JoiningtheDotsIN CRYSTAL PALACE

Joining the dots

Study issued March 2015

iIn light of evolving proposals for the area, the Mayor of London has commissioned 00 to carry out a

study of Crystal Palace, including Upper Norwood, Anerley and Penge. The focus of the study is to

document and share the richness of the area, and to explore opportunities for regeneration which build on existing riches, ideas, and proposals uncovered.

Joining the dots

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Joining the dots

ABA New Approach: Joining the Dots- A Generative Approach- Inspiration- Methodology

C Area Context- Policy Overview- Area Mapping- Three Town Centres

DInsights- Civic Host Space- Enterprise- Networks- Local Capacity

ETactics

FForward Strategy- Upper Norwood: Retain and Grow- Anerley: Redefine- Penge_ Reinvigorate

- Physical Intervention- Programme- Infrastructure- Governance & Asset Management- People

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ContentsExecutive Summary

Introduction- Why Crystal Palace?- Scope of Study- How to use this document

GPull-out- Starting your project- Inspiration- People Directory- Spaces & Networks Directory- Funding sources- References

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This report captures the findings of the commissioned study that have emerged from multiple and on-going conversations with residents and organisations across the Crystal Palace area.

While perhaps obvious to local people, Crystal Palace is multi-faceted, comprised of different neighbourhoods mainly incorporating Upper Norwood, Anerley and Penge, each with distinct characteristics, qualities, and ultimately needs; its richness and potential is its varied nature. A simple conclusion of this study is that it is vital to view Crystal Palace through this kaleidoscopic lens.

Accordingly, this report outlines both broad strategies to build consensus and coordinated actions across the area, as well as neighbourhood specific proposals.

Core findings of the study common across all three areas can be summarised as:

Opportunities A strong presence of civic networks and activity and

skills, with some gaps identified in forward planning, project management, business planning and finance.

Clear opportunities to strengthen civic and professional networks, particularly involving youth & enterprise.

A desire for and potential to establish protocols for inviting or assessing locally-led proposals for the area.

A general demand for accessible co-working and maker space (particularly for creative/craft-based enterprise).

Enhanced coordination for local growth

EXECUTIVE SUMMARY

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vChallenges Resident perception of Borough disinvestment and lack of

policy prioritisation of the town centres. An absence of clear, navigable touch down points

and processes within Councils on specific topics (from accessing Council-owned buildings and land, to starting Business Improvement Districts or Neighbourhood Forums), and resident desire for ease and clarity of communication.

Low awareness amongst local organisations of forthcoming funding and commissioning opportunities

Concern about lack of mixing between sections of the community and a desire for inclusive spaces and regeneration processes.

General concerns about the loss and potential loss of affordable spaces for community and businesses.

The study highlights opportunities for the five Boroughs to strategically work together, investing in a range of tools and resources shared across the areas, from a Crystal Palace People Directory, structured programme of networking events, and space booking system covering a wide range of community and public assets, to Resident Host and Resident Entrepreneur roles focused on bridging networks and lending additional capacity to civic organisations.

Subsequently, a set of more detailed recommendations respond to the particular challenges and opportunities of each town centre context: Upper Norwood being widely perceived as a thriving community hub concerned with protecting and growing its independent nature, Anerley lacking a central core and identity, and Penge remaining a useful commercial centre in need of imaginative re-invigoration of its public realm and High Street.

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An approach to the coordination of investment and commissioning for the areas is summarised as:

Retain & Grow (Upper Norwood)Seek multi-Council cooperation in: Supporting the development and growth of a community-

led vehicle with the mandate to represent a community spanning Borough boundaries up to Council and potentially city-government level;

Devising tactics for retaining the areas unique character, and acting as a platform for delivery of local aspirations;

Providing shared investment into new roles focused on increasing the capacity of local organisations through specialist expertise and by acting as single point of contact sign-posting new projects to relevant officers within multiple Boroughs.

Redefine (Anerley)Seek support in: Addressing Anerleys lack of distinct core or identity by

investing in an anchor space for the area, potentially in the form of co-working or maker space building off the current enterprise activities locally, and the light-industrial and workshop heritage of Upper Norwood to serve as a flagship for a more general work-focussed renaissance.

Re-invigorate (Penge) Develop Community Council partnerships to deliver: A series of programmatic investments easing access

to spaces on Penge High Street, including potential investment in a High Street business incubator;

Open Space license for local landlords easing access to available spaces;

Networking events for businesses and community; public space enhancements potentially including heritage-based way-finding and orientation schemes.

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Joining the dots

AIntro

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WHY CRYSTAL PALACE?

This study has been produced at a time of profound economic challenges, and the emergence of a growing localism agenda underpinned by legislative and practical tools enabling new opportunities to shape local resilience.

The combination of central governments shrinking support for local boroughs (falling by an estimated 40%) combined with its commitment to a radical shift of power from the centralised state to local communitieshas underscored the necessity of enabling new approaches to regeneration.1 With some councils nearly halving in size, it is now more important than ever to see their remaining resources focused on building stronger communities, and facilitating greater civic action.

Earlier this year, the area known as Crystal Palace was proposed as a Strategic Outer London Development Centre for leisure, tourism, culture and sport within the Further Alterations of the London Plan (FALP) and hosted a number of debates and consultations surrounding the future of several of its major assets, including the Crystal Palace Park and the National Sports Centre, stimulating calls for more coherent locally-led vision for the area as a whole.

These developments, combined with the long-standing frustrations associated with its location straddling 5 boroughs, and 11 wards, presents a timely challenge to productively imagine new ways of working together differently in Crystal Palace.

1 New Local Government Network (2014) The Council and the Common: Local Government in 2020

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Commission Boundary Boundary of the study area suggested by the Greater London Authority, incorporating the centres of Upper Norwood, Anerley and Penge, with a wider area of influence incorporating Gipsy Hill and Sydenham

Core study area

Wider area of influence

CRYSTAL PALACE PARK

ANERLEY

UPPERNORWOOD

PENGE

SYDENHAM

GIPSY HILL

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This study and accompanying toolkit aim to capture a richer understanding of the different elements that together comprise Crystal Palace. A central focus of the study has been to take stock of the distinct qualities and characteristics of Upper Norwood, Anerley and Penge - the three neighbourhoods defined as the core focal points within the study area - to provide a perspective on their relationship to one another, including the distinct and common challenges, assets and opportunities associated with each.

The brief originated as an audit of Crystal Palace incorporating spatial use in the town centres, quality of public realm and potential improvements, and heritage and green space assets. An additional aspiration of the brief was to uncover and stimulate dialogue with local organisations and individuals engaged in projects across the areas, including those interested in shaping, or being involved in proposals and priorities for future regeneration. The brief included a checklist of auditing activities spanning from the analysis of the shop fronts and building facades and identification of vacant sites, to the mapping of land use and the identification of significant historic buildings and green routes.

The initial groundwork in Stage 1, consisting of desk-top research on local policy, walk-abouts and interviews, uncovered a remarkable density of civic activity, networks and passion for the area. At a mid-point review with the Greater London Authority, it was agreed that the remainder

SCOPE OF STUDY

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of the commission should focus on exploring the potential for locally-led regeneration by understanding the strengths and requirements of the networks identified, rather than an emphasis on physical realm assessments in the original brief. It is intended that the insights gathered throughout the study be packaged as a report and toolkit - a useful resource for Council officers and residents alike.

As such, the document contains an analysis of town centre challenges and opportunities, civic networks and cross-area working, informed by open-ended conversations in and about Crystal Palace - a first step towards building up an improved understanding and governance of the area as a whole, and towards enhanced coordination of projects, identification of shared priorities as well as new funding and commissioning opportunities.

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How to usethis document

This document aims to be a productive resource for residents, local authorities and organisations within Crystal Palace by:

Providing a joined-up overview of the distinct characteristics, riches, ideas and networks associated with each of its constituent neighbourhoods, along with a coherent overview of the area as a whole

Stimulating discussion around the tools and tactics that could unlock new ways of working on local challenges and opportunities

The study presents an overview of general and thematic issues and insights identified in conversations with residents, organisations and Councils across the study area, followed by relevant tools, and recommendations.

The Pull-out section is intended as a document for both Councils and residents to dip in and out of - a first draft containing the template versions of resources that can continue to be developed and used beyond the scope of this commission. It contains the beginning of a directory for people and spaces - aimed at making the richness of networks, spaces and organisations here more visible and contactable; a long list of ideas documented throughout the study; and inspiring case studies illustrating where local authorities, housing associations and civic organisations are working together in new and creative ways.

