issue 4 2008 The official regeneration magazine of the london borough of croydon
City3 Project focus Page 14 Learning curve Page 29 Business matters Page 34 Supermarket sweep Page 42 Local hero Page 47
City3 Editor: Sarah Herbert
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Executive editor: Kirsty MacAulay kirsty@3foxinternational.com Feature writer: Alex Aspinall alex@3foxinternational.com Art director: Terry Hawes terry@3foxinternational.com Advertisement sales: Lee Harrison lee@3foxinternational.com
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Production: Rachael Schofield
06 Update
Office manager: Sue Mapara sue@3foxinternational.com
All Croydon’s news, from movers and shakers to new developments.
Managing director: Toby Fox toby@3foxinternational.com
14 Town centre
A round-up of central projects, from offices to residential...
Printed by: Trade Winds Images: Croydon Council, GLA, Howard Holdings, Terry Hawes, Barratt Kent, Sainsbury’s, Tesco, Croydon College, Terrace Hill, David Fernandes
24 Outer borough
... and the schemes continuing to upgrade the district centres.
29 Education
Published by:
The future is bright for those people studying in London’s third city, young and old.
3Fox International 189 Lavender Hill, London SW11 5TB T: 020 7978 6840 F: 020 7978 6837
34 Business location
Transport, lower rents, great quality of life... Croydon has always been an office favourite. And future schemes will assure its place at the top of relocators’ lists.
For Croydon Council
42 Supermarkets
Taberner House, Park Lane, Croydon CR9 3JS 020 8726 6000
Love them or loathe them, supermarkets are playing an increasingly important role in the regeneration of our cities.
Director of planning and transportation Phillip Goodwin
47 Day in the life
Howard Holdings’ Greg Coughlan has lived and worked in Croydon for nearly 25 years. What is the borough’s appeal?
Divisional director of regeneration Iain Sim Senior planner and liaison officer Keith Briars
50 Did you know?
Subscriptions and feedback: go to www.city3magazine.com © 3Fox International Limited 2008. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited or Croydon Council.
Fascinating facts about London’s biggest borough.
City3 is produced at no cost to the Croydon council-tax payer
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City3 City3 3
issue 4 2008
Tall, stylish and very “you” 183 exceptional one, two and three bedroom apartments £3.5 billion worth of re-development planned for Croydon The only 100% private residential development of its size in Croydon 15 minutes to central London from East Croydon station New Tube line extension to West Croydon interchange by 2010 24 hour concierge and security Poggenpohl kitchens with Miele and Siemens appliances Floor to ceiling windows with panoramic views EcoHomes “excellent” rating NHBC warranty and 125 year lease Estimated completion Summer 2010
1 and 2 bedroom apartments from £200,000 2 and 3 bedroom penthouses £POA Visit the marketing suite and show apartment At 1 Wellesley Parade, Wellesley Road, Croydon CR0 2AJ OPEN TUES-SAT: 10am - 6pm THURS: 12pm - 8pm A222 ST JAMES’S ROAD
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CENTRALE WHITGIFT CENTRE
M25
IYLO.CO.UK
GATWICK
PARK PLACE
A212 WELLESLEY ROAD
(OPENS 2010)
Day nursery
GATEWAY
EAST CROYDON STATION CROYDON COLLEGE
Marketing suite and show apartment now open FOR MORE INFORMATION PLEASE CALL
020 8680 5000 As IYLO is currently in the development stage, pictures shown here are computer generated and intended to be indicative only. Specification and other details are subject to change and may differ from those offered here. Prices are correct at the time of print. IYLO is a marketing name.
