Planning Brief Site: Reeves Corner - 104-12 (even) Church Street and 1-5 Reeves Corner 5th November 2011

Executive Summary

The Locally Listed buildings that were previously situated on the site of 104-12 (even) Church Street and 1-5 Reeves Corner were damaged beyond repair by an arson attack on 8th August 2011. The site has since been cleared. The Council has identified three clear approaches that would be considered appropriate for the redevelopment of the site: 1) the construction of a facsimile of the buildings that previously stood on the site, 2) the construction of high quality new buildings that are different in design to the buildings that previously stood on the site or 3) a more radical approach to the site and the surrounding area. The Council has also identified a range of uses that would be considered appropriate for the redevelopment of the site. The key policy influence on the design of any redevelopment is that it lies within the Church Street Conservation Area and the setting of several Listed and Locally Listed buildings. This means that its design must make a positive contribution towards the special character of the local area.

Introduction

Purpose of this document The purpose of this document is to outline the development expectations in relation to the planning policy context for the site of ‘Reeves Corner’ – 104-12 (even) Church Street and 1-5 Reeves Corner. This document describes and interprets national, regional and local planning policy that is relevant to its potential future development. Figure 1 below shows a map of the site.

It is important to note that the description of policies in this document is not exhaustive and represents policy at the time of writing. Any future planning application for the site must respond to the latest national, regional and local planning policies.

Document structure This document has 4 sections. Section 1 describes the site today, its planning history and historic context. Section 2 provides the planning policy expectations for the site in relation to the themes of building use, design and conservation, site surveys, sustainability and planning obligations. Section 3 provides further policy detail on these themes and Section 4 presents a glossary of planning policy terminology used in this document.

Section 1: The site today

Description of the site and its surrounding area

Reeves Corner is located on the outskirts of Croydon’s Metropolitan Centre in Fairfield Ward and close to the wards of Broad Green and Waddon. The site consists of the addresses 104-

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112 Church Street and 1-5 Reeves Corner and is effectively an ‘island’, surrounded on all sides by roads. It has an area of 772.4m2.

Site map of Reeves Corner – 104-12 (even) Church Street

Several locally listed buildings, which housed the House of Reeves furniture store, were previously located on the site. However, the buildings were damaged beyond repair by an arson attack on the night of 8th August 2011, which was part of the civil unrest that took place across London. The site has since been cleared. Prior to their demolition, the buildings on the site were divisible into 3 character areas: 1) the iconic Arts and Crafts style building with retail frontage facing on to Church Street, 2) the warehouse / storage space behind in the eastern section of the site and 3) the three-storey Victorian building in the north section of the site.

Reeves Corner lies within the Church Street Conservation Area and also immediately adjacent to the Parish Church Conservation Area which is located to the south of the site. The site has further heritage significance being in the near vicinity of the Grade I Listed Croydon Minster and other Grade II Listed Buildings on Church Street. In addition, there are other Locally Listed Buildings located nearby, both within the Church Street and Parish Church Conservation Areas.

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Reeves Corner today

Reeves Corner today

The adjacent site of 114-120 Church Street, is currently occupied by the House of Reeves furniture store. It was only superficially damaged by the fire and is the location of a Grade II Listed early C18th house, a locally listed Victorian building and several 1 storey sheds. Valued features of architectural merit of the Listed building include its three dormers with historic tile hipped roofs and casements; and also its box cornice. Valued architectural characteristics of

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the Locally Listed buildings include historic timber sash windows and timber doors and their mix of flat and gabled roofs, with slate tiles on the pitched elements and chimney stacks.

114-120 Church Street

Planning History

There is no recent planning history for this site.

Historic Context of the Site

Church Street is one of Croydon’s most ancient streets, developed as a route to the Archbishop’s Palace (now Old Palace School) and the Croydon Minster. Shops were established at an early date around the palace gates at the junction of present day Old Palace Road and Church Street. Croydon’s historic town centre is largely characterised by the concentration of high quality mid to late Victorian and Edwardian buildings, representative of an age of expansion and economic prosperity.

The buildings that were previously located at Reeves Corner were important historic indicators of the pattern of Croydon’s expansion throughout the second half of the C19th. They made an important, positive contribution to the character of the Church Street Conservation Area, and stood prominently in the historic core of the Croydon town centre.

