today. Street trees 2.7.15 Street trees can make a STREETS highly valuable contribution to the 2.7.10 The central area of the Old visual amenity of streets, urban Town Masterplan study area cooling and biodiversity. Several has a different character and streets in Old Town have a low quality of public realm to the rest of the Croydon Metropolitan Centre. The streets are generally narrower than those in the rest of Croydon Metropolitan Centre and the area has several yards and passageways.
2.7.11 Roman Way / Old Town is a dual carriageway north-south road that runs through Old Town. The design of the road has created severance effect between the East and West of Old Town (see OT21 for further information).
2.7.12 Please see Section 4.0 Components for more information about the context of specific streets.
Cobbled street surface on Bell Hill, off Surrey Street
24 number of street trees namely Drummond Road, Tamworth Road, 2.7.22 Old Town lacks both formally Cairo New Road, Howley Road, designated play spaces and play Old Palace Road and Church opportunities that are informally Street. (See tram infrastructure integrated in to the public realm1. above). However, there are new high quality play facilities within the Precedents nearby Wandle Park. 2.7.16 Part of Charles Street has a high quality public realm design. 2.7.23 The London Plan SPG It has a consistent treatment, (Providing for Children and wide footway for pedestrians and Young People’s Play and Informal cyclists, attractive street trees, Recreation, 2008) on providing seating and public art. (See Public play and informal recreation Art below). space recommends 10 sqm of play space per child. 400 new 2.7.17 Bell Hill is another attractive homes are planned for the Old pedestrian only narrow street with Town Masterplan study area up a cobbled street surface which until 2032, with an estimated 82 lends it an historic character. additional children, which equates to an additional 820 sqm of SEATING required play space. 2.7.18 There is a lack of public seating in Old Town which deters 2.7.24 The Opportunity Area people from resting, consuming Planning Framework identifies refreshments in the fresh air and suitable sites for play facilities in appreciating the surrounding Old Town (formal / informal) at the historic environment. Minster, Exchange Square and on Surrey Street. PUBLIC ART 2.7.19 There is one notable piece LIGHTING of public art in Old Town known 2.7.25 There are some attractive as the ‘Portrait Bench’ on Charles historic lighting columns in Old Street. It is a metal sculpture of Town in the area surrounding the three famous people associated Minster. with Croydon – Peggy Ashcroft, Coleridge Taylor and Ronnie 2.7.26 To view the objectives and Corbett. It was installed in 2013 proposals to improve the public and funded by Sustrans. realm in Old Town see Section 3.2 Public Realm Parameters. PLAY SPACES 2.7.20 The provision of play spaces is important for the well-being of children and to encourage families to spend time in an area.
2.7.21 The Old Town Masterplan study area has a substantial, growing residential population and 1 Informal play opportunities often serve more than one purpose such as public art currently has an under provision of that can be climbed on or seating that can play spaces. be balanced on.
25 2.8 MOVEMENT CONTEXT
2.8.1 Old Town has strong public public transport this will help 2.8.8 On many of the predominantly transport connections with Public minimise pressure on capacity residential streets in Old Town Transport Accessibility Levels and associated investment there is a relatively low volume (PTALs) ranging from Level 4 required in additional road and of traffic which can make it feel (Good) to 6b (Excellent). It also has public transport infrastructure, safe to cycle in Old Town in good strategic road connections increase health and wellbeing and comparison to the neighbouring to London and the south east. contribute towards minimising major roads. Vehicular and cycle movement carbon emissions. within the Old Town Masterplan 2.8.9 It is considered that the heavy study area is constrained WALKING traffic flows and relatively high by several one-way streets, 2.8.4 The quality of the pedestrian vehicle speeds on the main dual dual carriageways and tram environment in Old Town is mixed. carriageway roads surrounding infrastructure. The main constraint (See Section 2.7 Public Realm Old Town (Roman Way/Old Town on pedestrian movement within Context for information about the and the Croydon Flyover) tend to Old Town is Roman Way. condition of the streets and public discourage their use by cyclists. spaces. 2.8.2 The OAPF suggests that the 2.8.10 A key constraint on cycling majority of car journeys to the 2.8.5 Roman Way and the rail/ in Old Town are the large number Croydon Opportunity Area (at least tram lines between West Croydon of one-way streets in the area in the weekday interpeak 10:00- and Waddon station/Wandle (see figure 14) This means, for 16:00) are less than 5km in length. Park tramstop are major physical example, that it is not possible to The Council considers that, for barriers for pedestrians (and cycle directly from Reeves Corner journeys of this length, transport cyclists) between Old Town and to North End. modes such as tram, bus, walking Wandle Park. and cycling should be able to 2.8.11 Other constraints to cycling offer an attractive, sustainable 2.8.6 The subways under the are some steep hills in the north- alternative. roundabout at the junction east of the study area, poor between the slip road to the maintenance of the surface of WALKING AND CYCLING Croydon Flyover and Old Town Exchange Square, Surrey Street 2.8.3 The population of the Croydon (located just outside the Old Market when it is operational and Opportunity Area is due to expand Town Masterplan study area) feel the tram-only section of Church significantly over the next twenty unsafe because they lack natural Street. years and the retail core is due surveillance. They are a physical to be redeveloped which would barrier to pedestrian access from 2.8.12 Roman Way and the rail/ attract more visitors (see the the centre of Old Town to Duppas tram lines between West OAPF). Within this context it will Hill. Croydon and Waddon station/ be important to invest in improving Wandle Park tramstop are major walking and cycling facilities for CYCLING physical barriers for cyclists (and three key reasons: 2.8.7 There is currently a limited pedestrians) between Old Town ‘formal’ cycle network within Old and Wandle Park. 1) There will be increased Town (see figure 12) although demand for cycling and walking some improvements have been facilities which will need to made to cycling facilities recently: be accommodated in a safe, In 2012 a high quality and safe attractive and efficient manner. cycling route was installed 2) To discourage people from between Park Hill and Wandle driving into central Croydon from Park. A shared-surface pedestrian/ outside the area (especially those cycle route was installed along short journeys of less than 5km Roman Way / Old Town in 2014, referred to above). although this requires cyclists to 3) If people choose to walk stop at junctions with adjoining and cycle rather than travel by streets. Cycling prohibited sign at the subway under the A236 26 Figure 12: Old Town’s existing cycle routes
27 2.8.13 It is considered that the direct trains from East Croydon routes serve Old Town with tram heavy traffic flows and what are London Blackfriars, London St stops at Church Street, Reeves appear to be relatively high vehicle Pancras and Bedford, to the north; Corner and Centrale. These tram speeds on the roundabout at the and Gatwick and Brighton to the stops provide excellent public junction between Old Town and south. transport access to Old Town, the slip road to the A232 tend to although the Church Street stop discourage their use by cyclists. 2.8.18 From West Croydon Station can cause some overcrowding on journeys to London Victoria take the footway (see Section 4, OT1: 2.8.14 At present, there are only a around 30 minutes and journeys Church Street and Crown Hill for limited number of cycle parking to London Bridge take around 40 more information). facilities in Old Town and it is minutes. Other destinations with considered there is scope for a direct trains from West Croydon 2.8.20 Trafficsignals (which fall significant number of additional include Epsom Downs and Sutton under the control of TfL) are set parking stands for cyclists within to the south. West Croydon to provide priority to approaching the area. is also a London Overground trams throughout central Croydon Station. Destinations that can be (including Old Town). 2.8.15 The tram-only section of reached directly via the London Church Street prevents cyclists Overground include Whitechapel BUSES from travelling directly from and Dalston Kingsland. 2.8.21 There are several bus stops Church Street to Reeves Corner. located within and immediately TRAM adjacent to Old Town: High Street, RAIL 2.8.19 The Tramlink service runs to the east of Old Town serves 2.8.16 It takes between 5-15 through the centre of Old Town. bus numbers 50, 197, 264, 60, minutes to walk from the Old Town Services to Therapia Lane and 455, 468, 119, 412, N68, 60, 166, Masterplan study area to both Wimbledon travel westwards 312, 405, 407, 455, 466). Within West Croydon and East Croydon along Church Street and into Old Town Tamworth Road serves rail stations. Cairo New Road. Services to bus numbers 264, 157, 407, 410, West Croydon (and then to 455), Reeves Corner serves bus 2.8.17 From East Croydon Station Beckenham Junction, Elmers numbers 264 and Drummond journeys to Victoria take less End and New Addingon) also Road serves bus numbers 157, than 20 minutes and journeys to travel westwards along Church 407, 410, 455). London Bridge takes less than 15 Street and then eastwards along minutes. Other destinations with Tamworth Road. All four tram
Masterplan boundary
Figure 13: 2006 PTAL rating for the Croydon Opportunity Area of which incorporates most of the Old Town Masterplan study area. 28 Figure 14: Old Town’s existing vehicular movement network
29 ROAD which is part of Transport for TfL’s spaces are in suitable locations, 2.8.22 Vehicular access in to the London’s Road Network (TLRN) easy to access and of high quality, Old Town Masterplan study area and provides connections to rather than seeking to increase is constrained by Roman Way (a Orpington, Sutton and the M25 parking levels. It also outlines dual carriageway) and within it by (via the A23). options for the location of parking one-way routes (see figure 14). for two potential future scenarios: This makes it difficult to access 2.8.27 Roman Way is a dual- One scenario where the retail core key destinations in Old Town carriageway road with a 40mph of Croydon Metropolitan Centre is such as the Minster, Q-Park car speed limit. However, it is very redeveloped and one where this park and Wandle Road car parks. wide in places, for example 5/6 does not occur. Please see the For example, it is not presently lanes by Reeves Corner. Despite Croydon OAPF for further details. possible to access the Q-Park car its 40mph speed limit, its elevated park by entering Old Town from section, design and excessive 2.8.32 Signage to these car park is Roman Way into Reeves Corner. width in places, tend to give it the presently poor – in particular to the feel of an “urban motorway”. This Q-Park Car Park and the Wandle Reeves Corner and the Centrale has both a detrimental impact on Road Car Park. This poor signage, Car Park the public realm (see OT21) and combined with difficulties of 2.8.23 Reeves Corner is a key may also encourage drivers to access resulting from the existing gateway into Old Town for exceed the speed limit. one-way operation of many vehicles, in particular to access streets in Old Town, may be part the Centrale car park. Traffic PARKING of the reason why these car-parks enters the Centrale car park via 2.8.28 There are a number of off- currently have significant spare Tamworth Road and exits via street car parks located in Old capacity at most times. Drummond Road. Both of these Town as well as on-street parking (See information on access to the streets are one-way streets. on many roads in the area. Centrale Car Park above).