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A New Approach:

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A New approach

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A generative approach

A traditional approach to envisioning future area improvements often relies on top-down, prescriptive solutions. These processes can result in projects being delivered in isolation and failing to build upon local skills and capabilities. Instead, residents are only consulted on a set of pre-determined solutions, eventually resulting in the delivery of one preferred scenario.

A generative approach puts processes in place to ensure that projects are connected, share and learn from each other, and seed and lever further investment and benefits. Key to this is recognising local residents as potential co-producers. This might begin with an open invitation to local residents to identify opportunities for their area and surfacing a wider group interested in taking those ideas forward. Consultants and Councils would then help residents test and iterate and learn from those ideas. This means seeing projects as opportunities to continually generate new ideas and solutions.

In Crystal Palace, characterised by strong civic networks and complexity of governance, top-down approaches risk being irrelevant or rejected. Instead, Local Authorities need to invest in resources and protocols that enable people to become co-producers, such as: 1) shifting to match funds instead of grants to support in-kind community contribution;2) new forms of local governance such as Parish Councils, which support the emergence of local priorities;3) initiatives that provide the stimulus to further projects, such as community-owned energy companies capable of generating their own micro-funds;4) spaces that build local skills and networks.

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B6Traditional Approach

Opportunities identified

Consultantsdevise

Proposal tested locally

Implemented/Build

Product specifiedEnd point determined

END

Generative Approach

Known starting point but open-ended solutions

Opportunities identified

Identify group to do

Connect toother projects

Test:Prototype

Invitation

Learn & share

Implemented/Build

Iterate

Iterate - generate next project

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irat

ion

The following are a few examples of where cities, residents are finding ways to adopt generative approaches to projects. They include:

A tiered neighbourhood fund in the city of Seattle that matches in-kind contributions from residents

Londons first Parish Council, a new self-funding community government mechanism for the Paddington area of Westminster Council.

A community owned energy company run by volunteers and enabled by a relationship with Hackney Council

A community-run living room run by local residents

Inspiration

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LocalExamples

Croydon Match Fund 385,000 available between 2013 until March 2015 for local projects in Croydon wards

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SEATTLE NEIGHBOURHOOD MATCH FUND

A match fund recognising in-kind contributions

A fund available to Seattle residents, matching in-kind contributions from residents with grant support from the city towards neighbourhood improvement projects

Funding for projects via Seattle Department of Neighborhoods is available in tiers of $1K, $25K, $100K

Provides a connection between citizens and city government via Neighbourhood Coordinators to promote and support applications

People contribute a range of skills from grant-writing, public art, accounting & landscaping & more

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A new Parish or Community Council focused on neighbourhood planning issues - from youth and elderly activities, coordination of events, management of allotments and now the potential management of local park as source of income.40 levy per household from 12,000+ residentsAffords 2 members of staff + 1 officeAnticipated to raise 100k per year

Paddington Development Trust provided legal and governance support to campaign groups throughout the process

Skills needed include networking and outreach between both policy makers and residents, knowledge of local government, planning issues and policy and engaging support and buy-in from local community

QUEENS PARK COUNCIL PARISH

A governance structure to shape local priorities

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hackney ENERGYA locally run energy project inviting micro-investment

A newly formed community-owned solar panel project installing a 120kW solar array on the roofs of 14 buildings in Banister House, a Homerton (Hackney) estate.

Resident can buy shares for a minimum of 50. People outside of the estate will be able to buy shares for a minimum of 250 with a 4% return on investment.

The project was supported by the not-for-profit group Repowering London; an agreement with the Council resulted in a lease allowing access to roofs spanning two decades

Project realised through:Project manager plus buddy to drive projectBook-keeping and legal issuesSolar Power expert Someone to work with suppliers, build partnerships and communications

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THE LIVING ROOMA shared space run by and for local residents in Rotterdam

A welcoming communal space in a former shop in the city of Rotterdam, which residents joined together to redecorate, and where people from the neighbourhood share meals, hold events and look after their children together, in a shared and open living room.

Residents membership fee - Everyone contributes 3 euros per month to keep it running

An expanding group of neighbours now including the local police

People contribute a range of skills from treasurer, decorators, space diary keepers and key-holders, people keeping tidy to people running classes, eg art classes for the local children

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hodo

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Methodology

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Early on, the richness of community networks and activity across the neighbourhoods was recognised as a distinct asset to be documented, learned from and built off.

Where possible, the study was used to prompt new connections and conversations around new ways of working together to bring about desired change. Using a generative approach, we seeded new introductions, discussions, potential partnerships and collaborations between individuals and groups. This allowed for an iterative exploration of ideas for the area, and crucially, enabled multiple ways for residents to connect with us and share their knowledge, concerns and ideas.

The process has begun to identify shared themes, build bridges between communities of shared interest, broadcast awareness of existing projects and networks and - last but not least - validate these interests and priorities back to councils.

mETHODOLOGY:The Engagement Process

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Desk-top research, 1-1 meetings and walkabouts

July - Sept

Oct -Nov

Dec

5 week local residency in area,6 public drop-in eventsOutreach to hard-to-reach groups

Groundwork & Deskwork

Public Drop-in Conversations

Public Workshop & Exhibition

Across a four month period 00 actively met and networked with local community groups and citizens across the study area. The name Joining the Dots was given to the study, and a website and twitter account were set up to communicate upcoming activities in the area with a neutral and open identity, so that the social media might leave a legacy, with the possibility of these social media tools (Twitter, website) being adopted by interested local groups following the commission.

Joiningthe dots

00 is a multidisciplinary design practice who bring together skills in action-led research, urban design strategy, architecture and place-making. www.project00.cc

UpperNorwood

Anerley

Penge

web: www.joiningthedots.ccemail: hello@joiningthedots.cc

Joining the dots is a study commissioned by the Mayor of London looking at the Crystal Palace area, including Upper Norwood, Anerley and Penge. The focus is to better understand local priorities, share the richness of the area, and to explore opportunities for regeneration which build on existing riches, ideas, and proposals gleaned from meaningful community dialogue. Over the next month, well be hosting drop-in conversations, meetings, open workshops and events. We wanted you to be aware of ongoing opportunities to be part of discussions, so here is a breakdown of what were up to, and when:

Weeks 1-2Feeding in Ideas11 October - 1 November

Weeks 3-4Testing & Developing IdeasMon 3 - Fri 14 November

Week 5Sharing IdeasThursday 20 November

ProgrammeWed 22 OctoberPublic Drop-in Conversations10am - 1pm: Anerley Town Hall, Anerley5.30pm - 7.30pm: Sainsburys forecourt, PengeSat 25 OctoberPublic Drop-in Conversations11am - 2pm: Outside Blenheim Centre, Penge

Thur 30 OctoberPublic Drop-in Conversations1pm - 4pm: Anerley Town Hall5.30pm - 8pm: Sainsburys forecourt, Upper NorwoodSat 1 NovemberPublic Drop-in Conversations11am - 2pm: Outside Sainsburys, Upper Norwood

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What we did

Walkabouts Locally guided walks to gather a contextual understanding of the study area, resulting in the documentation of a rich diversity of community resources and assets across the neighbourhoods, including meeting and host spaces, growing networks, workspaces, built heritage, public pathways and civic networks and initiatives, as well as brownfield or abandoned sites. These findings have been fed into the People & Spaces Directory in the Pull Out section of this document.

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Snapshot of engagement

individuals attended public drop-in events271

children and young people engaged with at public events

local individuals and community contacts on Joining the Dots mailing list260

1-1 meetings and conversations with small

groups

Council officers met with across 5 Boroughs

Twitter followers of Joining the Dots 120

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Desk-top researchDesk-top research covered the history of Crystal Palace, Anerley, Upper Norwood and Penge, local demographics, neighbourhood profiles and consisted of a literature review of policy documentation across the five boroughs.1 Research also covered best practice across a number of potentially relevant topics spanning community-led vehicles such as Neighbourhood Forums, Parish Councils, Community Land Trusts and Business Improvement Districts to alternative models of retail, meanwhile use and other tactics for High Street regeneration.

Local Drop-insWe visited Anerley, Penge and Upper Norwood at regular intervals between October and November, hosting a series of public-facing exhibition sessions to raise awareness of the project, host conversations around local interests and priorities, as well as making drop-in visits to hard to reach groups.

1-1 semi-structured interviews and group meetingsWe met with a range of local Stakeholders and community groups including Council Officers in planning, economic development from across the five boroughs, Metropolitan Police Officers, local Housing Associations, community organisations, real estate agents and local councillors.

1 This included Unitary Development Plans, Core Strategy Documents, Local Development Frameworks, Economic Development Frameworks, Employment Land Studies, existing Heritage Strategies and Community Plans.