The Edwardian Arts and Crafts style building (104-12 Church Street and 1-3 Reeves Corner) was unique in form and composition, and had a high level of architectural and historic significance. The building had a complex and varied architectural form, with an intricate tile and clay gabled roof, with five prominent and unusual chimney stacks. The main bulk of the structure was two storeys with attic space.

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104-112 Church Street in the 1990s

104-112 Church Street, and 1-3 Reeves Corner to the right hand side

In addition to the more iconic multi-pitched roofed building facing on to Church Street, the three storey building to the north of the site (5 Reeves Corner) also had historic and architectural merit, dating back to the Victorian period. It was once 5 Lower Church Street, a historic road, which led west from the cross roads of Church Street and Drummond Road but which was severed by the construction of Roman Way. Lower Church Street now starts to the west of Roman Way at number 45, This structure was certainly built by 1890, and was an attractive three storey Victorian brick building of impressive proportions and intricately detailed stone and brickwork with miniature pediment features at parapet level.

The site has further historic associations, being the site of the Reeve’s family business –The House of Reeves - for five generations. This range of historic and architectural interest was reflected in the Locally Listed status of the buildings and their location within a Conservation Area. The sites are also situated within an Archaeological Priority Zone.

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5 Reeves Corner in the 1990s 5 Reeves Corner in 2010

Section 2: Key Expectations

Redevelopment Options

There are 3 clear approaches for the redevelopment of this site:

1. The construction of a facsimile of the buildings that previously stood on the site prior to the arson attack of 8th August 2011 – replicating exactly their design and materials with a high degree of attention to detail, in order to mend the damage done to the Conservation Area and restore a much loved landmark.

2. The construction of high quality new buildings that are different in design to the buildings that previously stood on the site but which respect the special character of the Church Street Conservation Area and the setting of the Listed Buildings in which the site lies. (See below for further description of this special character.)

3. A more radical approach to the site and the surrounding area which involves altering the layout of the surrounding highways to and buildings on the site. The Council would be happy discuss options for developing such a proposal with the landowners of the site which would need to be developed in the context of a wider approach to the area.

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The table below provides a breakdown of the expectations for the site in relation to its key national, regional and local planning policy context. Further policy detail can be found in Section 3.

Key expectations for the site

Theme Policy Area Expectation Explanation

Bu

ildin

g U

se

Building use In policy terms, there are a wide range of appropriate uses for this including: Re-provision of retail unit

on ground floor with office or residential use above

Hotel or leisure development

Creative and Cultural Industries Enterprise Centre

Community Use

Given the extraordinary circumstances and the long history of comparison retailing associated with the Reeves family it is considered that reprovision of the retail element on this site is acceptable.

Although most of the ground floor of this site was used as a retail showroom, as a designated Secondary Retail Frontage that happens to lay outside the

However, any material increase in retail floorspace would need to be carefully considered.

Primary Shopping Area it would not normally be considered suitable for a new retail development.

Des

ign

&C

on

serv

atio

n

Height, scale and mass

To comply with current national planning policy (outlined in PPS5) any proposals for new development must preserve and enhance the special character of the Conservation Area and the setting and views of the surrounding designated and non-designated heritage assets and not adversely affect their setting.

The height, scale and mass

The previous buildings on the Reeves Corner site were made up of a grouping of distinguishable elements that comprised massing that reflected the wider character of the area, including a roofline of varying pitches, broken up by a mixture of projecting dormers and gable ends.

should not exceed that of the buildings that were previously located on the site – 2 / 3 storeys - or be taller or bulkier than buildings surrounding the site.

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Any proposals must pay careful Any new proposals do not attention to the character of the necessarily need to replicate the surrounding area, which is one massing and arrangement of the of small scale buildings set in buildings that previously stood on small plots mainly in a terraced the site, however it does provide layout. important context as the previous

character was consistent with the Any planning application must character of the wider area. The include a townscape analysis of height, scale and massing of the the surrounding area and it original buildings should be should be demonstrated how considered in relation to any any design proposals have proposed development of the been informed by this analysis. site, and the proposed

replacement should carefully respond to the wider townscape.