City3
What’s been happening in the world of regeneration in London’s third city
Update
Croydon takes its partner
Croydon Council’s trailblazing urban regeneration vehicle – the first of its kind in the country – has taken a step forward, after the council appointed its development partner on 9 June, which was subsequently endorsed by the Scrutiny and Overview Committee on 7 July. John Laing Projects and Developments beat competition from Land Securities Trillium to enter into a 50:50 partnership with the council and undertake the £450m regeneration of Croydon. John Laing has chosen Gladedale as its partner for the residential elements of the project and Sir Robert McAlpine to undertake construction. The URV will bring forward under-utilised sites in the borough, including locations such as Taberner House, Fell Road and College Green. Most of the buildings have a limited life as they stand and will become increasingly expensive to maintain.
Councillor Tim Pollard, deputy leader of Croydon Council, said: “It won’t have escaped anyone’s notice that some of the most successful companies in the UK are property developers. The council has for some time now sold sites to the highest bidder only for developers to take all the profit when land is developed. “The solution we expect to engineer with John Laing will ensure we get a big slice of the future action and make a lasting contribution to Croydon’s regeneration. By taking on a commercial investor as a partner in a regeneration vehicle, the council will be able to maximise the value of its assets and drive the way in which the next phase of borough-wide regeneration unfolds.” It is anticipated that commercial close and establishment of the partnership will be achieved before the end of 2008.
Update
City3
n Croydon businesses met some of the big names in the construction industry at a meet the buyers event in September, organised by Croydon Enterprise. Companies such as Carillion, Wallis and the Apollo Group, attended the event to find local suppliers of goods and services.
Moving on Croydon Council has announced an international design competition to solve the problem that is Wellesley Road. The road currently cuts the town centre in two, forming a barrier between East Croydon station and the centre, forcing pedestrians to use subways or busy road crossings. Will Alsop’s masterplan sees the six-lane highway become a leafy, pedestrian-friendly boulevard. This concept will form the basis of the new plans.
Things have changed greatly since Wellesley Road was created in the 1960s, when cars were seen as a means to freedom. Today, the freedom of the pedestrian is seen as a priority. The desire to turn around the town centre’s car-centred focus is strong and the council would ideally like to see only public transport vehicles using Wellesley Road – although it acknowledged this could take some doing. The transformation of Welles-
Gateway’s fresh start
ley Road is central to Croydon’s regeneration plans and will do much to improve the borough’s image. The competition, run by the London Borough of Croydon with Design for London and Transport for London, will shine a spotlight on these plans. Expressions of interest will be sought from September and a shortlist of up to six design practices should have been drawn up by January. The winning team could be appointed as soon as May 2009.
Croydon Council is looking forward to working with Stanhope and Schroders on the regeneration of the Croydon Gateway site, following the results of a public inquiry into the development of the five hectare site next to East Croydon station. The council had hoped to see the creation of a 12,500seater arena but the Secretary of State for Communities and Local Government Hazel Blears ruled against the plans. Stanhope and Schroders, who own the Gateway site, are planning to create an officeled mixed-use scheme (Ruskin Square) designed by Foster and Partners with FaulknerBrowns, and Croydon Council remains committed to its plans for regenerating the town centre. It has taken a considerable amount of time to reach this point but all involved are now eager to see progress on this premier site, which has been left dormant for too long. Councillor Tim Pollard said: “What matters now is building a positive relationship with Stanhope so that their scheme can be taken forward on what is the most prestigious building site in the town.”
Bare naked truth Coulsdon town centre is set to become the subject of a naked streets policy. The scheme, to clear the streets of clutter, is intended to make the streets more pedestrian friendly and encourage drivers to slow down. The improvements, which include wider footpaths, more pay-anddisplay machines with free parking for the first 30 minutes and a public art strategy, are planned to boost local businesses.
Festival fun Croydon’s first fashion festival was a huge success. Over 100 exhibitors took part in the event, which resulted in a 2.4% increase in the town centre’s footfall. The festival, which ran from 16-23 June, included an array of free events, a competition to find the next Kate Moss, a catwalk show by Croydon College students and a retail jobs fair. Croydon BID is also planning a food festival in October and a film festival in March next year.