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Workshop & NetworkingWe hosted an open workshop with 45 residents of Upper Norwood, Anerley and Penge, inviting guest speakers from Camden Collective, Meanwhile Space and Impact Hub Brixton to share their experience on accessing empty spaces, forming a business improvement district and curating a community-based enterprise space. We also tested area-wide insights gathered over the course of the study and scenarios and tactics for accessing space, forming groups, initiating a directory of resources, and bridging different networks. These explorations have informed the proposed tactics and forward strategy in sections E and F respectively, and lead to the beginnings of the people and spaces directory in section G.

Photo from Joining the Dots Dec 2nd workshop in Anerley Town Hall

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Along with local residents, traders, and aspiring local social entrepreneurs, representatives and individuals from the following groups and organisations attended the area-wide workshop:

Affinity Sutton, Community Investment Team Alexandra Cottages Residents Association Anerley Regeneration Project Bromley Council, Regeneration Lambeth Council, Brixton and Clapham Town Centre manager Bromley Parks Friends Forum/ Parks Partnership Officer Community Canteen, Penge Crystal Palace Community Development Trust, youth programme Crystal [Fun] Palace Crystal Palace Park Working Group Crystal Palace councillors Crystal Palace Transition Town (including Patchwork Farms, Palace

Power and Food Market projects) Friends of Crystal Palace Subway Friends of Crystal Palace Dinosaurs St Hughes community centre, Anerley The Stitch Club/ Makerhood News from Crystal Palace Penge and Cator Councillors Penge Forum Penge Town Team Penge Tourist Board Penge Traders Association Upper Norwood library

Snapshot of participants at theOpen Workshop

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CArea Context

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43,400estimated total

population living across wider

Crystal Palace

19,200 estimated

households

5 boroughs

3 Metropolitan Police

boundaries

2postal

boundaries

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A map of Crystal Palace showing borough boundaries (black), ward boundaries (colour

block) and Metropolitan police boundaries (dotted orange) across the three areas, against

the study area and wider area of influence defined in the brief (dotted black lines)

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AREA Overview

Officially the name Crystal Palace applies to an electoral ward within the London borough of Bromley. In reality, the name is taken to mean a wider area roughly comprised of Crystal Palace Park and the surrounding neighbourhoods of Upper Norwood, Anerley and Penge, Gipsy Hill and parts of Sydenham - an outer London area (zone 3) spanning five boroughs, eleven wards, two postal districts and three metropolitan police boundaries.

Upper Norwood

Penge and CatorCrystal Palace

LEWISHAM

SOUTHWARK

LAMBETH

CROYDON BROMLEY

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Croydon01 Croydon Town - Metropolitan centre02 Norbury - District centre03 South Norwood - District centre

Bromley04 Bromley Town Centre - Major centre05 Orpington - Major centre06 Beckenham - District centre

Lambeth07 Brixton - Major centre08 Streatham - Major centre09 Gipsy Hill - Local centre

Lewisham 10 Lewisham - Major centre11 Catford - Major centre12 Deptford - District centre13 New Cross - District centre14 Sydenham - District centre15 Forest Hill - District centre

Southwark16 Peckham - Major centre

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Major centre

District centre

Local centre

A ribbon retail offering with the potential to attract beyond its immediate core catchment.

A compact shopping area benefitting from a busy mainline station serving the local population only.

The fastest growing (and most ethnically diverse) area of Lambeth, but with limited appeal of retail offer.

A local centre with high vacancies

Lewishams most important shopping area.

A linear centre with low vacancy and many high street with namesserving local residents

A local centre catering for immediate population with a limited number of high street names

An attractive, easily accessible, and safe major town centre

Croydon Town

Norbury

South NorwoodBeckenham

Brixton

StreathamGipsy Hill

Catford

Deptford

New Cross

Sydenham

Peckham

Lewisham

Forest Hill

Upper Norwood

PengeAnerley

Centre Designations

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Croydon01 Croydon Town - Metropolitan centre02 Norbury - District centre03 South Norwood - District centre

Bromley04 Bromley Town Centre - Major centre05 Orpington - Major centre06 Beckenham - District centre

Lambeth07 Brixton - Major centre08 Streatham - Major centre09 Gipsy Hill - Local centre

Lewisham 10 Lewisham - Major centre11 Catford - Major centre12 Deptford - District centre13 New Cross - District centre14 Sydenham - District centre15 Forest Hill - District centre

Southwark16 Peckham - Major centre

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Major centre

District centre

Local centre

A ribbon retail offering with the potential to attract beyond its immediate core catchment.

A compact shopping area benefitting from a busy mainline station serving the local population only.

The fastest growing (and most ethnically diverse) area of Lambeth, but with limited appeal of retail offer.

A local centre with high vacancies

Lewishams most important shopping area.

A linear centre with low vacancy and many high street with namesserving local residents

A local centre catering for immediate population with a limited number of high street names

An attractive, easily accessible, and safe major town centre

Local centre

District centre

Metropolitancentre

Upper Norwood, Anerley and Penge are edge of authority centres sitting within a wider network of district and town centres of varying local significance to their local economies.

Upper Norwood is the District centre described in Croydon Councils Review of Town Centre Designations as vibrant village location with an eclectic retail offer and surprisingly high number of restaurant users bearing in mind the size of the shopping area and the transport links.

Also a designated district centre, Bromley Council states the importance of Penge remaining firmly in the Councils radar for economic development (Penge Town Centre Draft Renewal Strategy) while Anerley, largely omitted from Bromleys Core Strategy, functions as a local neighbourhood centre and shopping parade of use to its immediate catchment area.

Bromley Town Centre

Orpington

KEY

Study area

Note: All quotes sourced from Council documentation, including Review of Town Centre Designations

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PolicyContext

Across the five boroughs there is general policy alignment in supporting and stimulating town centres and enterprise, as well as accommodating new homes; however, the edge condition means that the area suffers from a lack of cohesive thinking, prioritisation and sustained investment. This study evidences the areas great potential and possible mechanisms to overcome local challenges, highlighting the importance of both investment and resourcing into these areas to enable joined-up working to succeed.

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policy context

The following is a condensed overview of Council priorities; a synthesis of policy documentation and interviews with Council officers spanning housing, regeneration, economic development and planning and regeneration. This analysis highlights the key council priorities as reflected in the Core Strategies and Local Development Frameworks.

London Plan Further alterations to the London Plan (January 2014) propose Crystal Palace as a Strategic Outer London Development Centre for leisure, tourism, arts and culture and sports.1 Policy 2.16 specifies this is for the purpose of a) co-ordinating public and private infrastructure investmentb) bringing forward adequate development capacityc) placing a strong emphasis on creating a distinct and attractive business offer and public realm through design and mixed use development as well as any more specialist forms of accommodationd) improving Londoners access to new employment opportunities

Several areas within the study area also fall within the criteria for Regeneration Areas, defined by the London Plan as falling within the 20% most deprived Lower Super Output Areas (SOAs) particularly in respect to health, education, crime, income and unemployment (higher than the sub-regional average). Within the study area, these include Betts Park in Anerley, and Maple Road and Franklin Road in Penge, suggesting that these are priority areas for coordinated

investment between Councils and strategic local partners. 1 https://www.london.gov.uk/sites/default/files/FALP.pdf

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Croydon Croydons Opportunity Area, defined within Croydons Opportunity Area Framework, which sets planning, regeneration and design guidance for major growth centres in London, does not include Upper Norwood, instead highlighting opportunities for growth and intensification within Croydon Metropolitan Centre.

With an already dense urban environment set within a conservation area, development opportunities within Upper Norwood are limited. There are no vacant development sites of significance within the neighbourhood, and any new provision of residential or commercial premises will come from the redevelopment of existing sites, which are subject to the guidelines set out in the Upper Norwood Conservation Area Appraisal and Management Plan, limited in focus on the physical fabric of the area. Instead, nearly 80% of the housing capacity in the borough is to be met within the wards of Addiscombe, Broad Green and Fairfield (central and south Croydon) (Local Housing Land Availability Assessment 2009).

Looking ahead, the Croydon Infrastructure Delivery Plan (IDP) identifies several projects vital to delivering on Croydons overarching objectives across enterprise, education and community with relevance to the study area, including the development of enterprise centres for creative and cultural industries. Upper Norwood is named as one within a borough-wide network of four such centres, though this vision is not currently matched with commitments from

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core budgets, and the delivery of schools and housing are weighted more critically within the IDP. Upper Norwood is currently developing its Growth Plan, which will set out expectations for intensity of new development in Upper Norwood.