Des

ign

&C

on

serv

atio

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Architectural character

The architectural character of any proposed development must be sympathetic to the architectural character of the Conservation Area and the surrounding designated and non-designated heritage assets. It must also preserve and enhance the setting of the affected heritage assets.

A key aspect of the special character of the Church Street Conservation Area lies with the architectural character and quality of buildings present.

In relation to proposals for new development, there is scope for either a traditional or a contemporary aesthetic, but either approach must result in a high quality design that will enhance the character of the Conservation Areas and the setting of the Listed Buildings.

Des

ign

&C

on

serv

atio

n

Materials

High-quality materials and workmanship must be incorporated into the design of any new proposals for development, so as to preserve and enhance the character of the Conservation area and the surrounding heritage assets.

Key aspects of the special character of the Church Street Conservation Area is the use of high quality workmanship and materials. The latter are predominantly London-stock brick, timber-framed windows, doors and shopfronts, stone or stucco decoration and hand-made clay or natural slate roof tiles.

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Des

ign

&C

on

serv

atio

n

Materials Proposed materials do not necessarily have to exactly replicate those identified above, however they must actively respond and be sympathetic to those in evidence in the surrounding area. Quality workmanship to the same level to that which is evident in the surrounding area must also be demonstrated.

Des

ign

&C

on

serv

atio

n

Amenity space Additional amenity space could be included in the layout of the site.

The of amenity space in developments can often increases the quality of the user experience of them.

Des

ign

&C

on

serv

atio

n Overlooking The amount of overlooking of

adjoining properties that is possible from a proposed development must not be greater than that which was possible from the previous buildings that were located on the site.

Local planning policy requires that the privacy of occupants of buildings is respected.

Des

ign

&C

on

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Pedestrian Access

Provision of level or ramped access is required to the ground floor.

Suitable measures should be taken to ensure access to the building(s) for people with mobility difficulties.

Des

ign

&C

on

serv

atio

n

Parking A car free development.

.

The site resides in an area with excellent public transport links. Therefore any proposed development will not be unduly negatively impacted in terms of transportation options, if parking space is not provided. The Council encourages the use of public transport instead of the car to reduce traffic congestion, pollution and carbon emissions.

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Des

ign

&C

on

serv

atio

n

Servicing The previous servicing arrangement to the site would be acceptable. This would be two on-street ‘Loading Bays” located immediately adjacent to the site on Church Street and on Reeves Corner to allow large goods vehicles to park and load/unload goods into and out of the retail units.

From a traffic/highways efficiency point of view, The Council would always want to investigate the potential for off-street delivery and servicing arrangements for retail units. But due to the constraints of the size of the site in the fact of the amount of physical space this would entail (as The Council would require vehicles of all sizes to be able to

. access the site, turn around and re-enter the highway in a forward gear), it is unlikely that this would be feasible.

Sit

e S

urv

eys

Archaeology As a minimum, it is necessary to conduct a desk-based archaeological assessment to accompany a planning application for a new development for the site. If this assessment reveals that there is a significant likelihood of archaeological remains being discovered at the site, then a field evaluation may also be required. If archaeological remains are found, the siting and design of the new

The site lies within an Archaeological Protection Zone which requires the protection of any archaeological remains discovered on the site.

development must minimise disturbance to them. Anything, considered of significant importance by a qualified archaeologist must be permanently preserved in situ.

Sit

e S

urv

eys

Land contamination

It will be necessary to carry out an intrusive on-site investigation to ascertain the level of remediation that is required for the site and also the health and safety requirements for workers during the construction of a new development.

The site is likely to be contaminated above modern-day acceptable levels because contaminating manufacturing industries were previously located on the site in the 19th and 20th Centuries.

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Su

stai

nab

ility

Sustainable design and construction

Currently if a proposed development for the site is above 1,000 m2 in floorspace and/or 10 residential units, then non-residential properties proposed for the site will be required to meet the BREEAM excellent standard and residential properties will be required to meet Code for Sustainable Homes level 4.

It should also be noted that upon the introduction of the emerging core-strategy in 2013, sustainable design and construction policy will apply to

There are two key criteria that relate to sustainable design and construction policy – namely the number of residential units and floorspace. If developments meet certain thresholds then sustainable design and construction policies apply to them.