City3
n Three of Croydon’s green spaces: Wettern Tree Garden, Happy Valley and Coombe Wood, have won a green flag award from the Civic Trust. The award creates a benchmark of excellence among the best parks in the country.
Mayor praises Croydon’s third city bid Boris Johnson, mayor of London, has shown a clear commitment to ensuring outer London can play a full part in the city’s economic success and has already announced plans for an Outer London Commission to allow those areas to realise their potential. The mayor’s new policy for the capital’s economic success pinpoints Croydon as a possible new employment centre. This would ease the pressure on central London and give people the chance to work closer to home, reducing the strain on public transport. Johnson said he hoped to expand the tram system and introduce new routes, as the trams are now owned by Transport for London rather than Tramtrack Croydon. There have been calls for short-term improvements to the service as it is overcrowded during peak time. Additionally, the mayor has committed to work with Network Rail and Croydon Council to ensure East Croydon station is redeveloped as quickly as possible. It seems that Johnson is keen to encourage the regeneration plans for the borough. He has backed Croydon’s bid for third city status, saying: “I like what they’re doing in Croydon – you can’t fault it. Croydon is the third city of London.”
Trams on track for better services Croydon’s much-loved trams have new owners. In a £98m deal, Transport for London superseded Tramtrack Croydon in a move that is expected to save taxpayers money. Previously TfL paid compensation to Tramtrack Croydon to keep fares down – last year it paid £4m. London mayor, Boris Johnson, declared it as “marvellous news for tram fans” as TfL has pledged
an immediate increase in the number of services to relieve overcrowding. It also plans to tackle graffiti and vandalism while improving general maintenance, as well as refurbishing tram stops and the trams themselves inside and out. Trams on the 28km track, which started running in May 2000, carried 27 million passengers last year.
Above: Trams run through the town centre and leafy suburbs connecting outer Croydon with the town centre and Wimbledon.
n Local resident and celebrity, Ronnie Corbett, was guest of honour at the grand opening of the new education and community centre in New Addington on 9 September. The Croydon Adult Learning and Training (CALAT) centre offers a range of learning, training and community facilities as well as providing flexible space for events.
European cash for better businesses Croydon’s new businesses are set to benefit from £6m in grants from the European Regional Development Fund. Successful applications were made by Croydon Business, Croydon Enterprise and Global Gateway in partnership with South and West London Business Support Agency. Croydon Business will put its £1.6m grant towards a £3.27m project to support businesses in Croydon and South West London over the next three years. The project will focus on environmental sustainability and innovation. Croydon Enterprise will receive £4.2m from the pot. The money, won by Croydon Council, will be used to help build two enterprise opportunity centres in Selhurst and Thornton Heath. The centres will offer support for businesses in the creative and media industries, providing employment opportunities for local people and encouraging more residents to start their own creative businesses. Global Gateway helps small to medium-sized businesses gain access to new market opportunities. Its £125,000 grant will be put towards its Gateway Asia initiative.
All change at the top
Croydon’s new businesses have won £6m in European funding.
Croydon Council has created a new department – planning, regeneration and conservation. The new department will combine the planning and transportation department with the asset management team that was previously part of the finance and resources department along with the housing development and economic development teams that were within policy and corporate services. According to Tim Pollard, deputy leader at the council, the changes should improve communication between divisions and focus regeneration efforts on delivering the economic benefits that will enable communities to transform their areas. Tony Middleton, divisional director of asset and facilities management, has been appointed director of regeneration and infrastructure. The former director of planning and transportation, Phillip Goodwin, is retiring and two positions – executive director of planning, regeneration and conservation and director of planning and building control will be advertised. It is hoped the posts will be filled by the end of autumn. Changes have also been made in the council cabinet. New councillor Jason Perry has been appointed cabinet member for planning, and will oversee the new local development framework. Tim Pollard was elected deputy leader with responsibility for performance management. Chris Wright, has been appointed chair of the planning committee.