Bromley Bromley Council is in the process of producing its Local Development Framework and Local Plan. Its interim Core Strategy Issues document identifies the Councils overall priorities of retaining a high quality of life for its residents, accommodating new housing (and related infrastructure) in the borough dealing with demographic change, and responding to the Mayors designation of Regeneration Areas within its border. Opportunities mentioned in the Core Strategy Issues document include enhanced youth and healthcare facilities, greater coordination of plans, and potentially shared facilities and services across borough boundaries.

Bromleys most recent housing trajectory (2011) suggests that the borough is exceeding the annual housing requirements of the London Plan. Penge and Anerley themselves contain a density of large social housing estates owned by Affinity Sutton, including The Groves, Castle Dean, Chulsa Estate, Anerley Hill and St Hughes, and which, having undergone renewal in the 1990s and Decent Homes upgrades since, have no pending plans to be redeveloped or upgraded. Policy EMP4 in Bromleys Unitary Development Plan (2006) protects existing B1, B2 and B8 uses within defined Business Areas, as the loss of employment land

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to other uses is recognised as an ongoing issue for the Borough, which remains a place for highly skilled individuals to live, rather than work. GVA Grimleys Employment Land Study recommends that more proactive roles within the council, such as Small Business Champions or a Town Centre Managers, would be beneficial in strengthening small business and local economic development, and also recommends that Bromley continue to improve its retail offer within local centres (beyond Bromley) to ensure they do not lose out to competition from Croydon.

Specific mention of the study area is focused on Penge, with Bromleys aspirations for it to achieve the status of a vibrant town centre for local people and visitors alike containing with a rich mix of uses, a strengthened night-time economy, and renewed public realm. The Penge High Street Renewal Plan sets out ideas for how this can be achieved, such as a unique business brand, shop-front improvements and enhanced Town Centre Manager role, although recent changes within Bromley Council have resulted in a reduced role of Town Centre Management in Bromley, from one full time on-site Town Centre Manager, to a one day role shared across seven other town centres.

The Bromley Local Plan Options and Preferred Strategy suggests they are open to working with adjacent authorities and local stakeholders in order to plan across administrative boundaries and to meet the duty to co-operate.

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SouthwarkAs explained by an officer interviewed for the study, this area of Southwark, mainly residential and affluent, is not a priority for the Council, who have minimal ownership of land or housing stock. Instead, they are focusing to the north of the borough, with Canada Water, Peckham, and Old Kent Road defined as Opportunity Areas to absorb much of the boroughs projected workspace and residential development.

LewishamLewishams Regeneration Strategy identifies Convoys Wharf, Deptford, Lewisham and Catford town centres as major opportunity areas for new homes and jobs, physical and environmental improvements. In 2012, Lewisham made a successful Outer London fund bid for works to Catford Broadway and Deptford High Street. Council ownership of development sites and land adjacent to the study area is low, as much of the Councils housing stock was transferred to L&Q in 2010. Sydenham, the town centre closest to the study area, is characterised as a well-used town centre that has had High Street investment and hosted Portas Pilot retail improvements. Nonetheless, it is perceived by Council Officers as a complementary offer to Penge, rather than in direct competition. Relevant forthcoming developments include a 13,000m2 retail park at Bell Green.

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LambethLambeths Local Development Framework articulates the boroughs top strategic objectives as accommodating population growth, maintaining a varied supply of business premises within neighbourhoods and seeking contributions to employment and skills support programmes. Vauxhall and Waterloo are identified as Opportunity Areas at the borough-wide scale capable of accommodating large scale development and substantial numbers of new employment and housing and Lambeths working with Southwark and Wandsworth Councils to achieve this is another strategic objective. At the same time, Westow Hill/Crystal Palace is identified as a key cross border issue within the Local Plan (Proposed Submission November 2013), with Policy PN11 stating that Lambeth is willing to work in partnership with neighbouring Councils to improve traffic conditions and coordinate the management of the centre, preserve retail uses and active ground floor frontages.

Relevant forthcoming developments include the potential formation of a business improvement district (BID) for West Norwood, as well as the potential renewal of Central Hill Housing estate, Upper Norwood. The redevelopment of South London YMCA (Sylvan Hill) will provide 80 supported housing units, forecast to complete in January 2015, with a further 41 units delivered by January 2016 via the redevelopment of Virgo Fidelis Convent School, Central Hill, Upper Norwood.

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NATIONAL POLICY

REGIONALPOLICY

BOROUGH POLICY

DEVOLUTION + PRO-GROWTH

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

LEWISHAM REGENERATION STRATEGY

SOUTHWARK ENTERPRISE STRATEGY

SOUTHWARK PLAN

OPEN SPACE STRATEGY

LDF CORE STRATEGY

LDF CORE STRATEGY

INFRASTRUCTURE PLAN

LOCAL DEV SCHEME

NEW SOUTHWARK PLANpending completion

LOCAL DEVELOPMENT SCHEME

BUSINESS GROWTH STRATEGY

DEVELOPMENT MANAGEMENT PLAN

LDF CORE STRATEGY

CORE STRATEGY ISSUES DOCUMENT

COMMUNITY PLAN

COMMUNITY PLAN

AFFORDABLE HOUSING SPD

SPDAFFORDABLE HOUSING

SPDDRAFT CIL LEVY CHARGING SCHEDULE

SPDS106

SPDDRAFT CILpendng completion

EMPLOYMENT LAND UPDATE

PENGE TOWN CENTRE RENEWAL STRATEGY

SPDConservation Area Appraisal and Management Plan

PUBLIC REALM DESIGN GUIDE

LOCAL DEVELOPMENT SCHEMEpending completion

LOCAL PLANpending completion

ECONOMIC DEVELOPMENT PLAN

LOCALISM ACT New rights and powers for communities as well as Local Authority Duty to cooperate on strategic cross boundary matters

NPPFNational Policy Planning Framework, a document making government planning policies easier to understand

TOWN AND COUNTRY PLANNING 2013 NO. 1101Ammendment allows change of use from B1 (office) to C3 (residential)

DCLG TECHNICAL CONSULTATION ON PLANNING Seeks to enable change of use from B1c (light industry) to C3 (residential)

CROYD

ON

BROMLEY

LAMBETH

LEWISHAM

SOUTH

WARK

STUDYAREA

RELATED

CROYDON METROPOLITAN AREA ACTION PLAN

LOCAL PLAN/LDF

OPPORTUNITY AREAS PLANNING FRAMEWORK

INFRASTRUCTUREDELIVERY PLAN

FALPDraft Further Alternations to the London Plan

LONDON PLANContains spatial strategy for London, designates both Renewal Areas and Strategic Outer London Development Centres

LDF CORE STRATEGY

HOUSING LAND AVAILABILITY ASSESSMENT

UNITARY DEVELOPMENTPLAN

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

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NATIONAL POLICY

REGIONALPOLICY

BOROUGH POLICY

DEVOLUTION + PRO-GROWTH

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

UNITARY DEVELOPMENT PLAN

LEWISHAM REGENERATION STRATEGY

SOUTHWARK ENTERPRISE STRATEGY

SOUTHWARK PLAN

OPEN SPACE STRATEGY

LDF CORE STRATEGY

LDF CORE STRATEGY

INFRASTRUCTURE PLAN

LOCAL DEV SCHEME

NEW SOUTHWARK PLANpending completion

LOCAL DEVELOPMENT SCHEME

BUSINESS GROWTH STRATEGY

DEVELOPMENT MANAGEMENT PLAN

LDF CORE STRATEGY

CORE STRATEGY ISSUES DOCUMENT

COMMUNITY PLAN

COMMUNITY PLAN

AFFORDABLE HOUSING SPD

SPDAFFORDABLE HOUSING

SPDDRAFT CIL LEVY CHARGING SCHEDULE

SPDS106

SPDDRAFT CILpendng completion

EMPLOYMENT LAND UPDATE

PENGE TOWN CENTRE RENEWAL STRATEGY

SPDConservation Area Appraisal and Management Plan

PUBLIC REALM DESIGN GUIDE

LOCAL DEVELOPMENT SCHEMEpending completion

LOCAL PLANpending completion

ECONOMIC DEVELOPMENT PLAN

LOCALISM ACT New rights and powers for communities as well as Local Authority Duty to cooperate on strategic cross boundary matters

NPPFNational Policy Planning Framework, a document making government planning policies easier to understand

TOWN AND COUNTRY PLANNING 2013 NO. 1101Ammendment allows change of use from B1 (office) to C3 (residential)

DCLG TECHNICAL CONSULTATION ON PLANNING Seeks to enable change of use from B1c (light industry) to C3 (residential)

CROYD

ON

BROMLEY

LAMBETH

LEWISHAM

SOUTH

WARK

STUDYAREA

RELATED

CROYDON METROPOLITAN AREA ACTION PLAN

LOCAL PLAN/LDF

OPPORTUNITY AREAS PLANNING FRAMEWORK

INFRASTRUCTUREDELIVERY PLAN

FALPDraft Further Alternations to the London Plan

LONDON PLANContains spatial strategy for London, designates both Renewal Areas and Strategic Outer London Development Centres

LDF CORE STRATEGY

HOUSING LAND AVAILABILITY ASSESSMENT

UNITARY DEVELOPMENTPLAN

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015

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INFORMATION SHARINGThe sharing of evidence to inform the preparation of Local Development Frameworks, consultation on major planning applications close to borough boundaries, or working groups to discuss cross-borough issues such as strategic needs assessments, borough figures and allocations

EGSE Housing Partnership A forum shared between Lewisham, Southwark, to discuss housing needs, allocation and how to deal with specific issues such as hoardingJoint procurement of IT and waste services eg Lambeth and Southwarks joint procurement of Veolia waste services or Lewisham and Southwarks joint procurement of Capital IT for finance and procurement softwareSouth London Partnership planning and regeneration group Bromley, Lambeth and Croydon are members of wider group of Councils addressing strategic planning issues including economic growth, housing and transportCrystal Palace Park Management Group A forum set up in 2011 and including Crystal Palace Park Executive Project Board, London Borough of Bromley Project Team and Crystal Palace Park stakeholder groups.