Sustainable design and construction policies reflect the government’s commitment to improve the environmental performance of new buildings.

all residential proposals and the floorspace threshold for which for which it applies will be lowered to 500m. In addition developments of over 1,000 m2

are likely to be required to be enabled for connection in to the planned District Energy Network for Croydon Metropolitan Centre.

Pla

nn

ing

O

blig

atio

ns

Planning obligations

With this case planning obligations will only be applicable if an uplift in floorspace is proposed.

Given the extraordinary circumstances of this site – that the buildings that previously stood on the site were destroyed by an arson attack - the standard planning obligations that would apply to a net-redevelopment of the site do not apply.

The adjacent site: 114-120 (even) Church Street

Substantial redevelopment of the buildings that have heritage protection (by virtue of being Listed, Locally Listed and/or making a positive contribution to the Conservation Area) is unlikely to be acceptable. However, proposals that would result in an enhancement of the special character of the buildings, the Conservation Area and the setting of the Minster would be welcomed.

There is obviously no objection to the continuation of existing retail activity on this site given that it has a long history of retailing associated with the Reeves family. In addition, a wide range of commercial, community and residential uses would be acceptable in principle for the site. In the unlikely circumstances that substantial redevelopment was permitted, retail use, whilst already present, would not be an acceptable element on any part of the site because it falls beyond the Primary Shopping Area and there is an absence of a protected retail frontage for it. Any material increase in retail floorspace would be difficult to support and need to be carefully considered.

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Section 3: Policy Detail

This section provides details of the key national, regional and local planning policies that are relevant to this site.

The planning policy context for Croydon for these sites is provided by the adopted Replacement Unitary Development Plan (RUDP), the newly adopted London Plan and the below listed National Planning Policy statements and guidance.

Relevant national planning policy statements & guidance Draft Planning Policy Statement: Planning for a Natural and Healthy Environment Planning Policy Statement 1: Delivering Sustainable Development Planning Policy Statement: Planning and Climate Change - Supplement to Planning

Policy Statement 1 Planning Policy Statement 3: Housing Planning Policy Statement 4: Planning for Sustainable Economic Growth Planning Policy Statement 5: Planning for the Historic Environment Planning Policy Statement 9: Biodiversity and Geological Conservation Planning Policy Guidance 13: Transport Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation Planning Policy Statement 22: Renewable Energy Planning Policy Statement 23: Planning and Pollution Control Planning Policy Guidance 24: Planning and Noise Planning Policy Statement 25: Development and Flood Risk

In addition, the emerging Core Strategy for Croydon carries limited weight and the emerging National Planning Policy Framework is also capable of being a material consideration for proposed developments for this site (and throughout Croydon). Set to replace the Planning Policy Statements, the draft National Planning Policy Framework, places an especially strong emphasis on both economic growth and house building.

The tables below provide details of the constraints, opportunities and expectations in relation to key policies that are relevant to the Reeves Corner site under the themes of building use, design and conservation, site surveys, sustainability and planning obligations.

Building Use

Key

Policies* Constraints Opportunities Expectations

All policies

National Planning Policy

PPS4 Policy EC10.1 of Planning Policy Statement 4 states “Local Planning Authorities should adopt a constructive approach towards planning applications for economic development. Planning applications that secure sustainable economic growth

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should be treated favourably.”

Policies 1.1, 2.6, 2.7, 2.13, 2.15, 2.16, 3.4, & 4.6, 4.8 & 4.9

Regional Planning Policy

The site is also subject to the following London Plan Designations; Opportunity Area Strategic Outer

London Development Centres Strategic Cluster

of night time activity)

This flexibility is also supported by the London Plan which states ‘‘One of the potential Strategic Outer London Development Centres, Croydon is also recognised as London’s largest ‘Metropolitan’ town centre and one of the capital’s two strategic office centres outside central London. The council’s strategy will need to be built upon to re-brand the offer of Croydon to meet modern commercial needs, realising its competitive advantages and good public transport accessibility’’. Alongside the need to update and improve the centre’s office stock and the need for an integrated approach, the London Plan states “Rejuvenation of the mix and vitality of supporting uses, enhancement of the environment and improvements to traffic management will help support redevelopment.’’