2.8.24 During busy shopping Off-Street Car Parks On-Street Car Parking periods, there are sometimes 2.8.29 The larger privately owned 2.8.33 The existing on-street parking lengthy traffic queues in Tamworth off-street car parks are at the in Old Town is generally well-used, Road caused by vehicles waiting Centrale shopping centre, Q-Park with only limited spare capacity for to enter the Centrale car park. This in Charles Street and the NCP car much of the time. can cause delays to both tram and park on Wandle Road. bus services in the area. 2.8.30 Croydon Council also 2.8.25 The current location of the operates a number of smaller off vehicular entrance and exit ramps street car parks: Wandle Road to the Centrale Car Park, together surface car park (the Croydon with the presence of tram services Council staff car-park during week and a tramstop on Tamworth day working hours), Jubilee Bridge Road, preclude the conversion of car park and Ann’s Place car park Tamworth Road and Drummond which has two sites on Drummond Road from one-way to two-way Road referred to in this document operation at the present time. as Ann’s Place (West) and Ann’s Place (East). Dual Carriageways 2.8.26 The A236 Roman Way / Old 2.8.31 The Croydon Opportunity Town is part of London’s Strategic Area Planning Framework (OAPF) Road Network (SRN) and provides guidance identifies an over- direct connections to Mitcham provision of off-street parking and central London to the north. within the Croydon Metropolitan At its southern end, it links directly Centre. It sets out a policy of to the Croydon Flyover / A232 ensuring that off-street car parking Cycle route and Legible London signage by St John’s Memorial Garden 30 2.9 PROPERTY MARKET CONTEXT
RESIDENTIAL MARKET SECTORAL COMPOSITION OF in particular, by comparison to 2.9.1 There are three predominant BUSINESSES the West End, which has had types of residential stock in Old There are over 200 registered huge continuing investment; and Town. businesses in Old Town Bluewater, the large out of town • Rows of, predominantly small, supplemented by self–employed shopping centre near Dartford, that terraced houses in the south- and free-lancers (such as is a 40 minute drive from Croydon. west western and north-east market traders and sub tenants areas. There are about 325 of of workspace units), many of 2.9.6 The main retail offer for them and some are divided into whom will not be VAT registered Croydon is on North End and in apartments. There are about and therefore do not appear on the two shopping centres – the 50 of these terraced houses on Companies House data. Figure Whitgift Centre and Centrale – and near Frith Road. 15 illustrates the sectoral make which flank it. It is on the edge of • A zone of apartment buildings up of Old Town businesses, the Old Town, immediately to the on Scarbrook Road and Charles indicating a preponderance of north east and the occupiers are St, built in the 1990s. small independent businesses predominantly national multiples. • There is also some residential contrasting with the national They are, with the exception of accommodation above the multiple chains on and around some coffee shops and fast food shops on Church Street, Surrey North End. restaurants, predominantly shops. Street and Frith Road. It is a largely mono-use offer. • Apartment buildings built post- OFFICE MARKET 2000. They are mainly also in 2.9.4 A very small amount of 2.9.7 The Whitgift Centre was the the south of the area. Croydon’s Office stock is in the first covered shopping mall in the Old Town area and at least 50% of country and has been in need 2.9.2 At the time of writing overall, it is vacant. Some of this existing one bedroom flats within purpose stock could be converted to built blocks are reaching sale residential accommodation. The prices in the £150,000 - £180,000 largest office building in Old Town range, depending on size and is Ryland House which is occupied quality. £300 per square foot by BT. There are a couple of office is the upper end. Larger flats buildings close to High Street, including 2 bedroom units can as well as the BT tower building, reach between £190,000 and Ryland House. The main office £280,000 again depending on size buildings are: and quality. Prices are lower than • Green Dragon House, High High quality housing stock on Howley the average for London (£271,000 Street Road for all apartments) but higher • Canius House, Scarbrook Road than for the UK (£134,000 for all • Surrey House, Surrey Street apartments). Prices are currently • Albion House, Howard House rising in line with prices across and Metropolitan House London and the South East. (sandwiched between High Street and Surrey Street) 2.9.3 Stock is low, with limited • Crown House, Crown Hill amounts of property on the market. • Ryland House, Church Road The available property in the area • Church House Business Centre, is advertised to investors, so there Church Road. is evidence of development and investment opportunity in the area. RETAIL AND COMMERCIAL Demand from private buyers is LEISURE MARKET also strong, as is rental demand. 2.9.5 Croydon is the primary retail centre in the south of Greater London. Its popularity has been Church Road is the location of some of reducing as the offer has tired, Old Town’s office stock, Church House Business Centre (left side) and Ryland House in the distance 31 of a second substantial renewal 2.9.10 The character of the retail in ground floor to change from a retail for some time. The Croydon the Old Town area is, in summary: or leisure use or another customer Partnership (a partnership facing use would be a risk to the between Hammerson and • Church Street, Frith Road and integrity and, therefore, viability of Westfield retail businesses) has Keeley Road, having a mix the whole of the retail offer of Old been granted outline planning of reasonably large units and Town. permission and Conservation Area small units in close proximity Consent for the redevelopment of to the town centre, and a mix the Whitgift centre. If development of multiples and independents. goes ahead, this is likely to The retail offer is a mix of increase and revitalise the comparison and convenience, SECTOR % branded retail offer (especially in with some fashion. It is pre- Restaurants and Bars 13% the fashion sector) and expand the dominantly value-orientated. Community Activities 6% town centre leisure offer. • The area of High Street within Old Town is dominated by bars Retail trade 19% Professional Services (inc Real 2.9.8 and clubs orientated towards 6% In Croydon, as in all cities in Estate) Western Europe, there is a divide young adults. Legal, Financial, and Insurance 4% in the use of buildings between • Surrey Street is dominated by Activities areas that are dominated by the fruit and vegetable market Public Administration & 4% branded businesses and those and a mix of small independent Education that are dominated by independent shops and food & beverage Entertainment 3% businesses. The property in the businesses (which continue on Personal Services 2% areas dominated by branded Frith and Keeley Roads). Office Administration & 2% businesses is invariably owned • About 9% of shop units, Support Activities by large property companies and excluding those inside the Other / Unknown 39% financial institutions. The shop Grants entertainment complex Total units are typically larger. The and around Exchange Square, property in areas dominated by are vacant. It would be only Figure 15: Sectoral composition of independent businesses tends 6% if the four riot damaged businesses in Old Town. The high units at Reeves Corner are proportion of other / unknown businesses to be owned by individuals and is striking smaller companies and the excluded. There are four areas shop units tend to be smaller. where there are clusters of Businesses of similar type also vacant units, at Reeves Corner, tend to cluster together – as can Exchange Square, south east be seen in the Old Town with the Surrey Street and in Grants. group of pubs and clubs on High Street that are orientated towards 2.9.11 All three of the retail areas young adults. have a clear niche within the retail hierarchy of Croydon. Their 2.9.9 Croydon Council’s statistics high footfall and low vacancy suggest that there is about 24,000 levels suggest they are serving m² (c.265,000 ft²) of retail space in the community well. Despite the the Old Town area. The amount of long term changes to shopping unoccupied space has increased patterns that are resulting from substantially since 2009, mainly the growth of internet shopping, as a result of the inclusion of and the impact that the expected the units on Exchange Square new retail centre is likely to have, which were partially completed in the ground floors of all three retail 2008 but need substantial further areas are likely to have a distinct investment to make them ready for role and should remain in retail occupation. and leisure use. Allowing units at
32 2.10 PLANNING POLICY CONTEXT
2.10.1 There are a number of Development Strategy (2010) • Croydon Public Realm Design documents that provide the • Cultural Metropolis strategy Guide (2012) planning policy and guidance (2010) • Croydon Economic context for the Old Town • London’s Downlands Area Development Plan 2013-18 Masterplan, as well as existing Framework (2012) (2013) reports and documents that have • Mayor’s Transport Strategy • Planning Brief-Site: Reeves been referred to in preparing the (2010) Corner - 104-12 (even) Church masterplan. These are as follows: • South London Sub-Regional Street and 1-5 Reeves Corner, Transport Strategy (2013), TfL (5th November 2011) NATIONAL • Transport for London (TfL) • East Croydon Masterplan SECTOR % • National Planning Policy Streetscape Guidance (2009) interim planning guidance(2011) Restaurants and Bars 13% Framework (2012) and the • Transport for London (TfL) - • Fair Field Masterplan interim Community Activities 6% National Planning Practice Making London a Walkable City planning guidance (2013) Guidance. (2004) • Mid Croydon Masterplan interim Retail trade 19% • English Heritage and CABE • Housing Supplementary planning guidance (2012) Professional Services (inc Real 6% - Guidance on tall buildings Planning Guidance (November • West Croydon Masterplan Estate) Legal, Financial, and Insurance (2007) 2011) interim planning guidance 4% Activities • By Design: Urban Design in (2011) Public Administration & the Planning System - Towards LOCAL • Shopfronts and Signs SPG 4% Education Better Practice (2000) • Croydon Local Plan: Strategic (1996) and addendum (2011) Entertainment 3% • Urban Design Compendium Policies (2013) • We are Croydon this is our Personal Services 2% 1, Llewelyn Davies Yeang in • Croydon Replacement Unitary vision (2010) Office Administration & association with Alan Baxter Development Plan: The • London Borough of Croydon’s 2% Support Activities and Associates (2000) Croydon Plan (2006). Saved Community Strategy 2010 Other / Unknown 39% • Urban Design Compendium 2 policies 2013 only - 2015 Total (2007) • South London Waste Plan • London Borough of Croydon • Manual for Streets (2007) (2012) Infrastructure Delivery Plan • Department for Transport, • Croydon Local Plan Detailed (2013) Pedestrian Guardrailing, Local Policies (Preferred and • Croydon Local Plan Evidence Transport Note 2/09, April 2009 Alternative Options) (2013) by Topic” available at: http:// • English Heritage - Streets for All • Croydon Opportunity Area www.croydon.gov.uk/plannin- (2004) Planning Framework SPD gandregeneration/framework/ • English Heritage - (2013) (see summary of the key lpevidence/ Understanding Place: information for Old Town in the Conservation Area Designation, OAPF, below Appraisal and Management • Technical Appendix: (2011) Further Evidence and • English Heritage - The Setting JustificationCroydon Town of Heritage Assets (2011) Centre Opportunity Area Planning Framework, Adopted LONDONWIDE 2013 (2013) • The London Plan (2011) • Conservation Area General • All London Green Grid SPG Guidance SPD (2013) (2012) • Croydon Minster Conservation • Accessible London: Achieving Area Appraisal and an Inclusive Environment SPG Management Plan SPD (2014) (2004) • Church Street Conservation • Shaping Neighbourhoods: Area Appraisal and Children and Young People’s Management Plan SPD (2014) Play and Informal Recreation • Central Croydon Conservation SPG (2012) Area Appraisal and • Mayor’s Economic Management Plan SPD (2014)
33 The Croydon Opportunity Area Planning Framework
SUMMARY OF ITS KEY new homes in Old Town INFORMATION FOR OLD TOWN and the probability of their 2.10.2 The Croydon OAPF development. Supplementary Planning • Old Town is a suitable location Document (SPD) demonstrates for family housing and there is that Croydon Opportunity Area a broad requirement for 45% of has the capacity for 7,300 homes new housing to have three or and 17,000 new residents and more bedrooms. sets a series of other spatial • Either conversion and/or objectives, including the renewal redevelopment of surplus of the Retail Core character area. offices to other uses is It describes the improvements to supported because New Town the public realm, transport and is considered the most viable infrastructure that need to take and appropriate location for place to accommodate this growth good quality office space, and increase the attractiveness mainly due to its proximity to of Croydon Opportunity Area East Croydon Station. for people who live in, work in • There is over-capacity of and visit the area. The OAPF off-street public car parking also provides planning guidance spaces in Old Town and thus regarding a series of defined the potential to reduce car character areas within Croydon parking provision. Opportunity Area. 2.10.4 It should be noted that this 2.10.3 Key observations and is summary information from guidance provided for Old Town the OAPF only and that for a full are: understanding of the guidance set • Old Town is a characterful area out in the OAPF, including other that has many heritage assets guidance that relates to the Old and an existing pattern of well- Town area specifically, please refer defined streets and spaces of to the OAPF itself, which should a human scale that should be be understood in its entirety. preserved and respected by future infill development • Improving the pedestrian and cycling route along Drummond Road which links Croydon Minster and North End is a priority to improve permeability and the attractiveness of the area. • Mixed uses are encouraged to increase activity and natural surveillance during the evenings and thus increase safety and the perception of safety in the area. • Old Town has the capacity to accommodate approximately 400 new homes in the long term. The Technical Appendix outlines potential sites for
34 2.11 PUBLIC ENGAGEMENT
2.11.1 To provide a viable masterplan that reflects the aspirations of the local community it has been crucial for the masterplan to be informed by local people who know Old Town well and understand its characteristics and issues. The Masterplan has therefore been developed through a detailed process of stakeholder and public engagement which is described below.
UNDERSTANDING OLD TOWN 2.11.2 In March 2012, preliminary engagement work was done to support the funding bid to Workshop session with members of the public at Matthews Yard the Greater London Authority (GLA) to produce a masterplan. An engagement exercise was conducted on the streets of Old Town over a period of four days. Local people were asked about their opinions of Old Town – what they value about it and what they would do to improve the area if they were The Mayor of Croydon? Over 100 people contributed their views.
PUBLIC MEETING 2.11.3 In October 2012 – after funding for the Old Town Masterplan had been granted from Understanding Old Town event (March 2012) Ideas from the March 2013 workshop the Greater London Authority – a public meeting was held in the Minster church hall to introduce local people to the project. Letters were sent to every address in the Old Town Masterplan study area to inform residents about the meeting and the masterplan. The meeting was also promoted in the local press. 110 people attended the meeting and 120 people registered to be on a contact list to be notified about future events and the progress of the Old Town Masterplan.
Workshop sessions with members of the public at Matthews Yard (March 2013)
35 IDEAS WORKSHOP community use. MEMORIES OF OLD TOWN 2.11.4 An Ideas Workshop was held • Roman Way acts as a barrier 2.11.6 In March 2013 the on the evening of 26 March 2013 in the area for pedestrians masterplannig team met at Matthews Yard in Exchange and cyclists and a strategy to with residents of Elis David Square. The workshop was improve crossing facilities and Almshouses, who had lived attended by around 55 people change the character of this in Old Town for many years who live, work and/or shop in Old road would be welcomed. and witnessed many changes. Town. The workshop was open • It is currently difficult to access Residents who participated to all and advertised by Croydon Old Town by car from Roman Council and via local social media. Way, due to the confusing one- way system and this should be 2.11.5 The workshop was an addressed. opportunity for people to contribute to the Masterplan as local experts at an early stage in the process. Useful information was collected about buildings, streets, public spaces and movement in Old Town. Priorities, issues and opportunities for the future were identified, and used to inform the emerging ideas for the Old Town Masterplan.