A series of cross-borough forums, working groups and Action Plans have been initiated and continued on an ad hoc basis, due to budgetary or resource constraints.1 A sample of cross-borough collaboration types, below, suggests that sustaining formal partnerships (and coordinated investment) across boroughs has proven a challenge in the past.

1 Source: Croydon Council Officer, Department of Development and Environment

Cross Borough Working

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COORDINATIONMedium intensity collaboration involving coordination of budgets towards the delivery of projects, infrastructure and public services

EGWorklessness Pilot undertaken by Lewisham, Southwark and Lambeth and delivered in partnership with the Southwark Employment AcademyNeighbourhood Partnership A community forum for Upper Norwood chaired by Croydon Council and supported by logistical or specialist input as required - discontinuedUpper Norwood Library Joint funding between Croydon and Lambeth Councils of Upper Norwood Library on Westow Hill -previously discontinued, newly secured for 3 yearsJoint Area Action Plan for Upper Norwood Croydon and Lambeth -discontinued

MULTI- LATERALProgrammes, projects or investments requiring in-depth coordination of policy, budgets and other resources, with ongoing commitment to joint working on wider strategic objectives, potentially of regional importance

EGCross-borough Youth Forum A programme aimed at reducing rivalries and tensions among Crystal Palace Youth, managed by the Crystal Palace Community Development Trust, with attempt to secure funding from across the 5 boroughs - unsuccessful

1 Source: Croydon Council Officer, Department of Development and Environment

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Are

a M

appi

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AreaMapping

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CULTURAL ACTIVITY

When looking at culture in the area, we have focused on everyday convening as it defines and shapes the character of the place, and is reflected in the way that people exchange, learn and participate in shared activities.

We looked at a sample of what is on offer, the diversity of spaces and the organisations hosting cultural activities. The mapping (on the following pages) reveals a richness and density of activities across the areas, which helped inform an understanding of local cultural values - what should be recognised and potentially built upon.

Upper Norwood hosts a wide diversity of meetings, events and networks in various venues and spaces, from quiz nights in Westow pub, cyclists social hubs at local cafes and cycle shops, large-scale music events at St Johns the Evangelist, to community growing projects in vacant land across the area. The Upper Norwood Triangle is commonly characterised by residents for its day and night-time range of restaurants, cafes, bars and entertainment choices. Residents of Penge reported a shortage of things to do locally but there is a wealth of campaigns and interest groups looking to improve the town centre, host events in public parks, and enhance knowledge of the areas heritage. Local businesses are also starting to reflect residents desire for convening spaces and activities, for example Alexandra Nurseries incorporates a popular cafe and hosts workshops by a local residents. Situated in close proximity between both Upper Norwood and Penge, Anerley lacks a wide cultural draw, but hosts several cherished assets such as Anerley Town Hall, the Anerley Arms and St. Hughes community centre.

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Alexandra Nurseries, hosting craft-making workshops in Penge

The Pineapple Club, a social meet-up for older people of Caribbean descent at Anerley Town Hall

Cadence, a social hub for cycling clubs and networks in Upper Norwood

St Johns the Evangelist, one of many active churches in the study area

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A snapshot of the cultural activities and community activities locally, illustrated through flyers and adverts for local events and networks.

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CO A 05

CO A 04

CO A 02

CO A 01

CO P 21

CO P 20

CO P 19

CO P 17

CO P 18

CO P 22

CO P 16

CO P 14

CO P 13

CO P 12

CO P 11

CO P 10

CO P 09

CO P 08

CO P 07

CO P 06

CO P 05

CO P 04

CO P 03

CO P 02

CO P 01

CO N 16

CO N 15

CO N 14

CO N 13

CO N 12

CO N 11

CO N 10CO N

08

CO N 07

CO N 06

CO N 05

CO N 04

CO N 03

CO N 02

CO N 01

CO W 16

CO W 15

CO W 14

CO W 12

CO W 10

CO W 09

CO W 08

CO W 06

CO W 01

PH P 05

PH N 04

PH P 03

PH P 02

PH P 01

PH N 07

PH N 05

CU A 03

CU A 02

CU A 01

CU P 06

CU P 05

CU P 04

CU P 05

CU P 03

CU P 02

CU P 01

CU N 06

CU N 05

CU N 04

CU N 03

CU N 01

CU W 04

CU W 03

CU W 02

CU W 01

COMMUNITY AND cultural host spaces

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COMMUNITY AND cultural host spaces

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NCRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CO A 05

CO A 04

CO A 02

CO A 01

CO P 21

CO P 20

CO P 19

CO P 17

CO P 18

CO P 22

CO P 16

CO P 14

CO P 13

CO P 12

CO P 11

CO P 10

CO P 09

CO P 08

CO P 07

CO P 06

CO P 05

CO P 04

CO P 03

CO P 02

CO P 01

CO N 16

CO N 15

CO N 14

CO N 13

CO N 12

CO N 11

CO N 10CO N

08

CO N 07

CO N 06

CO N 05

CO N 04

CO N 03

CO N 02

CO N 01

CO W 16

CO W 15

CO W 14

CO W 12

CO W 10

CO W 09

CO W 08

CO W 06

CO W 01

PH P 05

PH N 04

PH P 03

PH P 02

PH P 01

PH N 07

PH N 05

CU A 03

CU A 02

CU A 01

CU P 06

CU P 05

CU P 04

CU P 05

CU P 03

CU P 02

CU P 01

CU N 06

CU N 05

CU N 04

CU N 03

CU N 01

CU W 04

CU W 03

CU W 02

CU W 01

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LEGEND CO W 01 Crystal Palace Community Development TrustCO W 05 Croydon RadioCO W 06 Friends of Crystal Palace ParkCO W 08 Crystal Palace Park FarmCO W 09 Friends of Crystal Palace DinosaursCO W 10 Crystal Palace Community AssociationCO W 12 Sydenham SocietyCO W 13 Paxton Green TimebankCO W 14 MWAH CIC (intergenerational wellbeing)CO W 15 Bromley Friends ForumCO P 01 Mens ShedsCO P 02 Shaw TrustCO P 03 Penge Traders AssociationCO P 04 Penge Tourist BoardCO P 05 Penge MosqueCO P 06 Penge LibraryCO P 07 Penge East Community CentreCO P 08 The Living Well ProjectCO P 09 The Salvation ArmyCO P 10 Age ConcernCO P 11 Community Vision daycareCO P 12 Penge Congregational ChurchCO P 13 Penge PartnersCO P 14 Bapist Church PengeCO P 16 Penge Over 60s NetworkCO P 17 Bromley Active Living CentreCO P 18 Penge Green GymCO P 19 SE20 Art GroupCO P 20 Penge Cycle ClubCO P 21 Friends of Cator and AlexCO P 22 Alexandra Residents Association CO N 01 Upper Norwood Joint LibraryCO N 02 Crystal Palace Transition TownCO N 03 St John the EvangelistCO N 04 Salvation Army Upper NorwoodCO N 05 Phoenix Community CentreCO N 06 Upper Norwood Community ResourceCO N 07 South London YMCACO N 08 Christ Church, Gypsy HillCO N 10 Gipsy Hill Residents AssociationCO N 11 Friends of Crystal Palace Subway

Cultural organisations and host spaces:

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LEGEND cont. CO N 13 Central Hill TRACO N 14 Crystal Palace and Norwood Rotary ClubCO N 16 Norwood SocietyCO N 17 Sunday AssemblyCO N 18 Makerhood CO A 01 St. Hughs Community CentreCO A 02 Streetwise Youth CentreCO A 03 Waterside Community CentreCO A 04 Palace and Penge WICO A 05 Christ Church and St PaulsCO A 06 Glow healthy living networkCO A 07 Love Penge gardening groupCO A 08 The Mixtape project Cultural Events/Networks CU W 01 Crystal Palace Park Bowl AmpitheatreCU W 02 Crystal Palace MuseumCU W 03 Crystal Fun PalaceCU W 05 Crystal Palace Fun RunnersCU N 01 Crystal Palace Overground FestivalCU N 02 Picture Palace CampaignCU N 03 Silicon Triangle GroupCU P 01 The Bridge HouseCU P 02 Penge FestivalCU P 03 Penge in BloomCU P 04 Pengelum FestivalCU A 02 Pineapple ClubCUP 05 Coffee MorningsCUP 06 Alexandra NurseriesPH N 05 Grape & GrainPH N 07 Westow HousePH P 01 Goldsmith ArmsPH P 02 Golden Lion pubPH P 03 Crooked Billet Pub

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GREEN & GROWING SPACES

1 MOL is a classification of open land intended to protect areas of landscape, recreation, nature conservation and scientific interest or strategic importance.