RUDP Policies The site falls within The frontage facing the Eagle In policy terms, SH1, SH5, the Croydon Public House and identified as 1 there are a wide CS1, CS5, Metropolitan Centre – 5 Reeves Corner is a range of SP28, CMC9, and is subject to the Secondary Retail Frontage and possibilities for CMC10, following RUDP is protected by Policy SH5 of the this including, for CMC12 designations;

Local Area of RUDP. The policy states that the Council will refuse permission for

example; Reprovision

Local Planning Special Character development that would result in of retail unit on Policy (since reclassified

as a Conservation Area) Archaeological

Priority Zone Secondary

Retail Frontage (1-5 Reeves Corner) Bounded on

all sides by a Local Distributor Road

the loss of A Class Uses. However, as the site falls just beyond the Primary Shopping Area and would therefore not be considered a suitable site for new retail development were it not historically present, the protection for the previous retail use is somewhat tempered and any increase in retail floorspace would need to be carefully considered. Accordingly, applications for development of this site will be treated on their merits subject to other policies in the RUDP. Policies in the

ground floor with office or residential use above

Hotel or leisure development

Creative & Cultural Industries Enterprise Centre

Community use

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Economic Activity, Housing, Leisure and Indoor Recreation and Community Services chapters would support a wide range of commercial and community uses.

Housing There are no Both national and H2 - Supply of protected land uses local planning new housing

Any scheme should not conflict with the aims of protecting the character of residential area and protects the amenity of adjoining residential areas

policy support making fuller use of the existing built-up areas to meet housing needs, in preference to building in open countryside.

Residential accommodation on the upper floors would be encouraged.

H4 Dwelling Mix of units must Potential for a scheme to If the mix of units mix on large reflect the needs for incorporate a good mix of 1, 2 of what is sites (1 family and non family and 3 bedroom units as well as proposed is hectare or housing larger family homes similar to what more than 30 previously existed residential than there would units) be no objection.

Design & Conservation

Key

Policies* Constraints Opportunities Expectations

PPS5 (National Planning Policy) Policy HE6: Information Requirements

Close proximity of the site to Grade I and II Listed Buildings

Situation within Church Street Conservation Area and adjacent to the Parish Church Conservation Area

Situation within an Archaeological Priority Zone - Potential archaeological interest at the site.

To consult wider source material and expertise to inform a sophisticated design concept for a high quality proposed replacement building.

To make potential discoveries of archaeological

A full assessment of the characters of the Conservation Areas is required

An assessment of the potential impact on the Listed Buildings is required.

A desk-based archaeological assessment is required, and, potentially a field evaluation if deemed necessary.

Sufficient assessment of

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importance. potential archaeological implications must be undertaken. If deemed necessary this may include archaeological investigation, excavation, recording, analysis and publication commissioned by the applicants from a professionally qualified archaeological practice or consultant.

If archaeological implications are found, the siting and design of the new development must have regard to minimising the disturbance of archaeological remains, ensuring that those most important are permanently preserved in situ.

PPS5 Policy Close proximity of the New development should HE7: Policy site to Grade I and II make a positive contribution principles Listed Buildings to the character and local guiding the determination of applications for consent relating to all heritage

Close proximity of the site to Locally Listed Buildings on Church Street (103-107, 109a, and 114-116)

distinctiveness of the historic environment.

assets Situation within Church Street Conservation Area and adjacent to the Parish Church Conservation Area

PPS5 Policy Close proximity of the To preserve and The design, height, scale HE8: Non- site to Locally Listed enhance the and mass of proposals Designated Buildings on Church setting of the should compliment the Heritage Street (103-107, 109a, Locally Listed adjacent Locally Listed Assets and 114-116) Buildings Buildings.

The height, scale and mass of the replacement building should not exceed what was there previously.

Any proposals should not exceed three storeys in height.

PPS5 Policy Situation within Church To make a Any design proposals

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HE9: Street Conservation valuable should make a positive Designated Area and adjacent to contribution that contribution to the Heritage the Parish Church enhances the significance of the Assets Conservation Area character of the Conservation Area. (Conservation Area)

Close proximity of the site to Grade I and II Listed Buildings

Potential archaeological interest

Conservation Area If heritage assets with archaeological interest are found and considered to have a high level of significance, they will be considered subject to Policies HE9.1 to 9.4 and HE10.