THE KEY MESSAGES WERE: • The Surrey Street Pumping Station in Exchange Square is Ideas from the Ideas Workshop Stakeholder Project Board members the number one priority building to be brought back into use. • A better entrance to Old Town CONNECTION is needed from Crown Hill. PERMEABLE ACCESS • Surrey Street Market is a key CREATIVITY GATEWAY LEGIBLE asset that should be more of a GREEN SPECIAL CLEAN CONNECTED CONNECTION REPAIR HERITAGE SPECIAL draw for residents and visitors. BOUTIQUE INVITING FAMILIAR UNIQUE TRADITIONAL GATEWAY CONNECTED RESTORE NAVIGABLE • Croydon Minster is a key asset QUALITY KNOWN CHARACTER ACCESS INTERESTING SMART though public safety issues WELL LIT SENSORY IMPROVE SAFETY ONE-OF-A-KIND UNCLUTTERED ATTRACTIVE need to be addressed in the NEW ACTIVITY LOVED DISTINCTIVE surrounding area, the visual BUSTLING NEW CONNECTIONS DIVERSE FRIENDLY setting enhanced, access to CLEAN HISTORIC BOUTIQUE ACCESSIBLE the St John’s Memorial Garden PLEASANT CATALYST HIDDEN NEW ACTIVITY LOVED WARM improved and facilities such TRENDY ARTY JOYFUL IMPROVE SAFETY REPAIR HERITAGE INVITING as a cafe and children’s play WELL - LIT SAFE provided. ACCESSIBLE
• Old Town needs a better SOFTEN connection to North End via ACCESSIBLE Centrale and Drummond Road. REDEVELOP
• Reeves Corner should be PERMEABLE brought back to life by repair- ing the fire damaged shops on Church Street, creating an attractive space, and providing Figure 16: A ‘wordle’ produced to represent the comments made regarding aspirations new buildings that could have a for Old Town’s character. The larger the word, the greater the number of times it was mentioned by groups at the workshop on their sheets.
36 ranged in age from 75 to 101 • Promote the history of Old Masterplan. The Masterplan and discussed how the area had Town is based on a brief that was changed in the past 50 years. • Concern about St John’s written collaboratively with the Memorial Garden and the Old Town Stakeholder Project 2.11.7 The sessions were important setting of the Minster Board made up of key partners in helping to understand how • Improve the appearance of and landowners, public sector Old Town has changed, and in Exchange Square organisations and private sector ensuring that the Masterplan • Night-time safety was a landowners that will play a critical proposals for Old Town’s future concern for many residents role in delivery of the masterplan. are informed by its history. • Opportunities for shared space They are: and de-cluttering of streets • Croydon Council KEY MESSAGES • A concern about the condition • BT • Participants remembered the of upper floors of the buildings • Church House Business Centre ease with which they used to in Church Street • Clowater cycle around Croydon and • Croydon Minster further afield, with many cycling STAKEHOLDER PROJECT • Croydon Old Town Business to work in other areas of south BOARD Association London. 2.11.9 An extended conversation • Durkan • Participants remembered with key stakeholders was also • English Heritage Surrey Street market during crucial in shaping the Old Town • Greater London Authority the inter-war period as a place to meet friends and for entertainment rather than to only buy groceries. Live music and performances took place, and a greater variety of produce was on offer. • Participants remembered people visiting Old Town and the town centre in general because of the entertainment offer - many cinemas, theatres, dance halls and pubs.
MID-CROYDON CONSERVATION AREA ADVISORY PANEL The Old Town Masterplan Stakeholder Project Board 2.11.8 The masterplan project team met with the Mid-Croydon Conservation Area Advisory Panel during the research and analysis stage of the project, in order to draw on their understanding of the historic environment in the local area and their identified priorities for Old Town in the future.
The key messages that emerged from this meeting generally aligned with those from the wider public consultation exercises. They included;
Elis David Almshouse residents
37 • The House of Reeves • Q-Park • Portas Town Team • Rosepride • TfL • The Whitgift Foundation
2.11.10 The Stakeholder Project Board also reviewed, guided and signed-off the Masterplan as it developed, ensuring the final masterplan is delivery focused and has their buy-in.
EMERGING IDEAS EXHIBITION 2.11.11 An Emerging Ideas Exhibition was held for two weeks from 20 June to 4 July The Emerging Ideas Exhibition, June 2013 at Matthews Yard in Exchange Square. The exhibition was staffed on the evening of 20 June and also during the day on Saturday 22 June. During these times approximately 120 people visited the exhibition to review the proposals and provide feedback.
2.11.12 Feedback on the exhibition and the emerging masterplan was positive and useful both during the staffed sessions and in the detailed responses provided on the feedback questionnaires. 35 feedback forms were received.
2.11.13 Formal consultation on the Old Town Masterplan took place over a six week period in February and March in accordance with the Council’s adopted Statement of Community Involvement and Town and Country Planning (Local Planning) (England) Regulations 2012.
Formal representations were received on the Masterplan and some minor amendments have been made to the Masterplan as a result of the comments received. The Emerging Ideas Exhibition, June 2013
38 Croydon Minster
39 3.0 THE MASTERPLAN
40 3.1 THE OLD TOWN MASTERPLAN
GENERAL Surrey Street Pumping Station as commercial streets and their 3.1.1 The historic environment will be restored for cultural and aesthetic appeal to shoppers. of Old Town has many existing leisure use and, along with the Building frontages and shopfronts strengths which will be enhanced surrounding Exchange Square, will be improved. New seating in further through delivery of the it will be a prominent cultural the Surrey Street Market area will masterplan. The realisation of the destination in Croydon. Public encourage the lunchtime offer to recommendations and proposals access to the building will be grow and Surrey Street’s role as of the Old Town Masterplan will maximized to enable as many a heritage asset and catalyst for help transform Old Town from people as possible to enjoy it. regeneration will be promoted. being a place that, despite its many qualities, is under-used, REEVES CORNER ROMAN WAY fragmented and car dominated; in 3.1.4 Reeves Corner – a key 3.1.7 The masterplan sees to a distinct, attractive and legible gateway in to Old Town - is a the character of Roman Way destination for living, culture, focus for regeneration. A new transformed. It will be converted leisure, shopping and relaxing. high quality development will be from an unattractive dual The setting of Old Town’s historic constructed on the site where carriageway that encourages buildings will be significantly buildings were previously located, fast driving and is a physical enhanced by improving the public which could accommodate retail barrier to pedestrian and cyclist spaces, streets and buildings and/or residential uses. The road movement; to an attractive street around them. All of Old town will layout will be reconfigured and a that is a pedestrian and cyclist become an area that is a pleasure new pedestrianised area created friendly environment with new and to walk and cycle around. The on the section of Church Street upgraded crossing points. This will Minster Quarter, Reeves Corner, in between the island site and make it much easier and attractive Surrey Street Market and the 105 - 109 Church Street. This to access Wandle Park from Surrey Street Pumping Station will will enhance the setting of new Croydon town centre and provide be heritage anchors for Old Town’s development on Reeves Corner a fitting setting to the Minster. success. and improve pedestrian and cycling connections between STREETS PUBLIC SPACES Reeves Corner and the rest of Old 3.1.8 The masterplan sets out how 3.1.2 The masterplan sees Old Town and the wider Opportunity to provide a high quality public Town’s three key public spaces - Area. realm treatment to the streets of Minster Green, St John’s Memorial Old Town that complements and Garden and Exchange Square MINSTER QUARTER strengthens the historic character become popular, safe, bespoke, 3.1.5 The Minster and Old Palace of the area and helps unify the attractive and robustly designed will be given respect and built environment. Additional tree destinations; frequently visited prominence as important national planting and other greenery will by residents and visitors. Café heritage assets. A consistent be a simple way to soften the facilities will be integrated in public realm treatment will also be built environment and provide to all of these public spaces to provided for the Minster Quarter, important visual amenity. increase their appeal. Minster as a means of strengthening Green will be reconfigured so that the identity of this area and INFILL FOR RESIDENTIAL the green space in the area is highlighting the close relationship 3.1.9 The Old Town Masterplan consolidated and it is surrounded between The Minster and Old highlights key infill sites for by active frontages and attractive Palace School. redevelopment that currently development. These spaces will fragment the urban fabric. New enhance the setting of adjacent COMMERCIAL STREETS development will knit back historic buildings. 3.1.6 The commercial streets of together the urban fabric of Old Old Town - Church Street, Surrey Town and complement the historic SURREY STREET PUMPING Street, Frith Road and Keeley environment by providing more STATION Road - will be given an attractive consistency of active frontages, 3.1.3 The impressive but currently public realm treatment to scale, massing and building lines. unoccupied spaces of the strengthen their collective identity Examples of such sites are the
41 Ann’s Place car parks and Cairo study area. It then provides an New Road. Increasing the quantity overview of the recommended of residential accommodation in phasing of improvements to the area will have the additional Old Town. Section 4 contains benefits of raising activity levels more detailed guidance on a at all times of day which will help number of components that are the area feel safer after the shops individual sites within the Old close; and increase the market for Town Masterplan study area. It retail, cultural and leisure facilities is important to note that not all in the area. opportunity sites within the Old Town Masterplan study area are HIGH QUALITY DESIGN included in Section 4. Section 3.1.10 The Old Town Masterplan 5 looks at the Next Steps for highlights that paying attention to delivery including projects that are small scale development as well already underway. as large scale development is important because cumulatively small scale developments in Old Town will have a substantial impact on its character and visual appearance. The provision in the masterplan of clear development parameters as guidance for all future development will ensure that new architecture is of the highest quality and sympathetic to the historic context of Old Town.
MOVEMENT 3.1.11 Vehicular access in to the centre of Old Town from Roman Way will be improved to increase the legibility of the area for visitors. The inclusion of contra-flow cycle routes on one-way streets will greatly enhance access around Old Town for cyclists. Key contra- flow routes along Drummond Road and Frith Road will provide key west to east and south to north routes respectively that are currently lacking.
HOW TO READ SECTIONS 3-5 3.1.12 The remainder of section 3 provides general guidance for the design of the public realm, future development and enhancement to movement around Old Town which applies to all sites within the Old Town Masterplan Croydon Minster
42 Figure 17: The Old Town illustrative and indicative Masterplan
43 3.2 PUBLIC REALM PARAMETERS
3.2.1 This guidance supplements 3.2.8 Public realm materials should spaces to increase overlooking the generic guidance for the be consistent across individual and safety. design of the public realm in character areas (see section Croydon provided in the Croydon 2.5) and potentially wider areas 3.2.15 The openness of existing Public Realm Design Guide to help unify the historic and green spaces should be (2012), with specific public contemporary urban fabric in retained so that they are flexible realm guidance for the Old Town Old Town and reduce a cluttered to accommodate different Masterplan study area. appearance. community activities.
3.2.2 This guidance should also PUBLIC SPACES AND STREETS 3.2.16 Where pedestrian routes run be read in conjunction with The 3.2.9 Below broad guidance is through green spaces they should Croydon Local Plan: Strategic provided for a number of different be well lit to increase visibility and Policies (2013) and the Croydon typologies of public spaces and safety. Opportunity Area Planning streets. Some streets or spaces Framework. may span more than one typology. 3.2.17 Trees and bushes in the spaces should be carefully 3.2.3 The detail of most of the PUBLIC SPACES managed and trimmed, to ensure following public realm specific 3.2.10 As the population of the light, safe spaces in the area and a proposals is provided in the Croydon Opportunity Area grows comfortable environment. relevant Components in Section 4. there will be more need for high (Please see ‘OT’ references within quality public spaces on Old 3.2.18 It is proposed that St John’s the text). Town’s from visitors and residents, Memorial Garden (North) is particularly those residents living renamed Minster Green. See OT18 GENERAL in flatted accommodation with for further information. 3.2.4 The public realm in Old Town minimal private amenity space. should provide visual amenity Access to green space outside of that enhances the setting of its 3.2.11 Additional seating should be the study area heritage assets and increases the supplied in all public spaces to 3.2.19 Connections to the nearby attractiveness of the streets. This encourage people to spend time green spaces of Wandle Park, is likely to encourage more people in them (see Seating below). Duppas Hill and Queen’s Gardens to visit the area and walk and should be improved. See cycle around it. Green spaces in the old town Movement Parameters Section 3.4 masterplan study area for further information. 3.2.5 All street furniture, play 3.2.12 Because Old Town has a facilities and public art should be deficiency of green space, existing Hard landscaped spaces designed and located so as they green space should be retained 3.2.20 The masterplan proposes sustain and enhance the public and improved. enhancing existing hard realm and heritage assets. landscaping at: 3.2.13 New publicly accessible • Exchange Square, as the 3.2.6 Local artists and craftspeople green space should be considered setting for the Surrey Street should be involved in the design as part of new developments. Pumping Station and the most development of the public realm sizable hard landscaped open where possible to help create 3.2.14 The sense of enclosure of space in Old Town (See OT4). a distinctive environment and green spaces should be improved • The area around the Minster, celebrate local talent. with landscaped boundary as the setting for this high treatments or development with profile heritage asset (see 3.2.7 MATERIAL AND FURNITURE active frontages to help separate OT18) PALETTE the green spaces from the hostile • Reeves Corner, where a new The material palette for the public environment of the neighbouring public space can be created realm should respond to and Roman Way. Development facing by closing a small section of reinforce the historic environment green spaces should have active Church Street (OT10) in Old Town and help to create a frontages facing on to the green • Crown Hill, where the ‘sense of place’.