City3
Update
City3 10
300
nO ver 300 residents have taken part in community consultation over the future of Wandle Park. Proposed plans include restoring the river, which currently runs underground in a culvert, upgrading the playground, installing a new skate park and toilets as well as extra seating and new bins.
Historic Croydon Croydon is not somewhere that springs to mind as historic but the designation of two new conservation areas – highlighting its Victorian gems and role in the Battle of Britain – suggests otherwise. The East India Estate Conservation Area covers six parallel roads, once occupied by the East India Company training barracks, that date back to the late 19th century. The area also has a concentration of listed buildings, such as the East India Company gymnasium and the Church of St Mary Magdalene on Canning Road. The designation of the six roads as a conservation area is intended to stop the piecemeal change over the past few decades that has threatened the area’s unique character. The Kenley Aerodrome Conservation Area was designated to protect the historic airfield and associated buildings, described in an English Heritage report as “the most complete fighter airfield associated with the Battle of Britain to have survived” and a site of national historic interest. The designation area will help preserve the quality, character and appearance of the area. The airfield and surrounding commons are popular with residents and Croydon Council hopes to improve access to the land, which has been the right of local people since 1235.
Bloomin’ marvellous Croydon will be representing the capital in Britain in Bloom for the first time, after winning last year’s large city category in the London in Bloom competition. After Croydon took third place for its floral display last year, the business improvement district installed 160 hanging baskets and 50 barrier baskets throughout the town centre to improve its appearance, add some colour and, hopefully, help the borough win the crown. “Britain in Bloom is about more than just flowers,” said Mary Ann Winterman, technical manager, sport and green spaces department, at Croydon Council. The competition looks at the environment as a whole, Winterman points out there needs to be evidence of good conservation practices, clean
streets, a lack of graffiti and a strong sense of community involvement. Croydon Council has been entering London in Bloom since the 1960s and involved the business community as well as schools and youth groups in events such as cleaning streets and planting gardens. Local people are keen to get involved: “We’ve asked residents to enter their front gardens, balconies or communal gardens in the competition,” said Winterman. “The council’s housing department is running a separate competition to encourage people to make the most of their outside space. We’ve been working with the business community in district centres and people have realised that if the surrounding environment is nice, more people
are likely to visit the area.” The improvements made to the local environment by those keen to show off in the Britain in Bloom competition have helped to create a sense of pride, which can have a positive ripple effect. Winterman explains: “If people take care of their patch, it can actually improve the whole area, as people are more likely to take care of their area and make sure it is tidy and well looked after. It really brings a sense of ownership. “People think of Croydon as just a bunch of tower blocks but we want to bring to their attention just how much open space there is in the borough. Being in the Britain in Bloom competition has accelerated what we’ve done as people realise the value of this competition.”
n The future of the War Memorial Hospital in Purley was under discussion during a meeting called by Croydon Council’s health scrutiny committee at the end of September. The meeting was a chance for local people to hear the plans proposed for the site and ask questions and comment on the scheme which, it was claimed, will “get an excellent local health facility on track, and fit in with the regeneration plans for Purley”.
