TabernerHouse Introduction Welcome: Thank you for attending this public exhibition which is being held by Croydon Council Urban Regeneration Vehicle (CCURV) to present redevelopment proposals for Taberner House in Croydon. This event is part of a wider public consultation being undertaken with local residents, businesses, town centre users and other interested parties to help inform detailed designs for Taberner House. The designs will ultimately be prepared as a planning application for submission to the Council later in winter 2013. About CCURV CCURV is a partnership between Croydon Council and John Laing. It has been set up to deliver significant regeneration across a number of sites in Croydon borough including the new Council Hub at Bernard Weatherill House. The site today Some of CCURV’s many objectives are to: • Ensure the regeneration of Croydon and ultimately the wider borough Why is Taberner House • Provide affordable housing and more new, high quality homes in Croydon being redeveloped? • Invest in creating healthy, safe, sustainable communities to help attract and retain businesses and skilled people within Croydon The 1960s Taberner House is no longer appropriate • Revitalise town and district centres whilst retaining Croydon’s character and for the Council’s needs and along with some of its sense of community partners, the Council has just moved into its new home, Bernard Weatherill House, on Fell Road. With Taberner • Encourage employment generation and growth of Croydon’s economy House now vacated, a new use must be found for the • Provide a better environment for Croydon and its residents site as it forms an important part of central Croydon as • Ensure environmental and sustainability objectives are achieved recognised in the Mid Croydon Masterplan. New Council Hub at Bernard Weatherill House www.tabernerhouse.co.uk CCURV is a partnership between John Laing and Croydon Council TabernerHouse Context for proposals: Mid-Croydon Masterplan What is the Mid Croydon Why is the MCM important? Masterplan (MCM)? Croydon is set for major change which is not only The MCM is a Council planning policy document. It driven by Croydon Council but is also supported by provides a framework for what type, and how much, the London Mayor and central government which development should be undertaken within the area has provided funding to boost the local economy shown far right – which includes Taberner House. and create jobs across the borough. The Mid Croydon area is vital to the success of regeneration plans for The objectives of the MCM are to create: the centre and the borough as a whole. Substantial development is • Not just jobs - new homes, leisure, shops, cultural activities and being proposed through the MCM, including up to 7,500 new homes, social infrastructure as well as more jobs improved transport, and improvements to public spaces, which are • Mixed community - different types of new houses and new expected to deliver major positive change. family housing • High quality streets, public spaces and buildings • Improved pedestrian access connecting the MCM area with its local neighbourhoods Why is Taberner House important • Transport improvements – to ensure access to the town is excellent to the MCM? while also reducing the negative impacts of busy bus routes and stops on public spaces As Taberner House is at the end of its economic life and there is no demand in Croydon or beyond Mid Croydon Masterplan plan area, image from the Mid Croydon Masterplan for older office space, the proposals involve demolishing the building. One of the Council’s regeneration objectives is to deliver more, quality Has the public seen the MCM? new homes in Croydon centre to further revitalise the town – the Yes, the MCM was presented for public MCM proposes that Taberner House could deliver exactly that. consultation in October 2012 and has now The redevelopment of Taberner House would also provide the been adopted. opportunity for sensitive enhancement of The Queen’s Gardens to encourage its vibrancy and long-term leisure use for all ages and The proposals presented here for Taberner backgrounds – another key objective of the MCM. House build on the principles set out within the MCM and deliver further detailed design for public feedback. New Council Hub at Bernard Weatherill House. Illustrative and Indicative plan from the Mid Croydon Masterplan www.tabernerhouse.co.uk CCURV is a partnership between John Laing and Croydon Council TabernerHouse Illustrative view of the proposed building arrangement and scale. Layout, scale and massing ‘A’ - 32 floors Realising the opportunities for the development Design considerations There are a number of factors which affect or limit how development on this site can be arranged. However there are also opportunities to ‘E’ - 13 floors improve how development on this site could relate to The Queen’s ‘B’ - 9 floors Gardens and the surrounding area. Key development constraints and opportunities include: • Need to work within the framework of the Mid Croydon Masterplan for development on this site • Need for appropriate scale of development compared to other buildings in the area • Vehicular access by Fell Road only due to A232 The Croydon flyover and Park Lane • Opportunity to protect and enhance The Queen’s Gardens and integrate it with the development • Reduction in over-shadowing into The Queen’s Gardens compared to the current building ‘D’ - 6 floors • Retain several memorial trees • Inability to redevelop or expand basement space due to access and viability ‘C’ - 9 floors • Need to provide a ‘buffer’ for development facing onto the busier roads Spring equinoxSpring - 3pm equinox - 3pm • Opportunity to provide better links through the site connecting the site with the surrounding neighbourhoods Illustrative and Indicative only Illustrative and Indicative only Illustrative and Indicative only Illustrative and Indicative only Height and layout Based on the objectives of the Mid Croydon Masterplan and the development opportunities and constraints, the development has been designed in five blocks as shown. May 2012 · Shadow study for existing development Shadow study for proposed development Increase in public open space within (Spring equinox, 3pm) (Spring equinox, 3pm) The Queen’s Gardens Elephant & Castle www.tabernerhouse.co.uk CCURV is a partnership between John Laing and Croydon Council TabernerHouse Illustrative aerial view of the proposals looking towards The Queen’s Gardens from College Green Architectural strategy Developing an architectural strategy that responds to the context of Croydon Local design inspirations When considering the design for the Taberner House development, the architects reviewed the appearance of other buildings and architecture in the local area. The aim was to design this development to complement the local architectural context. Taberner House architecture The design team balanced local quality architectural features alongside the need to provide high quality new homes, attractive public spaces and a well-functioning and sustainable building. With this in mind, key features of the architecture for the Taberner House development are: • Set within a Croydon context with particular regard to Chatsworth Rd Hand set vs. precast The primary structure is partially isolated from the brickwork piers for thermal performance reasons, the inner leaf including insulation and the Town Hall and weathertight layers can be completed in advance of the brickwork, taking brick off the ‘critical path’ in programme terms. The decision must then be made whether to go for ‘hand set’ (hand • Use of brick / clay materials laid) brickwork construction or precast brickwork, where bricks are set in prebricated concrete units. Handset may not practical in certain locations due to scaffold access and structural performance. • Provision of balconies to create visual interest Hand laid brickwork is well established, even for large projects such as this. Skilled labour is plentiful despite contrary reports over recent years. Speed is the main limiting factor - weather and freezing temperatures can delay progress and a typical ‘lift’ (height • Sustainable design – with construction technology and of brickwork that can be built in a day) is around 1.2 to 1.5 metres. Brick faced precast construction is a common industry technique to building performance produce areas or elements of brick facades. This method benefits from factory prefabricated quality and site installation programme Illustrative and Indicative only advantages. It is difficult to distinguish between the two visually, Hand Set Brickwork although precast brickwork requires movement joints between components which can be visually disruptive depending on the façade composition. Traditional bricks are cut in half and then have angled slots cut in the back surface, to provide a key into the concrete substrate. These bricks are placed into a specially prepared mould, dimensioned to Context Materials Articulation Inside outside integration Structural performance suit the panel size and shape required. Concrete is then poured into the mould and allowed to set before the mould is struck and the Hand set vs. precastcomposite panel removed. Production limitations relate to weight (less than 10 tonnes is The primary structure is partially isolated from the brickwork piers for thermal performance reasons, the targeted)inner leaf toincluding suit crane insulation capacity, and size (one dimension less than and weathertight layers can be completed4m)