PPS5 Policy Close proximity of the To enhance or Height, scale, making, HE10: Setting site to Grade I and II better reveal the alignment, materials and of Designated Listed Buildings setting of the use should not adversely Heritage Assets

Setting of Parish Church Conservation Area

Listed Buildings affect the setting of the surrounding designated heritage assets.

London Plan Distinctive character, To produce a high Any proposal must be (Regional form and structure of quality design in carefully designed so as to Planning this area of central keeping with the preserve and enhance the Policy) Policy Croydon, reflected in character, pattern physical character of the 7.4: Local Conservation Area and grain of the surrounding area. character status.

Scale, mass and orientation are defined by the surrounding area.

surrounding area by way of scale, mass, proportion and orientation.

London Plan Local context is an To produce a high New development should Policy 7.6: important consideration. quality make a positive contribution Architecture replacement

building appropriate to the context of the area.

to the wider environment, incorporating the highest quality materials and design appropriate to the context of the local distinctiveness and location within a Conservation Area.

New building should ‘reference, but not necessarily replicate, the scale, mass an detail of the predominant built form surrounding them, and by using the highest quality materials’ (Paragraph 7.21, London Plan).

London Plan Policy 7.8 Heritage

Church Street Conservation Area

To produce a new development that is sympathetic to

That the character of the designated heritage assets is not compromised by any

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assets and Setting of the its surrounding new development archaeology surrounding Listed

Buildings, Locally Listed Building and Parish Church Conservation Area

context in terms of scale, materials, details and form.

To positively respond to the

That new development is of a sufficient quality and appropriate level of height, scale and mass so as to enhance the character of

. adjacent heritage the Conservation Area and assets in order to the setting of the Listed enhance and Buildings. better reveal their significance.

To incorporate an element of heritage understanding into the development, potentially in the form of a commemorative plaque to inform the memory of the site demolished as a result of the extensive fire.

London Plan policy 3.5 – Quality and design of housing developments

NA High quality level

of accommodation for future occupiers

All residential units should be in accordance with the space standards identified in the Policy.

RUDP (Local When judging In the present Planning applications for circumstances, the Policy) UC2: demolition in a demolition of the building Demolition in Conservation Area, the has had to occur as a result Conservation Council will not usually of the extensive fire Areas grant permission unless damage. However, it should

a suitable replacement be made clear that there is building is assured. still an emphasis for the

replacement building to be suitable, and to a standard that the Council would have expected had it been judging the proposed demolition through the normal Planning process.

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RUDP UC3: Conservation Area To make a The character or Development status: ‘The Council valuable appearance of the area in wishes to emphasis the contribution that must be preserved and Conservation particular importance enhances the enhanced. Areas that it places on

ensuring sympathetic design of development within Conservation Areas (paragraph 5.14, Chapter 5, Croydon RUDP).

character of the Conservation Area

Sufficiently detailed drawings, including ones should the proposed building in its wider context, and supporting information should be submitted in order to enable the proposals to be fully assessed.

RUDP UC9: Close proximity of the To preserve and The design, height, scale Buildings on site to Locally Listed enhance the and mass of proposals the Local List Buildings on Church setting of the should compliment the

Street (103-107, 109a, Locally Listed adjacent Locally Listed and 114-116) Buildings Buildings.

The height, scale and mass of the replacement building should not exceed what was there previously.

Any proposals should not exceed three storeys in height.

RUDP UD1: Planning permission will High quality High quality design and Urban Design be granted for design and active active frontages.

development proposals frontages. that are of a high quality, inclusive and sustainable design.

RUDP UD6 Issues of safety and Introduction of NA Safety and security should be security lighting Security intrinsic in the detailed

design of buildings and the spaces around them

Increases amount of natural surveillance

RUDP UD7 Any development Level or ramped Level or ramped access Inclusive proposal should be access provision provision. Design designed with ease of

use for all users. Internal space to be designed to

Conservation area may meet dictate external requirements arrangements relating to aspects

of disability such

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as wheelchair use and sensory impairment

RUDP UD8 – Residential properties to Public and private There should be no protecting the south east above amenity spaces unacceptable overlooking, residential shops, to the east on could be included loss of light or overbearing amenity the corner of Drummond

Road and Church Street and to the north above the Public House.