44 Keeley Keeley
Road Road
Road Road
Tamworth Tamworth Road Road Frith Frith
Road Road
DrummondDrummond
Corner Way Corner Way Crown Crown Hill Reeves Hill Reeves Church Church Street Roman Street Roman
Road Road
Street Street
Roman Surrey Roman Surrey Church Church Church Church Street Rd Rd Street
Croydon MinsterCroydon Minster
Street
Street Church Church Road Road
High
High
Square Square Road Road Palace Palace Exchange Exchange
Old Old
Road Howley HowleyRoad
Road CranmerCranmer Road
Old Old
Figure 18: Town Town
Road Old Town'sOld Town's Public Public Realm Realm FawcettFawcett Road Road Road
ResidentialResidential Streets Streets Scarbrook Scarbrook
CommercialCommercial Streets Streets
Yards andYards Passages and Passages
UnderpassesUnderpasses
Green GreenSpace Space
Hard LandscapedHard Landscaped Space Space
Dual CarriagewayDual Carriageway
JunctionsJunctions where whereImprovements Improvements are Proposed are Proposed AdamsAdams & Sutherland & Sutherland CroydonCroydon Old Town Old Town 31.01 .201431.01.2014 45 generous footway width softened with tree planting and 3.2.37 Materials should be robust to on the southern side of the other soft landscaping. withstand high footfall levels. (See street provides space for tree OT1, OT2 and OT3). planting, seating and/or public 3.2.29 There should be a greater activities, to help signify the number of pedestrian and cycling Junctions and Thresholds entrance to Old Town. crossing points to improve 3.2.38 Junctions should be pedestrian and cycle access designed to create a more legible, 3.2.21 Spaces should retain their across streets. walkable and cycle-friendly openness for flexible use. environment. 3.2.30 Subways and guard railings 3.2.22 Spaces should include should be removed wherever 3.2.39 ‘Threshold features’ should tree planting, where suitable, possible in line with Department be located at key entrance points to provide visual amenity and of Transport guidance (see section to Old Town. They will help create shading. 2.10 Policy Context). an attractive and welcoming environment as well as landmarks 3.2.23 Robust and high quality 3.2.31 In the longer term, if possible, to improve legibility. materials should be used to reflect dual carriageway roads should be the importance of these spaces narrowed to give greater space for 3.2.40 A ‘threshold feature’ might within Old Town for public activity. pedestrians and cyclists. be public art, lighting in trees, (See also Movement Parameters an archway, totem poles and/ 3.2.24 Squares and other 3.4 and OT21: Roman Way). or a change of street-surfacing hard spaces should balance material to draw the attention of maintaining site lines and natural Residential streets passers-by. surveillance with creating a sense 3.2.32 Street trees should be of enclosure to define the spaces. included in all residential streets 3.2.41 The key entrance points in to A sense of enclosure can be where possible because of their Old Town are: created by active ground floor amenity value. • The junction between Reeves frontages. Corner and Roman Way (OT10 3.2.33 Where existing buildings + OT14) 3.2.25 Spaces should be lit do not have active frontages at • The junction between the High sufficiently to support evening a ground floor level, the street Street and Crown Hill (OT1) activities. environment should be improved • The junction between North through soft landscaping. End and Drummond Road 3.2.26 Management and (See also Movement Context 2.8) (OT12) (slightly outside the Old maintenance of hard landscaped Town Masterplan study area) spaces is considered a priority. It Commercial streets should be amalgamated into plans 3.2.34 Interventions should seek to 3.2.42 Threshold features should for improved spaces wherever rationalise street furniture along also be located at both ends possible. retail streets that is a barriers to of Surrey Street to signal the pedestrian movement. entrances to Surrey Street Market STREETS (OT2). 3.2.35 Surfacing and other materials Street surfacing should be consistent between 3.2.43 Creative lighting should be 3.2.27 On individual streets, street commercial streets to help visually introduced to mature trees at the surfacing materials should unify them and thereby improve green space to the west of Reeves be consistent where possible the legibility of the area. Corner to mark the threshold in to to help unify the historic and Old Town and create a landmark. contemporary development in Old 3.2.36 Footways should be widened (See OT14). Town (see Material Palette below). where possible to accommodate pedestrians, taking account of Yards and passageways Dual carriageway loading bay requirements. 3.2.44 Old Town includes several of 3.2.28 Dual carriageways should be historic yards and passageways
46 that contribute towards the character of Old Town. Their surfacing should be of the same high quality as other streets in Old Town and they should be well lit to increase safety.
3.2.45 Privately owned service yards where public access is not intended should be gated with attractive gates that respect the character of Old Town. An example of such a space is the market storage space between Fellmongers Yard and Overtons Yard (see OT8). Creative lighting for pedestrian tunnels in Lantern lighting at an underpass in Birmingham, Bankside UK Subways and Underpasses 3.2.46 Old Town has several subwaysOld Town's andPublic and underpasses Green Spaces underneath the A232 and A236. New or improved green spaces They are often dark, drab and uninvitingPrivate environments existing green spaces that feel unsafe because they have poor Frith Road Road natural surveillance.Existing significant mature trees The other Drummond disadvantageNew trees of subways and Proposed new or improved hard landscaped spaces underpasses is that they require Way
Hill Crown intensive maintenance, including Roman REEVES CORNER cleansing regimes and lighting Church St replacements. Street
Church Surrey 3.2.47 Creative lighting and painting Church Street should be used to improve the Minster Setting Rd visual appearance of these Croydon Minster subways and underpasses.
SQUARE
EXCHANGE 3.2.48 Subways under roads should Palace Road Old Pumping Station be removed where possible Water andPotential replaced Routes with at grade crossings that have better natural Routes connecting green space and areas of activity Howley Road surveillance, provide more direct routes acrossPedestrian only roads routes and are easier to maintain (see OT21). Busy shopping streets Cranmer Road Figure 19: SEATINGPublic realm improvements to Dual Carriageway Old Town's Public and Green Spaces Adams & Sutherland 3.2.49 Additional seating should be Croydon Old Town 31.01.2014 provided on commercial streets New or improved green spaces and within public spaces to encourage people to consume Private existing green spaces refreshments outside, to provide Frith Road Road resting points and to allow people Existing significant mature trees Drummond New trees
Proposed new or improved hard landscaped spaces
Way
Hill Crown 47 Roman REEVES CORNER
Church St
Street
Church Surrey
Church Street Minster Setting Rd
Croydon Minster
SQUARE
EXCHANGE
Palace Road
Old Pumping Station Water
Potential Routes
Routes connecting green space and areas of activity Howley Road
Pedestrian only routes
Busy shopping streets Cranmer Road
Public realm improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014 to stop and appreciate the historic PLAY SPACES • Exchange Square buildings in Old Town. 3.2.58 Old Town has limited • A new space at Reeves opportunities for additional Corner 3.2.50 Seating is encouraged in play space so provision would particular close to Surrey Street need to be made within the 3.2.61 At these points a range of Market to support the lunchtime development sites as a priority. modest or more significant play food offer (see OT2). interventions can take place 3.2.59 Should this not be amongst existing and proposed 3.2.51 The use of temporary seating possible, the Croydon OAPF landscaped spaces. These could in public spaces could be a way suggests that play space be include: of testing the popularity of seating pooled off-site in existing and • Surface treatment: Addition of whilst maintaining flexibility of use new spaces. Within Old Town, graphics, routes, hopscotch of space for times when seating is the areas around the Minster markings. not required. and Exchange Square are • Play and street furniture: identified for this purpose. A Integration of play and street SOFT LANDSCAPING AND potential new public space furniture or seating which also BIODIVERSITY at Reeves Corner could also provide playful qualities, for 3.2.52 Vegetation should be provide informal play space in example chess tables or table maximised throughout the Old the area. Any play facilities at tennis. Town area. Exchange Square and Reeves • Open play space: Larger Corner should be informal and areas of play alongside 3.2.53 The protection and avoid limiting the use of these pedestrian areas or within enhancement of biodiversity public spaces. identified openspaces. should be considered in the design of the public realm, 3.2.60 Four spaces for incidental PUBLIC ART development and temporary uses play spaces are suggested to 3.2.62 Public art should be for sites. help address this need and to encouraged across Old Town and help populate and animate Old could reflect and celebrate STREET TREES Town’s sometimes quiet streets. the rich heritage of the area. One 3.2.54 New street trees in Old Town way of achieving this could be are encouraged where there is the These are located at: by representing the waterways of capacity for them. • The renamed Minster Green the River Wandle, which flowed • St John’s Memorial Garden through the area before they were 3.2.56 The following streets have culverted. a low number of street trees and would benefit significantly from additional trees: Drummond Road, Tamworth Road, Cairo New Road, Howley Road, Old Palace Road and Church Street (see OT16, OT26, OT24 and OT1).
3.2.57 Trees must not make contact with the tramlines for safety. However, emphasis should be placed on identifying suitable locations for trees on streets upon which the trams run, at a reasonable distance from the tramlines. This will help ameliorate the detrimental visual impact of tram infrastructure. Uncluttered public realm, new street trees and portrait bench on Charles Street, Croydon
48 3.2.63 Artworks could be embedded into surface treatment, street furniture, play objects/equipment/ spaces.
3.2.64 High quality graphic design could be included as part of a public art strategy for creative route markings between key destinations to help promote the historic environment of Old Town.
STREET LIGHTING AND CREATIVE LIGHTING 3.2.65 Lighting has been identified as being particularly important in Examples of informal play space in Barking Example of incidental play equipment at pedestrian areas currently town centre (Muf Architecture/Art) Kings Cross, London considered unappealing or unsafe to walk through and at the setting of important historic buildings. This includes the yards and passageways in Old Town and the area by the Minster and Drummond Road car park.
3.2.66 Creative lighting is proposed to enhance visual amenity at the following places: • The Minster • Surrey Street Pumping Station in Exchange Square Shouwburgplein (Theatre Square), Black Maria gathering space at Central St • The underpasses at Cairo New Rotterdam, Holland. Seating plays an martin’s College, Kings Cross Road, Jubilee Bridge, Centrale important role in public spaces and Wandle Road • The group of trees between Reeves Corner and the Jubilee Bridge
3.2.67 Creative lighting that is located within or adjacent to sites of heritage assets should be robust, discrete and used to highlight architectural qualities.
3.2.68 More dramatic lighting could be used on a temporary basis to add dramatic focus as is illustrated in the photographs on this page. However, its permanent use is discouraged as this would alter the character of the heritage Performance space and creative lighting in an historic setting at Norwich
49 assets in the Old Town Masterplan EVENTS AND ACTIVITIES study area. 3.2.76 Events and temporary 3.2.78 Creative lighting strategies activities have the potential to should be explored to support 3.2.69 Where historic light columns make a valuable contribution to events. exist, these should be retained Old Town street life. Meanwhile and refurbished where possible. uses will be encouraged on 3.2.79 Access to electricity will be (See also ‘Safety and Security’ sites awaiting development (see required for most events which below) Section 3.6 for more information should be considered when on Meanwhile and Temporary landscaping works are undertaken INTERPRETATION BOARDS uses). in these areas. 3.2.70 Interpretation boards which provide information about 3.2.77 A range of interventions historic buildings and the historic should be explored for the environment could be placeD in creation of flexible, temporary key historic locations such as at performance spaces in Old Town the top of Crown Hill and outside which should make use of the Croydon Minster. They should be striking backdrops afforded by sensitively designed and could the Minster and Surrey Street form part of a ‘heritage trail’ Pumping Station. publicised with a leaflet.
SAFETY AND SECURITY 3.2.71 Public realm designs and proposals should all contribute to safety and the perception of safety in Old Town.
3.2.72 Areas close to the nightlife cluster on the High Street should be particularly well lit to increase the safety of walking routes.
3.2.73 Creating well-lit streets and encouraging activity and natural surveillance is prioritised over the introduction of CCTV in the area Creative lighting to improve a sense of safety at an underpass in Birmingham, Alabama because this will result in a more attractive environment.
3.2.74 Natural surveillance should be increased for currently poorly lit pedestrian passageways and underpasses with additional lighting. Surrounding areas should also be well lit (see OT8, OT12 and OT21).
3.2.75 Soft landscaping should be maintained and trimmed regularly to prevent dark areas which are not sufficiently overlooked.