The area is dominated by the Crystal Palace Park, designat-ed Metropolitan Open Land (MOL).1 The park is the primary regional attraction within the area, containing the National Sports Centre, its athletics stadium and aquatics centre, as well as acting as a link within several strategic regional walk-ing routes including the All London Green Grid, Green Chain, and Capital Ring.

A smaller network of growing spaces and green links also complement the area, including Transition Towns Patchwork Farm initiative, a network of community gardens, including St Johns Community Garden and Tranquility Garden, well-loved walks including Stambourne Woodland Walk, and a series of green spaces representing opportunities for en-hancement and investment, such as Beaulieu Heights and William Booth park and the former Orchard School sports ground, Anerley.

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St Johns Community Garden, Upper Norwood (Transition

Signage for Green Chain Walk, Penge

Stambourne WalkOrchard Sports Ground, Anerley

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GR N04

GR N02

GR N03

GR N06

GR N05

GN P01

GN N01

GN N02

GN W02

GN W03

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

LEGENDGreen ProjectsGR N 01 Patchwork FarmsGR N 02 St Johns Community GardenGR N 03 Edible Bus StopGR N 04 Tipsy GardenGR N 05 Westow Park Community GardenGR N 06 Crystal Palace Museum GardenGR N 08 Palace PintGreen Spaces:GN W 01 All London Green GridGN W 02 Green ChainGN W 03 Capital Ring WalkGN W 04 South Norwood LakeGN W 05 Beaulieu HeightsGN N 01 Stambourne Woodland WalkGN N 02 Auckland RoadGN P 01 Penge Green Gym GN A 01 William Booth open spaceGN A 02 Orchard School Sports Ground

GREEN & GROWING SPACES

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Regional Park

Community Park

Woods

Growing Project / Allotments

N

GR N04

GR N02

GR N03

GR N06

GR N05

GN P01

GN N01

GN N02

GN W02

GN W03

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

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Antenna Studios, Haynes Lane ,Upper Norwood

WORKSPACES

While containing severe pockets of multiple deprivation, the wider study area is described by one Council Officer as the stockbroker belt with a dormitory relationship to central London, characterised by low density of workspaces, office and industrial land, and strong connectivity to the centre of the city by an overland rail network.1

Whilst you would expect to see office rental provision in outer London locations, there is also provision and evidence of demand for more creative, flexible workspaces supporting start-ups, home workers, artists, makers and social entrepreneurs.

The area has attracted young professionals and creatives, and anecdotal evidence suggests there is a concentration of homeworkers, as well as demand for affordable, collective workspaces as manifested in:

The long waiting list for Gipsy Hill Workshops The conversion of an light industrial unit into studios

at Create SE20 in Penge, and Haynes Lane Courtyard, Antenna Studios and Coopers Yard Studios in Upper Norwood

Local residents starting a co-working club at the Westow House Pub

Anerley Enterprise Centres feedback that there is demand for start-up business space that they have not been able to offer due to current lease restrictions

1 Bromley Economic Development and Employment Land Study GVA Grimley (2010)

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Antenna Studios, Haynes Lane ,Upper Norwood

Franklin Road Workshops, Penge

Create SE20 Workshops, Penge

Coopers Yard Studios, Upper Norwood

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

WS N 01

WS N 02

WS N 03

WS N 05

WS N 06

WS P 01

WS P 02

WS A 01

WS N 08

WS N 04

LEGEND

Light IndustrialLI W 01 Sydenham Industrial EstateLI N 01 Westow HillLI N 02 Victory PlaceLI N 03 Carberry RoadLI N 04 Paxton MewsLI P 01 Penge Industrial Estate, Oakfield RoadLI P 02 Franklin Road Industrial Estate, AnerleyLI P 03 Focusmoor WorksLI P 05 Newlands Park

WorkspacesWS N 01 Coopers Yard StudiosWS N 02 Haynes Lane CourtyardWS N 03 Westow Hill Office SpaceWS N 04 Westow House Co-workingWS N 05 Antenna Studios and CafeWS N 06 Haynes Lane Studio Stained GlassWS N 08 Gypsy Hill WorkshopsWS P 01 CreateSE20WS P 02 63 Croydon RoadWS A 01 Anerley Business Centre

WORKSPACES

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NCRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

WS N 01

WS N 02

WS N 03

WS N 05

WS N 06

WS P 01

WS P 02

WS A 01

WS N 08

WS N 04

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Weekend Warrior cyclists meeting place

Route to Kent lanes and North Downs

BU N02

BU P01

BU N01

SP PK01

Athletics trackSwimming poolSports pitches

National Sports Centre

SP PK02

SP A02

SP A01

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

SPORT & RECREATION

LEGEND

Sports DestinationsSP PK 01 National Sports CentreSP PK 02 Crystal Palace Boating Lake

Key Sport related businessesBU N 01 Cyclist meet up Cafe BU N 02 Cadence Cycle CentreBU P 01 SE20 CyclesSP A 01 South Norwood Lake and Cricket GroundSP A 02 Orchard Playing Ground

This concentration of cyclists has developed popular meeting points and services, specially between Upper Norwood Triangle and Crystal Palace Park.

In addition to cyclists coming from other side of the area, there is a local culture of cycling, for example, Cycles SE20 cycle shop also runs adult and children cycling clubs, running multiple weekly trips from the shop on Penge High Street into the Kent lanes.

The area acts as a destination for sporting activities attracting people from wider South London for the activities and events offered at the Nation Sports Centre, and as a meeting point for cyclists from across London - known as weekend warriors - due to good links to popular routes into Kent.

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NWeekend Warrior cyclists meeting place

Route to Kent lanes and North Downs

BU N02

BU P01

BU N01

SP PK01

Athletics trackSwimming poolSports pitches

National Sports Centre

SP PK02

SP A02

SP A01

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

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HOUSING & DEPRIVATION

An influx of new home buyers and rising house prices combined with existing pockets of social housing is contributing to what is described by one local resident as islands of social housing.

Alongside highly desirable, historic properties and a level ofaffluence, there are pockets of high deprivation, including 20% most deprived Lower Super Output Areas (SOAs) in London, with concentrations of poorer scores to the north west of Upper Norwood, Penge and Anerley.

There are 17 Registered Housing Providers, owning approximately 95% of social housing stock in the Upper Norwood Ward,1 while a single Registered Landlord (RSL), Affinity Sutton owns the majority of stock in Anerley and Penge. The top ten RSLs with presence in the area include:

Affinity Sutton Amicus Horizon CCHA Family Mosaic Hastoe Hyde L&Q Moat Radcliffe Riverside

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Source: Regeneration Officer, Lambeth Council Department of Development and Environment

View of tower block in the Groves, Anerley and Penge border

View of Queen Adelaides Estate, Penge

View of Travelodge hotel via Padua Road

View of social housing stock, Otford Road, Penge

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Super-imposing deprivation mapping upon the study area shows the distinct nature of these social housing islands compared to their surrounding context, especially Dulwich to the north and south and east into the rest of Bromley and Kent.

LEGEND

Social housing estates

Deprivation is indicated by the colour of the map, as below (most deprived in red):

Source: Open Data Communities: DeprivationMapping Available via http://opendatacommunities.org/showcase/deprivation

HOUSING & DEPRIVATION

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NCRYSTAL PALACE PARK

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Council ownership

Remaining Council-owned housing stock and commercial units across the three areas are limited, largely limited to parks and schools.