Noise and disturbance from both pedestrian, vehicular and tram traffic, with the former two on all sides of the development site.

within the scheme.

Insulation and glazing to prevent harm from potential noise and disturbance.

impact on the adjoining residential.

Noise and disturbance levels should be minimised.

RUDP R012 Recreational open New private and Commuted payments for Local Open space to be provided at communal off-site provision may be land in a standard of 2.43ha amenity spaces acceptable depending on residential per 1000 people could be included the scale of the scheme. schemes

RUDP T8 Car Parking Standards in new Developments

Parking Restrictions

The previous servicing arrangement to the site would be acceptable. This would be two on-street ‘Loading Bays” located immediately adjacent to the site on Church Street and on Reeves Corner to allow large goods vehicles to park and load/unload goods into and out of the retail units.

PTAL Rating 6A – Excellent levels of accessibility to local public transport links

Expect to see car free development in this location.

Acceptable servicing required.

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Site Surveys

Key

Policies* Constraints Expectations

RUDP UC11: Situation within an Archaeological Sufficient assessment of potential Archaeology Priority Zone - Potential archaeological

interest at the site.

Proposed development may affect the archaeological heritage of the site

archaeological implications must be undertaken. If deemed necessary this may include archaeological investigation, excavation, recording, analysis

Planning conditions may be imposed to ensure that the appropriate level of investigation is undertaken.

and publication commissioned by the applicants from a professionally qualified archaeological practice or consultant.

If archaeological implications are found, the siting and design of the new development must have regard to minimising the disturbance of archaeological remains, ensuring that those most important are permanently preserved in situ.

London Plan Potential archaeological interest at the That any potential archaeological Policy 7.8 site. significance is identified and Heritage appropriately assessed. assets and archaeology

RUDP EP3 Due to previous historical use an Intrusive site investigation is required to ensure the safe development of potentially contaminated land.

The site could be contaminated above modern-day acceptable levels because contaminating manufacturing industries were previously located on the site in the 19th and 20th Centuries.

Sustainability

Key Policies* Constraints Opportunity Expectations (where relevant)

Environmental Protection (contamination, pollution and sustainability)

Site orientation and shape may limit opportunities for passive design and saving energy through building form

Opportunities for new buildings with higher levels of performance in terms of sustainable design and construction

Major developments to meet standard SDC requirements, i.e. CSH Level 4 for residential,

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RUDP: EP16 Opportunities to integrate BREEAM Excellent renewable energy for non residential,

Core Strategy compliance with Policy CS6.3 Opportunity to showcase policy EP 16 for all

sustainable design at visible sites. sites overlooking gateways for CMC The above will

change upon adoption of the Core Strategy; CSH Level 4 will be requirement for all housing developments, while the threshold for the BREEAM Excellent requirement will drop to 500 m2 . There will no longer be a separate renewables policy, but on site reductions in CO2

emissions will be achieved through BREEAM and CSH requirements.

Planning Obligations

Key Policies* Constraints Expectations

Policy PGN1

London Plan Policy – 8.2

With this case planning obligations will only be applicable if an uplift in floorspace is proposed.

Given the extraordinary circumstances of this site – that the buildings that previously stood on the site were destroyed by an arson attack – the standard planning obligations that would apply to a redevelopment of the site do not apply.

* Please note this is not a comprehensive list of policies relating to the use of the land but are considered to be ‘key’ in terms of relevance. There will be other policies which could also be considered relevant and the owners are advised to give full consideration to the Replacement UDP, the London Plan and the range of existing and emerging national policy guidance.

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Section 5: Glossary

Affordable Housing Affordable housing is housing that is provided to meet the housing needs of households whose needs are not met by the private market. It can either be social rented housing, affordable rented housing or intermediate affordable housing.

Social rented housing is rented housing owned and managed by local authorities and registered providers of social housing, for which guideline target rents are determined through the national rent regime, and which is made available to eligible households nominated by the Council.

Affordable rented housing is rented housing provided by registered providers of social housing which is similar to social rented housing except that it is outside the national rent regime, but is subject to other rent controls that require it to be offered to eligible households at a rent of up to 80 per cent of local market rents.