Sensitive lighting celebrating Southwark Cathedral
50 North
North
Frith Frith Road Road Road End North Road End Frith Drummond Road
Drummond End Road
Hill Crown Street REEVES CORNER Drummond George
Church
Way St Hill Crown Street Street Roman REEVES CORNER George
Surrey
Church Church Church Minster Setting Street Hill Rd Crown Street Way St REEVES CORNER George Street
Croydon Minster High Street Church Roman
SQUARE Way St Surrey EXCHANGE Church Palace Road
Old Church Street Street Minster Setting Roman Rd
Pumping Station Surrey Water Street Church Howley Road Croydon MinsterChurch Minster Setting Street High Rd Street
Charles Road SQUARE Cranmer Street
Croydon Minster EXCHANGE
Palace Road High
Church Old Fawcett Road
Rd SQUARE
EXCHANGE Pumping Station Palace Road Water
Old Road Salam Howley
Creative Lighting Place
Flyover Street Proposed new or improved Pumping Station areas of activity Croydon Water
Existing underpass routes to be Charles improved Howley Road Cranmer Road
Potential Routes
Routes connecting green Street space and areas of activity
Church Pedestrian only routes Fawcett Road Charles Busy shopping streets Road Cranmer Rd
Improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014
Church Figure 20: Fawcett Road
Rd Salam
Creative Lighting Place
Flyover Proposed new or improved areas of activity Croydon Existing underpass routes to be Salam improved
Creative Lighting Place Potential Routes
Flyover Proposed new or improved Routes connecting green areas of activity space and areas of activity Croydon Pedestrian only routes Existing underpass routes to be improved Busy shopping streets Potential Routes Improvements to Dual Carriageway Adams & Sutherland Routes connecting green 51 space and areas of activity Croydon Old Town 31.01.2014
Pedestrian only routes
Busy shopping streets
Improvements to Dual Carriageway Adams & Sutherland Croydon Old Town 31.01.2014 3.3 DEVELOPMENT PARAMETERS
3.3.1 This section outlines guidance enhancement. The development urban grain of Old Town in parameters for development in parameters of the Old Town terms of the width of building Old Town at two levels. Firstly, Masterplan should also be read in frontages, orientation of general parameters guidance conjunction with the Conservation building form, and alignment relating to all development types. Area General Guidance (CAGG) of roof forms. The streets of Secondly detailed parameters SPD (2013) which provides Old Town are predominantly guidance related to the four generic guidance for all Croydon’s characterised by a fine grain key development typologies conservation areas. Please see with a variety of scale that that will form the basis of the CAAMPs and the CAGG for enlivens the streetscape. potential development within guidance on alterations to historic Any new development Old Town – Infill, Flyover Edge, buildings – such as replacement should, therefore, seek to Refurbishment and Re-use, windows and extensions. reflect the existing patterns and Temporary Structures. The of development through the following development parameters 3.3.4 The Old Town Masterplan use of narrow plot frontages apply to all future development conforms to and supplements the and the continuation of opportunities within the Old Town development policies set out in established building lines. Masterplan study area, not only the London Plan, Croydon Local Modern buildings that have the opportunities outlined in The Plan and saved UDP policies not recognised this grain have Components (Section 4). (2013). These documents should had a detrimental effect on also be read in conjunction the area, such as the bulky 3.3.2 Old Town is both distinctive with the Old Town Masterplan renovation at 14 High Street and sensitive to change due to guidance. (Grants complex). its rich historic fabric. Any new • Pre-existing building plots development must enhance the 3.3.5 Developments in Old Town will should not be merged in new appearance and setting of existing be subject to the planning process developments where this heritage assets, which includes and will benefit from discussions impacts on the scale and individual buildings as well as with the planning service at pre- grain of buildings and their the fine grain street patterns and application and application stage. frontages. building plots. • Buildings should not be set PARAMETERS GUIDANCE FOR back from the established 3.3.3 The Old Town Masterplan ALL DEVELOPMENTS building line. Ramps or other area includes the Croydon access features should be fully Minster, Church Street and Central CHARACTER integrated within the building Croydon Conservation Areas 3.3.6 All new development should envelope. (see Figure 4). Conservation Area contribute to, reinforce and • Building layouts should Appraisals and Management repair the historic character of reinforce the clear hierarchy Plan (CAAMPs) documents for Old Town. The detailed analysis between street fronts and the all three conservation areas were of the special character of the backs of blocks. Therefore, adopted by Croydon Council Conservation Areas that cover main entrances to buildings as Supplementary Planning Old Town available in the CAAMP should be on the street front, Documents at the same time as SPDs, includes identification of at street level, supplemented the Old Town Masterplan and have buildings which make a positive by secondary back doors to weight in the planning process as or neutral contribution to the area, parking or service areas if Material Considerations in addition and those which detract from the required. to the development parameters special character (see appendix). • The prevailing range of guidance set out in this section. These assessments should be building scale within Old Town The CAAMPs define the principle taken as guidance regarding the is two-three storeys. Some qualities that constitute each appropriateness of new building two-storey buildings also area’s special character and development alongside the include roof accommodation. identify threats to this character. building character parameters This provides a welcome They also provide guidance on guidance below: ‘human scale’ to Old Town how to manage these threats • New buildings should respect in contrast to much of and potential ideas for the areas and reinforce the prevailing central Croydon. There are a
52 Threshold passageway treatments between courtyards High quality facade detailing and materials. Greenery makes an important and the street. St. Andrews Bow, London - Allies and contribution towards the attractiveness of these spaces. Highbury Morrison Square, London - Allies and Morrison
Terrace level gardens within high density development at Accordia, Cambridge, Car parking, bike parking and planting Maccreanor Lavington within developments, Arsenal, London - 53 Allies and Morrison number of existing modern SETTING OF HERITAGE ASSETS 4. Church Street at northern end buildings within Old Town 3.3.8 English Heritage set out of Old Palace Road that exceed 5-storeys with guidance in the document ‘The 5. Church Street at northern end larger floor plates. These Setting of Heritage Assets’ (2011) of Surrey Street generally produce forms of that should be referred to when 6. The eastern point of Crown Hill an inappropriate bulk within planning new development in 7. The corner of High Street and the Old Town context, such Old Town. The following specific Surrey Street as 1 Charles Street (Ryland parameters also apply to Old 8. The corner of High Street and House) and 14 High Street Town: Scarbrook Road (Grants complex) and have • The key views to Croydon 9. Entrance to Exchange Square a detrimental impact on the Minster identified in the from Surrey Street character of the area. These Croydon Minster CAAMP SPD buildings should not, therefore, should not be obstructed DETAILING AND MATERIALS be regarded as a precedent for by new buildings in front • High quality natural, fair-faced future development. of, or behind, the Minster. finished materials such as • Projecting balconies are The potential impact of brick, stone, slate, clay tile not considered part of development on any local and timber should be used, in the established Old Town view of the Minster requires keeping with the character of character and the use of consideration and all proposed the Old Town. Brick shall be balconies should be limited development that could affect the predominant external wall to rear elevations and views to the Minster must be material. should not impact on locally accompanied by a full analysis • The articulation of openings, important views towards the of the impact of development typically of a vertical Minster. Recessed terraces on views agreed with Croydon proportion should establish and bays may be appropriate Council. relationships with neighbouring alternatives where required. • In addition to views of the heritage assets. Reveal Minster there are a number depths of openings should DESIGN QUALITY of important townscape be generous, enhancing the 3.3.7 The character of Old Town focal points that should be solidity found in the historic has suffered in the past from considered in terms of the buildings and the traditional development that has not impact of new development masonry details. been sympathetic. Old Town on their context. These • Glass should be of a clear is vulnerable to further erosion are typically located at type. Mirror or tinted glazing by future detrimental building key junctions, routes or to is not acceptable as it developments that do not complete sight lines of historic undermines continuity with respect this character. Design streets. Buildings at these the historic buildings and the quality (and its execution through points are considered to be relationship between buildings construction) is one of the most particularly important, and any and street. important factors that will govern new development here would • Window frames and external the successful intensification and require particular consideration metalwork should have consolidation of the Old Town in terms of contribution and a colour and finish that character. Robust, high quality impact to the townscape coordinates with the masonry architecture that is built to last will setting. Some of these sites colour and finish and be hold its own amongst the historic are already contributing robustly, yet elegantly detailed. buildings of Old Town, adding a positively in townscape terms Grey/dark grey or bronze is an new layer of history to the area. and should not be altered. alternative to white. Increasing the stock of high quality These locations include: • Roof forms and features architecture within Old Town will 1. Reeves Corner should complement and help to reinforce prospects of its 2. Southern end of Church extend the historic types long term success as a destination Street, adjacent to the Minster established on each street. within Croydon. 3. Corner of Church Street and • Shop fronts should be detailed Church Road to revive and reinterpret
54 the scale and intimacy of continue this feature. The above measures are the traditional shops, with • Landscape finishes should dually beneficiali n that they appropriately scaled window be selected to form positive will improve visual amenity panes and dividing piers, base transitions to the public realm as well as sustainability. For details, signage and awning finishes. further information please see components. • Hard landscape finishes the Mayor’s supplementary • Building mounted external should be of a high quality. guidance of Sustainable lighting should be co-ordinated Natural stone is preferred. Design and Construction, the with the colour and materials • Courtyard and communal London Borough of Croydon of other street lighting in the gardens should be the subject Surface Water Management vicinity. of proposals by landscape Plan and the Level 1 and architects. These will offer Level 2 Strategic Flood Risk SUSTAINABLE DEVELOPMENT much needed visual and open Assessment for the London • Development should be space amenity. Borough of Croydon. low-carbon, use recyclable • Landscape feature lighting materials where possible should be integrated (see SERVICING and take in to account the photo page 48). • Service areas and parking embodied energy of materials. • Perimeter drainage products should be integrated at the It should meet the energy and covers should be high rear of buildings and screened efficiency standards required quality and flush with adjacent by gates. by the Croydon Local Plan and surface finishes. • All roller shutter or gate Building Regulations. • Please also refer to the mechanisms should be • Please see ‘Landscape within Croydon Public Ream Design concealed and fully integrated Development’ below for Guide for further guidance. with the facade, not face fixed. guidance on mitigating flood risk. Nearly half of Old Town has a PLANT medium risk of flooding from rivers • Roof top plant and roof access ACTIVE FRONTAGES and parts of Old Town have a high elements should be fully • New development should risk of flooding from surface water. integrated within the main complete existing building Flood risk should not be increased envelope of the building or blocks by infilling gaps in the by development. To contribute contained within roof forms street frontage and providing towards the sustainability of clad in materials of a quality active ground floor frontages development the following equal to the main facades. where these have been lost. measures are encouraged: • Utility components should be • Development should • The planting of trees as well as out of sight or fully integrated reinforce the continuity of other greenery to aid cooling with building facades. the commercial ground floor • Sustainable Urban Drainage • All telecoms antennae or frontages along Church Street (SUDs) including green roofs, dishes should be out of site and Surrey Street in particular swales and open ditches from the adjacent public realm. by the installation of shop- where possible to mitigate fronts where they are missing. flood risk PROVISION OF FAMILY HOUSING • Where civic or semi-public • Food growing and community • Old Town is one of the uses are located large format gardens are encouraged to most appropriate areas for glazed openings, offering high reduce food miles and improve family housing in the CMC. levels of transparency to the visual amenity A proportion of 45% of 3+ interior should be established. • All of the above measures are bedroom homes in Old Town also likely to have the benefit is proposed for new residential LANDSCAPE WITHIN of improving visual amenity development, but exact DEVELOPMENT • Retrofitting of existing levels of family housing will • Where walled front gardens properties with SUDs is be determined on a case by characterise the street, new encouraged case basis. (This guidance is building developments should consistent with the Croydon
55 OAPF). • Window and door openings features such as dormers and • The development typologies in extensions should respect for small extensions. Treated, that follow in this section seek the alignment, scale and natural finish timber boarding to place family housing in the proportion of those of the may be used in conjunction for ‘optimal’ typologies within the original building (or those small areas of wall siding. sites available in Old Town. typical to the historic street if • Traditional painted timber However an opportunistic the building has been altered). panelled doors are preferred approach to finding good • Window sub-division and on building frontages. locations for family housing glazing bar arrangement should also be taken in order should follow those of the Roof level extensions to maximise opportunities. existing building (or those of • The angle of roof pitches • Good family housing should the original windows, typical should not be altered on have generous, safe, outdoor of the street if the building houses (unless by returning private amenity space, and has been altered). Slender a flat or misaligned roof to easy access to communal or mullions are preferred, most its original historic pitch and doorstep play space. It should closely matching the original profile). have a simple preferably direct timber windows, where timber • The scale of dormers or roof access system that does not replacements are not possible. lights on houses should be involve many family units being • Alteration of the original subservient to the overall scale accessed through one access form of projecting bays, their of the roof surface in order core. These requirements arrangement of openings or that they are perceived as mean that the majority of style of fenestration will not be complementary features rather family units are placed at the permitted. than the primary form of the top or bottom of apartment • Chimneys should not be roof. buildings where gardens or removed or extended. • Top floor residential extensions terraces are more feasible. • Existing timber garage above commercial property Placing too many family units doors should not be bricked where acceptable should be midway up a building makes up. Where extension of set back in subservience to the the provision of sufficient the accommodation into primary frontage or integrated outdoor amenity space difficult such areas is acceptable a into a complimentary roof form without adding a significant sympathetic arrangement of that reinforces or reinstates the premium to development timber panels and glazing may typical historic character of the costs. be inserted into the original street. opening. RESIDENTIAL EXTENSION Front extensions PARAMETERS Materials • Where a building has a single • Bricks of a matching type and front elevation then the original General colour of the existing house building line should not be • Residential extensions within should be used for extension breached. At corners where the conservation areas should walls. a building has more than one be clearly subservient to • Where the house is rendered front elevation then extensions the original historic building, white or off-white render may that breach the building lines complementary in form and be used for extension walls. of either street should be material and harmonious in Plastic sheet cladding panels avoided. terms of their contribution are not permitted. • New front door porches are to the character of the • Roof materials should match not permitted. streetscape and back garden the typical historic material for areas. the existing street, eg. slate or Side extensions • Extensions which do not clay pan tile. • Where side extensions are respect the original scale and • Natural finished sheet metal acceptable, they may not form of the house will not be (eg. lead, zinc) should be used project forward of the main accepted. for roofing and siding of roof body of the building.