Anerley & PengeBromley-owned properties within the study area include1

1. 186 Maple Road (old Penge Library)2. Blenheim Shopping Centre, High Street Penge, SE20 7QB Status: Reversionary freehold interest, subject to 100 year lease)3. 1 Oakfield Road Status: freehold owned by the Council, currently in 37th of 125 year lease to Safestore Properties Ltd 4. Oakfield Road Industrial Estate Status: Reversionary freehold interest5. Anerley Town Hall Status: future determined end Nov6. James Dixon Primary School

1 Source: Bromley Councils Strategic Property team, Department of Regeneration and Transformation

4

3

5

6

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12

Map

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Croy

don R

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Penge High Street

Bromley Council owned

Land

Buildings

Long-term lease

Designated Community Asset

Legend

N

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Legend

Upper NorwoodCroydon-owned property within the study area: 1. Upper Norwood Library Status: Jointly owned with Lambeth, with Croydon equity soon transferred to Lambeth entirely 2. Phoenix Community Centre, Westow Street Status: A long leasehold interest in this, currently let to a Community Association3. Barnardos Centre, Westow Street Status: long-term lease4. Westow Park, Gatestone Court, Central Hill College Green and others in Bedwardine Road

Lambeth-owned property within the study area:

5. Central Hill Estate, Westow Hill (social housing)

N

Croydon Council owned

Land

Buildings

Sold

Lambeth Council owned

Land

Buildings

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LAMBETH

1

2

4

5

BROMLEY

CROYDON

3

Chur

ch R

oad

Wes

tow

Str

eet

Bedwar

dine R

oad

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The area overall is well-connected by rail and overground. Crystal Palace, Penge West, Penge East and Anerley stations offer a range of routes to Victoria, London Bridge, Charing Cross and East Croydon, while London Overground stations provide a link to East London.

There is also a tramlink along the south of the study area, connecting East Croydon with Beckenham.

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

2532mins to Victoria

mins to London Bridge

mins to London Victoriamins to

DalstonJunction

mins to Victoria

34

40 mins to Charing Cross

19 mins to London Bridge

17

mins to London Bridge

27

1 Source: Bromley Local Plan Options and Preferred Strategy available via http://cds.bromley.gov.uk/documents/s50006861

26

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Fourteen bus services run from the Crystal Palace Bus Terminus including a 24 hour service and three night bus routes. Both Penge and Anerley are relatively well served by eight routes and a night bus. A (non-exhaustive) sample of transport options available within the study area include:

Railway / OvergroundThe area is well connected to central London, with the addition of the London Overground in 2010 enhancing connection between eastern portions of outer London. Crystal Palace Station - to London Victoria in 26 minutes, Dalston Junction in 34 minutes Penge East to London Victoria in 17 minutes Penge West - to London Bridge in 24 minutes Kent House to London Victoria in 20 minutes Gipsy Hill Station - to London Victoria in 25 minutes,

London Bridge in 32 minutes Birkbeck Station - to London Bridge in 36 minutes

Walking Anerley Hill is cited by residents as a barrier to movement for the elderly, and conversations revealed limited movement of residents between the town centres of Penge and Upper Norwood. Sample walking times include: Penge East/West - to Anerley in 19 minutes Anerley - to Crystal Palace Station in 20 minutes Crystal Palace station - to Upper Norwood in 15 minutes

Cycling There is a strong culture of weekend cyclists into Kent and the Mayor of London has additionally proposed a Cycle Superhighway Route from Penge to the City via Elephant & Castle.1

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

a) This sample social mapping exercise with a local resident identifying the core area of Crystal Palace as Upper Norwood Triangle and Crystal Palace Park (solid purple line) and its wider area of influence (dotted purple line).

Crystal Palace

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Multiple conversations conducted across the areas have begun to reveal several common social and geographic boundaries which distinguish Upper Norwood, Anerley and Penge from one another and their role within Crystal Palace.

For some residents, Crystal Palace represents a geographically specific area, such as Upper Norwoods conservation triangle and Crystal Palace Park; for others, it is more esoteric and relative a square mile radius from the location of a historic oak tree once located at the south west corner of the park, for instance.

Subjective Mapping

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While there is no single clear boundary for the area (and this is an exercise being undertaken within the Locality-supported Neighbourhood Forum initiative), conversations with residents across all three areas regularly used Crystal Palace interchangeably with Upper Norwood.

Additional readings of the areas included that Penge and Upper Norwood are perceived as highly separate town centres, while Anerley occupies an in-between role between the two, shifting according to the socio-economic backgrounds of its residents, their patterns of shopping and socialising. Upper Norwood residents reported rarely travelling to Penge, except when travelling to destination stores such as Homebase, while many Penge residents reported they visited Upper Norwood primarily for leisure or special occasions such as dining and night-life, rather than day-to-day necessities.

The conversations also uncovered social distinctions loosely associated with the geography of the area, notably a widespread perception of wealthier residents living up the hill in locations such as Upper Norwood and the wider ridge incorporating Dulwich, while Penge was repeatedly referred to as the poor cousin to Upper Norwood, and Beckhenham, to its south. Conversations with Anerley residents on the whole revealed a narrative of decline.

The mapping exercise with local residents (samples opposite and overleaf) illustrate that the boundary of Crystal Palace is highly subjective and changeable, according to an individuals knowledge of history, where they shop, socialise, educate their children, or access healthcare and amenities.

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

c) Here the wide area defined as Crystal Palace reflects residents discussions about the extent of a potential Crystal Palace Neighbourhood Forum

b) This mapping illustrates an historic definition of Crystal Palace, as told to us by residents, of a 1-mile radius from an old oak that used to be located at south-west corner of the park

Crystal Palace

1-mile

Crystal Palace

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

As this resident lives in Anerley and feels the importance of Westow Park, these and Crystal Palace Park are included in their Crystal Palace with a wider area includuding Penge.

Crystal Palace

Crystal Palace

This mapping reflects the residents daily routes to define Crystal Palace - living in Anerley, working and socialising in the Triangle and walking in Westow Park and Crystal Palace Park.

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

This mapping reflected the residents involvement with Crystal Palace Transition Town so includes all their projects

The inclusion of Gipsy Hill shows its importance to this resident, reflecting where they live

Crystal Palace

CrystalPalace

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CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

This Penge resident reflects the feeling that Penge is forgotten, including Crystal Palace Park as part of Penge in reference to it having been Penge Common before being enclosed

Penge

Crystal Palace

Anerley

Whilst this Penge resident shows a considered opinion of the extents of Anerley and Penge, whilst denoting Crystal Palace as a vague area

Penge

Crystal Palace

Anerley

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Local youth workers suggest that social boundaries play a strong role in restricting movement across the areas for the young and disadvantaged. This has some roots in the postcode wars that prevented young people from freely moving beyond their own postcode, and Anerley railway is cited as a natural divide separating young people from Queen Adelaides Estate from facilities as close as St. Hughes Community Centre. According to local organisations such as Affinity Sutton, who coordinate youth programmes locally, young people are unlikely to travel to new areas or neighbourhoods for the sake of it and instead need a reason to go.

Other boundaries mentioned included tensions surrounding the areas situation between inner and outer London. This condition was regularly referred to in Penge, where residents cited high rates of poverty, and poorer quality public realm and amenities as inner city qualities of the area, in comparison to the wider surrounding context of affluent suburbs of Kent, referred to by one Southwark officers as the stockbroker belt. Upper Norwood residents drew attention to the political distinctions between Labour-controlled wards of Crystal Palace (Bromley); Upper Norwood (Croydon); Gipsy Hill (Lambeth) compared to the majority of Bromley.

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Thr

ee T

own

Cen

tres

1. Upper Norwood

2. Anerley 3. Penge

Three TownCentres

Joining the dots

CRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

Borough boundary

Indicates Town Centre(non residential buildings shaded to distinguish extent)

Legend

NCRYSTAL PALACE PARK

ANERLEYHILL

UPPERNORWOOD

ANERLEYROAD

PENGE

SYDENHAM

GIPSY HILL

Upper NORWOOD

Upper Norwood is doing fine. Other areas of the borough are suffering from run-down public realm and vacancies on the rise. It doesnt need a massive amount of intervention. - Croydon Planning Officer

If you want a nice birthday card, you come to Crystal Palace

I have to contact Bromley regarding issues about my house, contact Croydon about the Farmers market, and I liaise with a food board in Lambeth.

Its where everybodywants to be, ideally

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With expansive views overlooking the rest of London, Upper Norwood is widely perceived as a prominent community hub, packed with restaurants, markets and festivals, and lively pubs hosting social programmes and activities run by highly networked interest and activist groups. The area is well-loved district centre and celebrated as a local destination for distinct architecture and built heritage,independent spirit, local markets and growing and activist networks.