Intermediate affordable housing is housing at prices and rents above those of social rent but below market price or rents, and which meet the needs of eligible households including availability at a cost low enough for them to afford, determined with regard to local incomes and local house prices and include provisions for the home to be retained for future eligible households or for any subsidy to be recycled for alternative affordable housing provision. These can include shared equity and shared ownership homes for sales, and intermediate rent, but does not include affordable rented housing.

Amenity The experience of a place as pleasant or attractive, which contribute to its overall character and to the enjoyment of residents or visitors; or something that contributes to an area’s environmental, social, economic or cultural needs.

Archaeological Priority Zones Areas that are known to be of archaeological importance because of past finds, excavations or historical evidence.

Conservation Area Areas designated by the Council under Section 69(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 as being of special architectural or historic interest, the character of which it is desirable to preserve or enhance. Conservation Area Consent is required for the demolition of unlisted buildings in Conservation Areas.

Creative Industries A sector of the economy characterised by businesses associated with higher levels of creativity, such as designers, artists and architects.

District Energy Network The connection of a series of buildings via a pipe network in order to receive heat and potentially other energy services including cooling and electricity. The network incorporates single or multiple energy centres usually based on combined heat and power generation plant. District Energy Networks are most suitable for areas of high urban because of the demand and relatively short distances for the heat or energy to be distributed.

Enterprise Centre

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This refers to a facility which promotes the start up and development of small and medium sized businesses in the area through the provision of business information and support services.

Local Area of Special Character (LASC) An area which is not a Conservation Area but which has a special local character in terms of its townscape, architectural or landscape character or appearance, which the Council considers should be conserved.

Local List of Buildings Buildings throughout the borough which, although not of sufficient quality to warrant Statutory Listing, in the Council’s opinion significantly contribute to the townscape of an area by their historical or architectural interest.

London Housing Design Guide The Mayor’s London Housing Design Guide sets a new benchmark for housing in the capital. The guide aims to provide consistency and clarity about what is expected in London from the outset of a development. The standards are anticipated to be taken forward across all tenures

Planning Obligations New development often creates a need for additional infrastructure or improved community services and facilities, without which there could be a detrimental effect on local amenity and the quality of the environment. Planning Obligations are the mechanism used to secure these measures. Planning obligations are intended to make acceptable development which would otherwise be unacceptable in planning terms. Planning Obligations are secured pursuant to Section 106 of the 1990 Town and Country Planning Act (as amended) and the Planning & Compulsory Purchase Act 2004 and are often private agreements negotiated, usually in the context of planning applications, between the Council and persons with an interest in the land (Section 106 Agreement). Planning Obligations can also be given unilaterally to the Council by the persons with an interest in the land (Unilateral Undertaking).Planning obligations secured by way of a Section 106 agreement or Unilateral Undertaking (also called a Unilateral Obligation), are binding on the land and are therefore enforceable against all successors in title.

Primary Shopping Areas Primary shopping areas are the areas of town centres where retail development is concentrated. Generally, these comprise a centre’s primary or main retail frontages and those secondary frontages which are contiguous and closely related to the primary or main retain frontage. (The main retail frontages are those which are likely to include a high proportion of retail uses, while secondary retail frontages provide greater opportunities for a diversity of other uses.) For larger centres, the primary shopping are is normally only part of the whole town centre. There are normally areas where retail development is not concentrated and in these areas other main town centre uses, including leisure and business uses, often predominate. For many smaller centres however, there is often no separate area where other town centre uses predominate, and where retail development is not concentrated. In these cases, the town centre may not extend beyond the primary shopping area; that is the boundary of the primary shopping area and the centre is the same.

Public Transport Accessibility Level (PTAL) A measure of the extent and ease of access by public transport, or the degree of access to the public transport network.

Secondary Retail Frontage

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A frontage within Croydon Metropolitan Centre, the Town and District Centres and the Local Centres of Addiscombe, Hamsey Green, Sanderstead, South Croydon and Thornton Heath Pond which has a concentration of Shopping Area Uses but is not predominantly retail (see also ‘Main Retail Frontage’ and ‘Shopping Area Frontage’).

Statutory Listed Building The national list of buildings of special architectural or historic interest maintained by English Heritage on behalf of the government.

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