56 • Any proposal which does not complement the existing 3.3.12 The use of courtyard and form and scale of the entire garden spaces to provide focal dwelling, including the points at the centre or rear of roofscape, when viewed from developments is encouraged. the public realm, will not be The historic former almshouses accepted. at Church Street and North End provide a relevant local precedent Rear extensions for these spaces. • Greater flexibility of materials and architectural features are 3.3.13 Small blocks of flats and permitted where not visible mixed-use buildings will have the from the public realm, however following key layout features: the general guidelines above Front doors to busy thoroughfares are the preferred starting in front of the building, well point for the design of rear integrated with other ground floor extensions. uses. • Access to residential units FOUR KEY TYPOLOGIES FOR via small ‘walk up’ communal FUTURE DEVELOPMENT stairways with a small number of units around each core. Infill development near Oxford Street. INFILL • Sufficient storage should be The new building to the left is of an equal quality to its historic neighbour 3.3.9 Buildings on infill sites allowed for the residential use should contribute to the at ground floor for all flats completion of existing urban in the building for outdoor blocks by developing on open equipment, bins and bicycles or under-utilized gap sites. They for example. should provide continuity of • Roof terraces to be provided street frontage and reinforce for use by all units. These a sense of place in Old Town. should be maximised at the Infill development will be highly rear of the building through the contextually sensitive, stitching stepping or articulation of form together the old with the new. to create multiple spaces and Infill development at Old Palace School in the use of roof space offered Old Town with scale and materiality that Layout by deeper plan ground floor responds to the existing historic condition 3.3.10 Infill development will be uses. comprised of one or more of the • Maisonettes at the tops of following building types: buildings allow roof terraces • Terraced houses to be formed by setting back • Almshouses the upper level, while the flat • Small blocks of flats/ below has access to a ground maisonettes floor garden or first floor roof • Civic/educational buildings terrace above commercial uses (see photo page 51). 3.3.11 The ground floor layout of public buildings should, wherever Active frontages possible, include publicly To contribute towards the creation accessible civic, commercial of a vibrant environment and deter or semi-public facilities that anti-social behaviour and crime will contribute positively to the the provision of active frontages public realm through introducing to buildings is encouraged to additional activity in the street. Three small houses, infill development by Stephen Taylor, Chance Street, London
57 infrastructureFlyover Edge edge buildings infrastructure edge infrastructurestreet infill edge infrastructurestreetInfill infill buildings edge streetrefurbishment infill streetrefurbishment infill refurbishmentpavilionsRefurbishment / temporary and re-usestructures refurbishmentpavilions / temporary structures pavilions / temporary structures pavilionsTemporary / temporary structures structures
Figure 21: Examples of building typologies (Developments highlighted are examples of typologies only and are not exhaustive)
58 increase natural surveillance mediate between the height of of place. of streets and public spaces. neighbouring buildings where • All infill building facades Active frontages have doors and these vary or step due to should establish a pattern of windows facing the street. topography. fenestration and ground floor openings that respond to Height, scale and massing Architecture and reinforce the historically 3.3.14 The prevailing range of 3.3.15 Infill buildings contribute to established street character. building scale within Old Town the coherence of Old Town’s urban • Where architectural rhythms is two-three stories. Some two- form by repairing gaps in street are established in the facades storey buildings also include roof frontage and securing the corners of adjacent historic buildings accommodation. To respect of urban blocks. The architecture (structural bays, fenestration, the predominant scale of Old of infill buildings should therefore bay windows, roof parapet/ Town, infill building should follow conform to the following profile)i nfill buildings should the height, scale and massing architectural parameters: respond to and extend guidance parameters below: • Brick shall be the predominant these rhythms across the • Typical development height: external wall material. (Stone new facade, reinforcing the 2-3 storeys, with potential to and render details may be include roof accommodation. appropriate in conjunction, • All infill proposals should however render should not follow the established building be the predominant facade scale of the street on which it material). Brick type and bond is located. coursing should be selected • Continue the eaves or parapet to establish a strong positive lines of adjacent historic relationship with adjacent buildings where possible. historic buildings. • Positively contribute to the • Building corners at street established character of the junctions should be detailed roof profile and roof features of and articulated to provide the street. interest in the streetscape and • Buildings should be massed in contribute to a collective sense response to the context of the Family homes and green space at front, rear and sides of the site, Cambridge Accordia establishing an appropriate scale for adjacent pedestrian passages, rear mews, garden and yard spaces as well as neighbouring property. • The primary mass of any building form shall be located on the main street frontage. Where a sloping site has frontages on more than one street building height should be modulated to step down in response to the topography and to the historically established development scale of the streets. • Infill building frontage heights and parapet lines should
The roof line and materials of the infill development at Woolton Quad, Brighton College are a sensitive reinterpretation of the historic setting 59 architectural character. areas in Old Town and also the • Passages through infill Laud Street Local Area of Special buildings, providing access Character that lies to the South of to rear yards or parking the Croydon flyover. areas should be designed with reference to the historic Layout precedents within Old 3.3.17 Flyover edge development Town in order to extend will be comprised of one or more and enrich the scope of its of the following building types: distinctive character. Particular • Terraced houses consideration should be given • Stacked maisonettes to the scale, proportion and • Blocks of flats formation of the opening, as Combinations of these building well as the elevations and types can be used to reinforce the ceiling of the passageway. local block structure and create Integral, bespoke timber strong street fronts as well as a or metal gates should be diversity of accommodation. provided. These elements should be of equal quality to 3.3.18 Two, special ‘thin’ typologies the main facade and reinforce are also recommended as the character of Old Town potential alternatives in response through the quality of detail to the harsh outlook at the flyover and use of materials. edge and the conflict between the • Historic features such as orientation of frontages and the chimneys can be reinterpreted orientation of available sunlight to (for example as natural new homes. Single aspect homes ventilation outlets) in new are discouraged to increase buildings in order to develop active frontages, prevent undue a stronger continuity between noise disturbance to properties the profile of the new and facing flyovers, allow cross historic roofscapes. ventilation and to maximise the quantity of natural light entering FLYOVER EDGE the properties at different times 3.3.16 The Flyover Edge of day. The ‘thin’ typologies are development typology relates to categorised as follows: sites on the incomplete edges of • Thin stacked maisonettes defined urban block structures or over commercial – This type with significant re-development is sufficiently thin at the potential following a change of upper floor-plates for all the use. Elevated road infrastructure principle rooms and the private forms either the front or rear amenity space to face away boundary of the sites which are from the flyover. Screened typically large but face a number or enclosed gallery access is of development challenges, as located on the flyover side, well as opportunities, related to providing an environmental their proximity to the flyovers. buffer. Commercial uses at There may be the opportunity for ground floor address the most an increased scale of development blighted areas of the facade at flyover edge sites than in other and re-provide commercial areas of Old Town, but these sites use. High quality facades and variations in also form an important part of • Thin townhouses – These scales of residential blocks, St. Andrews the setting of the conservation houses have relatively thin Block C, development at Bromley by Bow front to back floor-plate
60 depth but wide frontages range for flyover edge sites is blocks of flats. that comprise a house with considered to be the upper end a private garden to the side. of the ‘historic infill sites’ typology Height, scale and massing Facades can be largely range and the lower end of the • Typical development height: blank to the back and to ‘buildings adjacent infrastructure’ 3-10 storeys. the party wall. The primary typology range, which is in the • The massing of buildings rooms address the street and region of 80 to 120 dwellings should establish a strong the side facing the private per hectare. Further guidance street edge at the perimeter garden. This typology can is available in the OAPF and its streets. Where the street include a commercial ground technical appendix. frontage faces neighbouring floor use with the residential development the new configuration above. 3.3.22 The capacity for Flyover buildings should create a Edge sites to provide residential balanced street enclosure 3.3.19 The use of garden squares development sits alongside in relation to the existing to create focal points at the significant challenges regarding buildings. Where the street centre or rear of developments the quality of the homes that frontage faces the flyover taller is encouraged along with shared can be provided by them. The building forms, offering views surfaces, courtyards and smaller ground floors of Flyover Edge over the elevated structures, mews streets to diversify the developments are particularly may be appropriate, provided settings for housing within challenging for residential that these are stepped down the language of the Old Town use. Therefore ground floor in scale where they connect to character. commercial or civic uses should adjacent existing buildings. form part of the development • Larger plots may have capacity 3.3.20 Landscape design at the mix where residential aspect is for taller building forms to be perimeter street edges can help poor and where continuity can set back from the perimeter provide a further buffer for ground be established with the existing streets, achieving greater floors. Front gardens or public patterns of use. density whilst minimising the terraces related to commercial or impact of the massing on food and beverage units will have 3.3.23 Family housing should be views from the public realm. a positive effect on transforming placed in the optimal location the external environments of within the development for its Architecture currently under-utilised edges. success. This is typically at 3.3.24 Flyover Edge sites form Relationships to the land beside the tops and ground floors of visual thresholds to Old Town from or under the flyover should also buildings, in townhouses and pairs the main roads. They are also be considered. For example at the of stacked maisonettes, rather visible from a number of key local Royal Standard pub on Sheldon than at the middle storeys of streets. As such they must form Street the beer garden is located across the road, adjacent to the flyover and this helps to create a more positive setting both in terms of amenity and streetscape.
Density and mix 3.3.21 The Opportunity Area Planning Framework Technical Appendix sets out five building typologies for development sites in Croydon Town Centre and an appropriate density range for each. As a guide, given the sensitive historic character of Old Town, the appropriate density Brick town houses with private gardens, Abode
61 an integral part of the Old Town satisfied that a building is beyond and high street character. fabric despite their ‘edge’ location. economic repair and all possible • The integration or The architecture of Flyover Edge options for retention have been refurbishment of entrance buildings should therefore conform examined. doors and access cores to to the following architectural bring upper storeys of existing guidance parameters: 3.3.26 The refurbishment and buildings into usable service. • The architecture should be a re-use of existing buildings within These can be designed continuation and evolution of the masterplan area is actively to minimise the impact on the Old Town character, not encouraged when in accordance existing ground floor uses. contrast with it. with the Croydon Local Plan1. This • Buildings should not seek includes buildings which make • Removal of inappropriate to stand out as ‘icons’ in a positive contribution to Old cladding finishes and the streetscape as this will Town but require repair as well as the restoration of historic place them in conflict with buildings which do not currently brickwork and masonry Old Town’s local landmark, make a positive contribution details. Croydon Minster. but could be improved through • The predominant external wall refurbishment. The following TEMPORARY STRUCTURES material on street frontages measures in particular are 3.3.27 There are a number of and upper parts visible from encouraged by the masterplan: opportunities for temporary the surrounding public realm • The reinstatement of publicly structures to enhance, improve should be brick. Materials on accessible ground floor uses and diversify Old Town for visitors internal facades and at lower where these are currently and the local community. This levels can be more diverse. vacant or have been occupied typology also includes small Brick type and bond coursing temporarily by other uses pavilion buildings occupying should be selected to establish (see the Townscape focal sensitive positions within the a strong positive relationship points and key development public realm. The following with adjacent historic frontages plan). parameters should be considered: buildings. • The reinstatement of retail • Projecting balconies of a frontages (shop windows, Layout simple design are appropriate demising piers, fascia signage, • Temporary structures should on inward facing elevations. awnings etc.) that follow the be strongly related to the • Top floor flats or maisonettes established historic bay widths public or semi-public spaces should provide generous in which they are sited in order private open spaces. These 1 Currently, the Croydon Local Plan to unlock maximum potential can take the form of terraces for Croydon comprises The London from the usage of the outdoor Plan (2011), The Croydon Local Plan: at upper level building set- Strategic Policies (2013), the Croydon backs or outdoor ‘rooms’ Unitary Development Plan: Saved Policies integrated with the building (2013) and the South London Waste facades or set within the Plan (2012). Proposals for development will be considered in accordance with residential unit plan. The latter the development plan, unless material type in particular offers safe considerations indicate otherwise. and well overlooked play space for children.
REFURBISHMENT AND RE-USE 3.3.25 The presumption will be towards retention and refurbishment of buildings within conservation areas, in line with the development guidelines in the Conservation Area General Guidance (2013). For demolition to A temporary restaurant structure at A positive example of a sensitively be permitted, the Council must be London Southbank using shipping refurbished historic building at St Pancras. containers 62 space around them. • Temporary or permanent landscape design should be integrated with the design of new structures to ensure an appropriate transition between old and new and demarcate zones of activity. • Pedestrian orientation and movement should be improved by the temporary intervention, not hampered by its location or form.
Height, scale and massing • A temporary structure, where it contains accommodation, will typically be one storey only and subservient in scale and bulk to the fixed structures that form its context. • Unsightly plant, storage or service areas should be planned for, integrated and concealed within the building form.
Architecture • The form and profile of temporary structures can be innovative where this does not produce a detrimental impact on the setting of heritage assets. • To minimise the risk of damage by vandalism the architecture should be defensible. ‘Open’ and ‘Closed’ conditions should be considered in the design (through the use of hinged, folding or retractable shutters) and both should have a positive impact on the Old Town streetscape. • Architectural lighting and signage should be integral and designed to project a positive image by day and night, also enhancing evening security.