With an already dense urban environment set within a conservation area, there are few vacant development sites of significance within the neighbourhood, and any new provision of residential or commercial premises will come from the redevelopment of existing sites, which are subject to the guidelines set out in the Upper Norwood Conservation Area Appraisal and Management Plan, although Central HillEstate, on Westow Hill, is highlighted in conversation with a Lambeth Councillor as being earmarked for redevelopment.

Of the three areas, its residents are most likely to report cross-borough boundary issues, ranging from school places (shortages); concerns regarding consultation on forthcoming developments in neighbouring boroughs, and complexity of contacting Councils. Residents cite rising rents (commercial and residential) alongside the future of Crystal Palace Park, traffic congestion and school places as key concerns. Upper Norwood is identified by Croydon Council as an ideal location for a hub for creative enterprise, but core funding has not been committed.

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DISTINCT CHALLENGES

Borough coordination of shared resources A number of resources, such as Upper Norwood Library, Crystal Palace Park, are used by residents spanning Croydon, Lambeth, Southwark and Bromley

Perception that area is Councils priority Councils in this area are perceived as enforcers rather than enablers of local activity

Complexity of Civic to Council communications Residents of Upper Norwood must liaise with multiple councils on issues such as refuse collection, parking and planning issues

Low public sector leverageLow Council ownership of commercial units and sites, apart from Central Hill Estate (Lambeth Council) means there is little scope for the application of tools such as asset transfer

Retaining retail and residential affordabilityThe popularity of the area has resulted in rising rents 2 posing a risk to long-term affordability of business premises and the presence of independent retail

Traffic Issues include congestion of Upper Norwood triangle (Westow Hill, Westow Street); unsafe pedestrian crossing at northwest corner of Crystal Palace Park and the speed of traffic, related accidents and mortalities down Anerley Hill1

1 Source: http://www.crashmap.co.uk/2 Increase of rates for triangle traders in 5 years reported by Crystal Palace Chamber of Commerce

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Distinct cultural identity and offerDistinct independent character and retail offerDistrict level attractor and evening destination

Strong Civic Capacity Evidence of a strong presence of skilled and networked individuals and groups with passion for local area stewardship, including an organised business/trader representation, in the form of the local Chamber of Commerce, with the potential to expand their capabilities in area such as forward planning, project management, business planning/finance to play more active role in local asset management.

Community-led vehicle The presence of civic networks and interest groups spanning borough boundaries indicates that there is scope to establish a more formal vehicle with the mandate to represent Upper Norwood as a multi-borough neighbourhood back up to Councils and the Greater London Authority Traffic Existing LIP funds available via TfL authority to could be leveraged for traffic calming measures on Anerley Hill

DISTINCT opportunities

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There arent any other places on this hill that people remember - Crystal Palace Development Trust, on Anerley Town Hall

Anerley

Anerley is grim. It hasnt got any oomph - Anerley resident

Theres no discernible centre to Anerley

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Anerley is designated by Bromley Council as a local neighbourhood centre used by its immediate catchment area. From a qualitative standpoint, it is hard to recognise a single centre or core. Instead, Anerley consists of 2 linear parades of shops one near Anerley station separated by housing to another at Anerley Hill, closer to Upper Norwood. Overall, it functions as a kind of corridor between Upper Norwood and Penge rather than a destination in its own right.

It is home to several centres used by the local community, including St Hughes centre, transferred to the community by Affinity Sutton Housing Association, and Anerley Town Hall, a Victorian building that served as the Town Hall until the 1930s. It is currently leased to Crystal Palace Community Development Trust (CPCDT), and acts as host space for local events, youth programmes, networking events for the elderly, the Citizens Advice Bureau and CPCDT managed Enterprise Centre on behalf of LBB.

Locality funds a Community Organiser role based out of St Hughes Community Centre to build local connections and support the community to develop projects; however, scale of the catchment area is very small, and the role lacks a wider peer network to effectively leverage ideas and connections. The area surrounding Betts Park falls within Mayoral designated Renewal Area spanning into parts of Penge.

Anerley is grim. It hasnt got any oomph - Anerley resident

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DISTINCT CHALLENGES

A lack of distinct centreAnerley has no single distinct core. Instead, local shopping and amenities are hosted in two clusters, one around Anerley Hill, towards Upper Norwood, and one around Anerley Station and Anerley Town Hall.

Physical and social boundariesThe railway line is reported to be a natural dividing line cutting off Anerley from organisations, services and networks in Penge Local retail offer Alongside everyday amenities such as convenience stores, hairdressers, doctors and chemist, the parade suffers from a dominance of fast food outlets.

Institutional thinness Anerley Town Hall is one of the sole civic meeting points and amenities for the area; its future is uncertain and it currently lacks flexibility in rental/use model for its enterprise space to support start-up businesses

Civic and Business Networks There is less evidence of connection in and across civic organisations in the area, including that of an established trader network

Public realm Low evidence of investment in public realm and poor uptake of available match funds for shop-front improvement via Anerley Regeneration Project by shop-keeper

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DISTINCT OPPORTUNITIES

Transport and Connectivity Anerley is well positioned, with London Overground and National Rail connections enabling travel to London Bridge - 21 minutes, West Croydon - 9 minutes and Dalston Junction - 39 minutes

Presence of opportunity sites Anerley contains several opportunity sites for future development, as well as under-utilised open land such as former Orchard School playing field and William Booth open space

Light industrial activityAnerley is in close proximity to Oakfield Industrial Estate and Franklin Road Estates, which could in future be play a role in strengthening a more enterprise-based identity for the area

Policy focus With Renewal Area status, Anerley is an intended target of coordinated investment by Bromley Council and local stakeholders

Strategic location for Regeneration Straddling two district centres (equally accessible to Penge and Upper Norwood residents) and in an area of high social housing, Anerley provides an opportunity to leverage the provision of a new enterprise anchor as a regeneration tool for the area

Youth networksContains a clustering of youth-focused organisations that could be meaningful, if involved in the areas future plans

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PENGE

Penge has an identity.. like it or not.- Bromley Councillor

Penge is more about your KFC, McDonalds and shops like that... it doesnt compare to the triangle.

Penge is a viable town centre that needs some investment & re-invigoration

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Penge is a designated District Centre, described by residents as having an inner city feel, surrounded by more archetypal commuter suburbs.

One of the main employment centres within the London Borough of Bromley, Penge has a diverse high street well equipped with range of useful everyday businesses (fishmongers, baker, butcher, post office, pharmacies) and anchor supermarkets/ superstores with few shops remaining vacant, apart from Maple Road, which also used to host a local market. It also contains notable pockets of built heritage, such as the Waterhouse Alms houses, Alexandra Cottages.

Parts of Penge, including Maple and Franklin Roads, fall within the Mayoral designation of Renewal Area. It contains a high concentration of privately operated mental health facilities, and a density of social housing in the Groves, largely owned by Affinity Sutton housing association. Residents generally report feeling of disinvestment and lack of funding compared to neighbouring boroughs (High Street improvements, for example). There is evidence of strong civic networks, such as the resident-led food bank and help support services at the Holy Trinity Church on Lennard Road, and there is also evidence of newly forming networks and interest groups, such as the newly forming Penge Town Team, Penge Tourist Board, and others.

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Retail offer and diversification An absence of restaurant, entertainment and cultural activities, and a weak night-time economy

Commercial space affordability Commercial rents are reportedly rising in Penge, although rents remain lower for units on Maple Road

Quality of public realm and maintenance Limited impact of past public realm enhancements, such as Empire Square, Arpley Square and Blenheim Forecourt. Evidence of poor quality public realm maintenance, including refuse collection, street clutter and signage

Forgotten Identity The poor cousin to Beckenham - a lack of local council investment in promoting and publicising the district centres potential

Decreasing Council capacity Bromley Council must save 60 million in spending over the next four years1 , which has resulted in the closure of assets such as the Citizens Advice Bureau (February 2012) and public toilets (January 2015) as well as decreased role of the town centre manager, who now oversees seven town centres across Bromley.

An outer London Borough with inner borough needsBromley often not part of many organisations targeted areas for funding and this has caused issues for organisations applying for funding to work with young and disadvantaged.

DISTINCT CHALLENGES

1 Source: http://www.bromley.gov.uk/info/200110/council_budgets_and_spending/1001/our_budget_your_views

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Transport and Connectivity As well as containing strong transport links to central London, there is scope to improve pedestrian linkages along new desire lines, such as a crossing at Maple Road linking to the island at Penge Lane, which could be potentially pedestrianised in the future

A useful retail districtPerceived by residents as a useful shopping a