63 3.4 MOVEMENT PARAMETERS
3.4.1 The movement parameters 3.4.5 Encouraging a reduction in car Street and Keeley Road); Old seek to address the movement use will become an increasingly Palace School; East Croydon issues for Old Town described in important objective for Old Town Station; West Croydon Station and Section 2.8 Movement Context and the Croydon Opportunity South Croydon. and protect positive aspects of Area more widely, as the density movement in Old Town such of central Croydon increases and PEDESTRIAN ROUTES as the Tramlink and bus routes the retail core is redeveloped as 3.4.9 The following inter-connected running through the area. is anticipated in the OAPF. This key routes should be prioritised intensification will increase trip for improvement in the ways 3.4.2 Much of Old Town’s transport numbers to, from and within the described below: provision forms part of a wider Old Town Masterplan study area. highway, bus and tram network The Minster to Wandle Park and is due to have a major 3.4.6 To encourage a reduction 3.4.10 A ramped footbridge over the interface with the Whitgifit Centre in car use, improving facilities railway (OT22) and improvements redevelopment and Connected for cycling, walking and public to the Rectory Grove pedestrian Croydon projects supported by transport will be encouraged. crossing on Roman Way (OT21 the Mayor of London. Proposals in Improving pedestrian and cycling and OT23). the masterplan will be developed routes and facilities is given a high in harmony with these other priority in the Old Town Masterplan Reeves Corner to Wandle Park projects, with amendments made as they are the healthiest forms of (South) where required to ensure system movement and they do not create 3.4.11 The design and lighting of performance is maintained or pollution, carbon emissions or the undercroft of Jubilee Bridge improved. Schemes coming significant traffic congestion. They and a ramped footbridge over the forward on the highway or are also cost effective compared railway (OT21). Tramlink network will be subject to other transport infrastructure to the usual Council and TfL and have regeneration benefits Reeves Corner to Wandle Park development approvals to ensure like increasing footfall along a (North) high quality and safe interventions. retail street. 3.4.12 Upgrading the public realm of Cairo New Road (OT16); a new 3.4.3 The movement parameters 3.4.7 The detail of most of these staircase on to the Jubilee bridge in the masterplan are strategic movement proposals is provided and improvements to the visual aspirations and support the in the relevant Components appearance of Jubilee Bridge. objectives of the masterplan. They in Section 4. (Please see ‘OT’ have not been designed in detail; references within the text). The Minster to North End however, sufficient work has been 3.4.13 A new pedestrianised area at done to demonstrate that they PEDESTRIAN AND CYCLING Reeves Corner (OT10); improved would be deliverable. ROUTES footway surfacing on Church 3.4.8 The Old Town Masterplan Street (OT18), additional greenery 3.4.4 The implementation of any seeks to improve the and wider footways on Drummond of the proposed changes to attractiveness and safety of all Road (OT12) and improved the movement network in the pedestrian and cycling routes lighting beneath the undercroft of masterplan would be subject to within the Old Town Masterplan the Centrale shopping centre. detailed design, which would study area, and prioritises the include safety audits and traffic improvement of routes between 3.4.14 It should be noted that if the modelling where required and key destinations in and slightly Whitgift Centre is redeveloped further public consultation. In beyond the masterplan study as planned it will be possible to addition, any adverse impacts area. The key destinations access East Croydon Station identified through the detailed identified are the two large green via a new east-west pedestrian design process would need to be spaces located close to Old route through the redeveloped satisfactorily ameliorated. Town - Wandle Park and Duppas shopping centre. Drummond Hill; The Minster; North End; the Road would therefore provide commercial streets of Old Town the most direct route by walking (Church Street, Frith Road, Surrey
64 Figure 22: Priority streets for improvements to key pedestrian routes in Old Town
65 or cycling between the Minster Surrey Street to Q-Park entrance 3.4.26 See also Section 3.2 Public and East Croydon Station. (See 3.4.22 Lighting and surfacing Realm Parameters for general the Croydon Opportunity Area improvements (OT7) guidance on improving the public Planning Framework for further realm of different types of streets. information). Old Town to Duppas Hill 3.4.23 Improve the pedestrian Reeves Corner to Church Street crossing experience at the CYCLING and Crown Hill roundabout and junction between 3.4.27 Enhancing cycle routes from 3.4.15 Upgrading the footway Old Town (the road that adjoins the north-west to the north-east of surfacing, additional pedestrian Roman Way) and the slip road the study area (which are currently space, street trees, public seating to the A232 which currently compromised by the one-way (OT1). comprises of a network of system and Surrey Street Market) subways under the roads (located is a priority of the Masterplan. Church Road to South Croydon just outside the masterplan study Please see Figure 23: Proposed 3.4.16 A new pedestrian (and area). Any improvements at this new cycle routes in Old Town. cycling) route from Salem Place location would be informed by the under the flyover through the general guidance on improving the 3.4.28 The safety of cycle routes Wandle Road car park (OT27) to public realm of different types of along roads which are share provide a link between Old Town street, as set out in Section 3.2: with tram routes should be given and South Croydon. Public Realm Parameters. careful consideration. The design of cycle routes should adhere to Church Street tram stop to Pedestrian Crossings on Roman TfL’s Best Practice Guidance and Drummond Road bus stop Way Standards. 3.4.17 Upgrading the public realm of 3.4.24 In addition to the new part of Tamworth Place to include crossing opposite Latimer Road Contra-flow additional lighting (OT12). (see above), existing pedestrian 3.4.29 Contra-flow routes for crossings on Roman Way should cyclists should be introduced on Church Street tram stop to Old be enhanced by increasing the one-way streets wherever possible Palace School width of the median strip to to improve accessibility and 3.4.18 Improving the existing provide more space and shorter permeability around Old Town for crossing over Church Road at the crossing distances for pedestrians cyclists. junction with Old Palace Road (and cyclists) and help calm traffic. and installing a raised pedestrian Guardrail should also be removed Contra-flow cycle lanes should be crossing facility between Old where it is safe to do so. (See installed on the following one-way Palace School’s two sites (OT24). reasoning below). (See also OT21). streets: • Drummond Road to improve Latimer Road to St John’s the West-East route from the Memorial Garden Traffic Calming: Removing Minster to North End (OT12) 3.4.19 A new at-grade pedestrian guardrail, Minimising Road (high priority) crossing on Roman Way (OT21) Marking • Frith Road (OT3) (high priority) 3.4.25 Removing guardrails and • Church Road between Reeves Frith Road to North End via Keeley minimising road markings where it Corner and Charles Street Road is safe to do so is recommended (OT25) 3.4.20 Public realm improvements to in line with the Department for • Old Palace Road (OT24) enhance the setting of the shops Transport guidance (see Policy • High Street between Scarbrook (OT3) Context 2.10). This will improve Road and Church Street the visual appearance of the High Street to Surrey Street streets as well as potentially help 3.4.30 The introduction of contra- 3.4.21 Public realm improvement to calm traffic because drivers will be flow cycle lanes may require some the Grants Arcade (OT9) more aware that they are sharing local revision to on-street car streets with pedestrians. parking arrangements although it is not anticipated that this
66 SURREY STREET
FAWCETT ROAD
Figure 23: Proposed new cycle routes in Old Town
67 would lead to any overall loss of Flyover – should be improved. for buses. These proposals require on-street car parking capacity. some reconfiguration of the Ann’s Where any on street car parking 3.4.35 It should be noted that it is Place (East) car park (See OT12). bays are removed, these should recognised that the tram-only be replaced and relocated as section of Church Street prevents Wandle Road bus standing facility close to the original bays as cyclists travelling Westward from 3.4.40 The creation of a bus stand possible. Church Street to the north-west. within the Wandle Road surface However, it would only be possible car park would provide welfare Other proposed new cycle routes to allow cycling along this stretch facilities for drivers and an area for • Under the Croydon Flyover - A of Church Street if a separate buses to park between journeys cycling (and pedestrian) route cycle lane was to be provided (OT27). should be created through the (for both cyclist safety and legal Wandle Road car park and reasons). This would require TRAM MOVEMENT under the flyover to connect moving the present tramstop 3.4.41 The Masterplan proposals do Old Town with South Croydon and associated infrastructure not anticipate any changes to the • Tamworth Road (West to East) such as the pylons, which is routing of trams. to improve access to West not considered to be feasible or Croydon Station. deliverable within the next 20 3.4.42 Trams will continue to have • Roman Way - As a long term years. This is the reason why this priority at traffic signal-controlled aspiration cycle lanes should proposal is not included in the Old junctions in the area. be included in both directions Town Masterplan. on Roman Way (OT21). 3.4.43 The proposals to reconfigure 3.4.36 See information on cycle Reeves Corner would retain the Toucan crossings parking below. ‘tram-only’ section of Church 3.4.31 Toucan crossings should be Street and the existing track installed on the following junctions BUS PROVISION alignment through Reeves Corner. across Roman Way to the same quality as the existing crossing 3.4.37 Proposed changes to bus 3.4.44 A new tram stop on the opposite St Johns Road: service provision are minimal and westbound Wimbledon line track • Salem Place as follows: could be considered opposite the • Rectory Grove existing Reeves Corner tram stop • Reeves Corner (OT21) Amalgamating the bus stop on to support the new residential Church Street with the bus stop development (see OT16). Step-free access on Drummond Road 3.4.32 Wheeling channels should be 3.4.38 To deliver OT14: Reeves 3.4.45 A turnback facility for trams installed on: Corner it will be necessary to could be introduced at Cairo New • The bridge over the railway to relocate the bus stop for the Road to enable a higher frequency Wandle Park (OT22) 264 bus on Church Street to the of trams. • The staircases on to Jubilee existing stop on Drummond Road. Bridge (OT21) This is only a short distance and VEHICULAR ACCESS, ROUTE would not affect the bus route or 3.4.33 A longer-term aspiration is to bus journey times. The bus cage install a ramp to the bridge over on Drummond Road would require the railway to Wandle Park. (OT22) extending to accommodate more buses. Old Town Roundabout 3.4.34 The cycling experience at Improving bus waiting facilities: the Old Town roundabout– the Drummond Road junction between Old Town (the 3.4.39 Additional seating is to road that adjoins Roman Way), be provided and the footway Lower Coombe Street and the widened to allow more space for slip-roads from the A232 Croydon pedestrians and people waiting Tram stop on Church Street
68 CHURCH STREE GEORGE STREET WADDON NEW ROAD T
SURREY STREET
Figure 24: Proposed general vehicular access improvements
69 LEGIBILITY AND TRAFFIC Roman Way to the Q-Park car A new right turn in to the centre CALMING park and the centre of Old Town. of Old Town on Roman Way for Increasing the use of Q-Park car northbound traffic GENERAL park is one of a range of measures 3.4.54 A new right turn could be Reintroducing two-way traffic that would be likely to increase created from Roman Way into flows footfall within Old Town and either Salem Place or Cranmer 3.4.46 Wherever possible, benefit the local economy. Road to improve access in to the one-way streets should be centre of Old Town and Q-Park removed and two-way traffic Introducing two-way working in car park from Roman Way. Salem movements reintroduced to Church Road between Reeves Place is the preferred option for improve accessibility for local Corner and Charles Street (OT25) the right turn because it would residents and visitors to the area, and the section of Charles Street have less impact on residential improve legibility and potentially between Church Road and the properties. Salem Place is wider help reduce unnecessary traffic Q-Park Car Park (OT7). than Cranmer Road and the movements and calm traffic properties on Salem Place are because drivers would be aware of 3.4.51 This would allow traffic more set back from the street than oncoming traffic. Converting one- travelling south on Drummond those on Cranmer Road. (OT21). way streets to two-way would also Road to access the Q-Park car contribute to improving the cyclist park via Church Road. Some 3.4.55 It should be noted that with experience because additional revisions to on-street parking on current traffic volumes and also routes would be available. Church Road would be required the proposed reconfiguration of but are not expected to lead to a the gyratory system as set out 3.4.47 Reintroducing two-way traffic change in the overall number of on above, it would not be possible flows should not be undertaken street parking spaces. to allow vehicles entering Reeves if it would lead to the creation of Corner from Roman Way to travel new through-routes (“rat-runs”) 3.4.52 Converting the section of past the existing House of Reeves through Old Town. Charles Street from one-way to retail premises and then turn two-way would require widening right into Church Road. However, Improved Signage the road and reducing the width the principle of enabling traffic 3.4.48 Signage to the car parks of the footway on the southern travelling from Roman Way to should be improved as a short- side of the road which currently is access Church Road directly from term priority. a shared-surface pedestrian and Reeves Corner is supported and cycle route with high quality public potential for this should again be SPECIFIC RECOMMENDATIONS realm. If Charles Street is widened, tested in the future, if traffic levels Reconfiguring the existing Reeves the public realm treatment and change. Corner gyratory system to create pedestrian and cycling provision a new pedestrianised space on of the remodelled footway should 3.4.56 None of the above traffic Church Street (OT10). be of the same high quality as the management proposals would 3.4.49 Revisions to the road and existing public realm. lead to a significant increase in traffic signal arrangements would vehicular traffic in Old Town, as be made. The reconfiguration Allowing access to Scarbrook no new through routes would be would maintain all existing Road from Church Road created. Also, there is no major vehicular traffic movements with 3.4.53 As an alternative to enabling development proposed in the area the exception of the movement two-way traffic on Charles and no additional on- or off-street from Drummond Road into Street, vehicular access could be car parking is being proposed Tamworth Road (which currently reintroduced from Church Road . In addition, vehicles travelling has a very low traffic flow at all to Scarbrook Road. In this case, to and from the Q-Park car park times). a banned right-turn would need would have three routes to choose to be introduced at the junction from and there are several other Improving Access from Roman with Wandle Road to prevent the car parks in Old Town that a Way to Q-Park car park and the creation of a through-route. proportion of visitors will be likely centre of Old Town to use instead of Q-Park. However, 3.4.50 The following interventions would help improve access from 70 if proposals are progressed to a significantly increase the amount detailed design stage their delivery Car Park Access of cycle parking provision within will be subject to the following: 3.4.61 Proposals to improve access Old Town, which is sufficient to Traffic modelling to demonstrate to Q-Park car park are described both meet demand and encourage that vehicular traffic flows can above. an increase in cycling to the be accommodated satisfactorily, 3.4.62 Access to the Wandle area. Cycle parking should be without unacceptable congestion Road surface car park could be high quality, safe and secure and and delay; a road safety audit to improved by the creation of an located as close as possible to the demonstrate that there would not additional entrance at its western key destinations within Old Town, be an adverse impact on safety end, on Salem Place (OT27). This such as the retail and commercial and further public consultation. would require relocation of three areas, the Minster, community or four on-street parking spaces, facilities, etc. Access to Centrale Car Park which could be accommodated 3.4.57 If the Centrale shopping elsewhere on Salem Place. This 3.4.66 Additional safe and secure centre is redeveloped, then is a longer term aspiration which motorcycle parking should be altering the design of the will also be dependent on the provided to encourage motorcycle access to the car park would be introduction of a right-turn facility use. Encouraging motorcycle encouraged to minimise vehicle from Roman Way into Salem Place use is likely to help reduce car queues in Tamworth Road and the already described above. use, as motorcycles take up less detrimental impact of vehicular roadspace and generate fewer traffic on nearby residents. carbon emissions than most cars. Rationalising off-street car parking Speed limits 3.4.63 The following measures 3.4.67 CCTV could be considered to 3.4.58 As a traffic calming measure, are proposed to rationalise off- increase security for parked bikes on all streets except dual street car parking spaces and and motorcycles in appropriate carriageways the speed limit of enable enhancement to the built locations. Old Town should be reduced to 20 environment. These include: mph to improve safety and reduce • Ann’s Place (East) which could the noise impact of traffic. be redeveloped as housing (OT11). 3.4.59 The speed limit of Roman • Ann’s Place (West) could be Way should be reduced from 40 redeveloped as housing mph to 30 mph. (OT12). • Repositioning car-parking away Roman Way: Reducing Roman from the setting of Croydon Way to one lane in each direction Minster to improve the visual 3.4.60 As a longer-term aspiration, appearance of the Grade I Cycling provision in The Hague, Holland the Masterplan includes the listed building (OT18). possible reduction of Roman Way to one lane in each direction On-Street car parking between Rectory Grove and Salem 3.4.64 When planning the provision Place. This would, however, be of on-street parking and who subject to a continuing reduction should be eligible to use it, the in the level of traffic using Roman needs of residents to be able to Way in the future. Figures from park close to their homes should the Department for Transport be balanced against the needs of indicate that traffic flows on this visitors to the area to have access road have decreased by almost to an appropriate level of car 17% between 2001 and 2011. parking provision. Access to side streets and to the fire station would be maintained. Cycle and Motorcycle Parking (See OT21). 3.4.65 There should be an aim to Attractive tram stop with space for PARKING pedestrians and tree planting in The Hague 71 3.5 A SERIES OF COMPONENTS
3.5.1 Site specific guidance is The components are: provided for twenty-seven OT1 Church Street and Crown components (sites) within the Hill Old Town Masterplan study OT2 Surrey Street Market area. Components comprise of OT3 Frith Road, Keeley Road development, public realm and/or and Priddy’s Yard movement opportunities. OT4 Exchange Square OT5 Surrey Street Pumping 3.5.2 It is important to note that Station the components do not constitute OT6 Ryland House all development opportunities. OT7 Q-Park Car Park There will be many other OT8 Yards development opportunities within OT9 The Arcade the Old Town area that have not OT10 Reeves Corner been specifically covered. Any OT11 Ann’s Place Car Park (West) development that comes forward OT12 Drummond Road that is not explicitly covered OT13 Number 1 Church Road by a component should follow OT14 Reeves Corner Tree Group the parameters set out in this OT15 Former Mission Chapel document alongside other planning OT16 Cairo New Road policy and guidance. OT17 Former School on Tamworth Road 3.5.3 The components do not OT18 Minster Green represent site allocations nor OT19 Church Hall Site should they be considered such. OT20 St John’s Memorial Garden OT21 Roman Way 3.5.4 Each component has been OT22 Bridge into Wandle Park numbered and is prefixed by ‘OT’ OT23 St John’s Road, Waddon which stands for Old Town. Road and Rectory Grove OT24 Old Palace Road OT25 Church Road OT26 Howley Road Sports Pitch OT27 Wandle Road Car-Park, Bus Stand and Flyover Undercroft
Please see section 4 for more detail on the components.
72 Figure 25: Old Town Masterplan with labelled components 73 3.6 PHASED DELIVERY
3.6.1. The masterplan describes a market momentum. For the preferred scenario where sets of community they can provide components come forward in a temporary leisure facilities, co-ordinated order. The phasing of opportunities for social enterprises components is influenced by their and create training and temporary priority and anticipated feasibility. job opportunities.
3.6.2 The Old Town Masterplan TEMPORARY USES AND EVENTS does not cover all sites and 3.6.4 Temporary uses and events eventualities within the study area are encouraged in public spaces and some sites not included in the to animate the environment masterplan may come forward in and provide diverse leisure the future. opportunities and cultural stimulation in Old Town. MEANWHILE USES 3.6.3 ‘Meanwhile uses’ are 3.6.5 Meanwhile uses and temporary uses of sites that are Temporary Uses will be supported awaiting permanent development. at all times throughout the life of A meanwhile use might be the masterplan where they are a temporary restaurant or a appropriate and meet masterplan temporary garden for instance. objectives. Meanwhile uses can have a number of benefits for both developers, landowners and the local community. For developers and landowners they can be a way of testing the viability of potential future permanent uses, improving the visual appearance of sites, animating and changing perceptions of sites and building
Temporary Cinema screen and deck chairs Temporary skip gardens during construction at Kings Cross. This project is in Southwark (pop-up during summer ongoing and now has a pop-up cafe months) A temporary cinema could be appropriate for sites awaiting development in Old Town 74 3.7 PHASING: NOW
3.7.1 ‘Now’ components are defined complements Exchange Square to improve the environment for as being likely to be delivered and creates activity in this part of pedestrians and cyclists. Signage within the next 3 years. ‘Now’ Old Town. is improved to the Old Town car components are either public parks. realm enhancement projects that OT7 Q-PARK CAR PARK have funds allocated to them and 3.7.7 Parking and market storage OT22 BRIDGE INTO WANDLE can be implemented immediately facilities are retained and access PARK or projects where the landowners is improved to the car park by 3.7.12 A wheeling channel is added are keen to commence delivery. foot. A temporary use gives life to to the bridge across the railway in Please see section 4 for more the car park roof from which there to Wandle Park which improves detail about each component. are great views. This could be a access for cyles and pushchairs in temporary bar or film screenings. to the park. OT1 CHURCH STREET 3.7.2 The public realm is upgraded. OT10 REEVES CORNER OT25 CHURCH ROAD Shop front improvements are 3.7.8 Reeves Corner provides 3.7.13 The public realm of Church delivered. a key opportunity to deliver a Road is improved through programme of meanwhile uses enhancing the boundary OT2 SURREY STREET MARKET while permanent plans for the site treatment at Old Palace School 3.7.3 The profile of Surrey Street are being developed. The site and improving the public realm Market is raised within the wider could be temporarily used as a adjacent to Ryland House. metropolitan town centre in pop-up cinema. Beyond this the coordination with development site will be redeveloped. OT27 WANDLE ROAD CAR-PARK, at Exchange Square and the BUS STAND AND FLYOVER Surrey Street Pumping Station. OT13 NUMBER 1 CHURCH ROAD UNDERCROFT The market storage is improved to 3.7.9 A meanwhile community 3.7.14 A bus standing facility is support Surrey Street Market. garden is installed. located on part of the Wandle Road Car Park, as identified in the OT3 FRITH ROAD, KEELEY ROAD OT20 ST JOHN’S MEMORIAL Mid-Croydon Masterplan; and a AND PRIDDY’S YARD GARDEN new pedestrian link across the car 3.7.4 Frith Road is part of the 3.7.10 The Memorial Garden park is installed. independent retail offer of Old adjacent to Croydon Minster has Town and the southern section of improved access and seating the street closest to Church Street which attracts more people to it. has a high quality public realm with improved shop fronts. OT21 ROMAN WAY 3.7.11 Landscape enhancements OT4 EXCHANGE SQUARE 3.7.5 Exchange Square has tables and chairs which means that people who buy lunch in and around Surrey Street have somewhere to sit and eat it. These chairs and tables are movable so they can occupy different parts of the square. Incidental play space within the square helps to increase footfall.
OT5 THE SURREY STREET PUMPING STATION 3.7.6 A new use occupies Surrey Street Pumping Station that Temporary tree nursery at Reeves Corner
75 Figure 26: Illustrative phasing plan - ‘Now’
76 3.8 PHASING: SOON
3.8.1 Components in the phase investment is made in enhancing visitor facilities for the Minster. ‘Soon’ are likely to be delivered the bus waiting facilities. The path and grass verge that is within the next 3-6 years. The located between Roman Way and components within this phase are: OT13 NUMBER 1 CHURCH ROAD Memorial Garden are upgraded. 3.8.8 An attractive corner building OT1 CHURCH STREET AND addresses both Reeves Corner OT21 ROMAN WAY CROWN HILL and Church Road. 3.8.14 Roman Way is further 3.8.2 An area of attractive public civilised. This includes landscape space and a gateway feature OT14 REEVES CORNER TREE changes and new road layouts for at the entrance to Old Town is GROUP AND GREEN SPACE Roman Way. The subway at the created at Crown Hill. 3.8.9 An attractive green space Minster is removed. which provides the setting of the OT3 FRITH ROAD, KEELEY ROAD tree group. OT22 BRIDGE INTO WANDLE AND PRIDDY’S YARD PARK 3.8.3 Frith Road and Keeley Road OT15 FORMER MISSION CHAPEL 3.7.12 The existing bridge across are part of the independent retail 3.8.10 The attractive former Misson the railway is replaced with a new offer of Old Town and have a high Chapel building is restored and ramped bridge which improves quality public realm to unify them has an improved forecourt. cycle, pushchair, wheelchair and with the other commercial streets pedestrian access in to Wandle in Old Town. Cycling provision is OT16 CAIRO NEW ROAD Park from Waddon New Road. improved. 3.8.11 The site presents a significant opportunity to deliver new homes OT23 ST JOHN’S ROAD, OT8 YARDS within Old Town while re-providing WADDON ROAD AND RECTORY 3.8.4 The surface materials of the space for the existing permanent GROVE yards are enhanced. church use. Public realm and tram 3.8.15 The street environment and facilities are improved. shop frontages are improved. OT9 THE ARCADE 3.8.5 New creative signage and OT17 FORMER SCHOOL ON OT24 OLD PALACE ROAD streetscape improvements help TAMWORTH ROAD 3.8.16 A new street surface to direct people through this 3.9.3 The existing building is treatment is installed to indicate pedestrian link to and from Surrey refurbished with improved this road as part of the Minster Street. landscaping of the fore court. Quarter and encourages traffic calming. OT11 ANN’S PLACE CAR PARK OT18 MINSTER GREEN (WEST) 3.8.12 Green space to the north of OT26 HOWLEY ROAD SPORTS 3.8.6 A high quality new building the Minster and around the church PITCH on the car park helps to define hall is consolidated into one 3.8.17 A new boundary treatment the northern frontage to Reeves attractive central space. helps unify the Old Palace School Corner and the Western frontage to the Old Palace School sports of Drummond Road. OT19 CHURCH HALL SITE pitches. 3.8.13 Extensively used community OT12 DRUMMOND ROAD facilities with a new building OT27 WANDLE ROAD CAR PARK, 3.8.7 This pedestrian east-west that provides active frontages to BUS STAND AND FLYOVER link through to North End is Minster Green, Church Street, 3.9.6 Improvements to the significantly strengthened by Church Road and Reeves Corner. undercroft of the flyover are made. creating an attractive pedestrian environment. The pedestrian OT20 ST JOHN’S MEMORIAL route along Tamworth Place from GARDEN Church Street to the Drummond 3.7.10 The Memorial Garden Road bus stop and Ann’s Place adjacent to Croydon Minster (North) car park is improved and is enhanced with a café and
77 Figure 27: Illustrative phasing plan - Soon 78 3.9 PHASING: LATER
3.9.1 ‘Later’ components are likely to be delivered after 7 years. The components within this phase are:
OT6 RYLAND HOUSE 3.9.2 The external treatment of Ryland House is substantially improved and new uses for the building are considered.
OT21 ROMAN WAY 3.9.3 Plans are developed in conjunction with TfL for landscape enhancements and a new road layout to improve pedestrian and cycle facilities.
OT27 WANDLE ROAD CAR PARK, BUS STAND AND FLYOVER 3.9.4 Potential residential development along the edge of Scarbrook Road with the possibility of incorporating a new district energy centre.
79 Figure 28: Illustrative phasing plan - Later
80 The former Rose and Crown Public House and the Ramsey Court Almshouses on Church Street
81