Phillip Goodwin Croydon Council’s director of planning and transportation for the past 14 years, Phillip Goodwin, is retiring at the end of the year. So City3 has thrown a few questions his way before he makes his final farewell… How long have you been at Croydon Council? I have been at Croydon Council for just over 20 years, starting in March 1988. What did you do before? Prior to joining Croydon I was at the City of Westminster and the London Borough of Bromley so all my planning experience has been in London. Before that I spent six months lecturing in sociology to undergraduate planners, a life affirming experience for both sides I suspect! What roles have you had at the council? Initially team leader of a generic development control team dealing with all planning matters for the northern half of the borough and crucially the town centre, which was what attracted me in the first place. In 1991 I was promoted to divisional director responsible for forward planning and major projects, responsible for the council’s first ever Unitary Development Plan and the redevelopment of the former Grants department store. In 1994 I was appointed director of planning and transportation. Why planning? My first degree was in social sciences – politics, sociology and law, during which I became particularly interested in the Chicago School of Sociology and concentric ring theory and that interest directed me towards planning. Believe it or not in the mid-1970s planning was seen as an exciting, dynamic and influential career, much as it is today! What is your proudest achievement at Croydon Council? My single proudest achievement at Croydon
was conceiving of and securing the funding for Vision 2020, which has and will continue to play a major role in the future of the town and its policy direction. I am also very proud to have helped the council secure the government’s prestigious Beacon Council Award for its work on town centre regeneration in 2002. Additionally, the council’s presence at MIPIM, which has been a huge success, has been very satisfying. Do you have any tips for surviving MIPIM? As it is a very important promotional tool, focus on what you want to get out of it. Over and above that I would say good company is vital, and my rule of thumb one drink an hour, every hour; believe it or not it’s the only way to stay sober. What would you like to see happen now in Croydon? I would like to see my successor taking forward the vision with the confidence and passion needed to realise what I still believe is the best town centre masterplan in the UK. Any words of wisdom for your successor? Keep your eye on the ball, trust your instincts, focus on deliverables and don’t try to do too much as there is a real risk that you won’t deliver anything. As the Latin would have it “A posse ad esse non valet consequentia”. What’s next for you? I intend to work as a consultant helping other organisations deliver on complex planning, project development and delivery issues. I also intend to revisit my long neglected interests in tennis and golf, with a bit of luck I could make the 2010 Ryder Cup team!
City3 11
Update
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Odalisk is a mixed use proposal based on a ‘linked towers’ concept, one of 35 storeys and the other of 51, including a four-star ntercontinental Hotel, 100 serviced apartments, 25,000 m2 of Grade A office space, 360 apartments and a members’ gym. It has been designed by Piers Gough CBE of CZWG Architects, who drew inspiration for the scheme from the paintings of Matisse. The design is intended to add a sense of life and energy to the local landscape with its accentuated curves, which swoop down from one tower to the other, creating a sense that the building is being carried over the collonade. This mirrors the works of Matisse who used curves in his portrait paintings. Located on Lansdowne Road, the proposals are the result of a two year design process and are intended to play a key role in the future regeneration of London’s Third City. A visionary design, the proposal could usher in a new chapter in the architectural history of central Croydon if approved. Guildhouse-Rosepride LLP are now consulting on the proposals and will submit a planning application later this year.
The mixed-use proposal is the creation of developers Guildhouse-Rosepride LLP who are working with renowned architect Piers Gough CBE of CZWG Architects on the plans. Odalisk aims to support the strengthening of an East-West link across central Croydon by energising the development of Lansdowne Road. This will bring businesses and tourists to the area by encouraging pedestrian movement along the collonade between the East Croydon Gateway site and The Whitgift Centre. Odalisk will also complement the wider reconfiguration already envisaged for Wellesley Road.
VIBRANCY The striking design includes a stunning collonade and a set of undulating external design features intended to create a sense of bold independence. The new public collonade will be lined with bars, cafés and restaurants. This will create an environment where people will want to work and visit.
“
KEY FACTS
£350m mixed-use proposal for the centre of Croydon
features a unique 'linked towers' concept, one of 35 storeys and the other of 51
four-star ntercontinental Hotel
360 residential apartments
100 serviced apartments
25,000 m2 of Grade A office space
Piers Gough said of Odalisk:
This is a fantastic project! It is bold and ambitious and announces how Croydon is on track to become London’s Third City. Odalisk will become known for its representation of strong vertical lines, mixed with intertwining curves, which make the building look as if it is floating above the collonade.
THE DEVELOPMENT TEAM
“
REGENERATION & LINKAGE
The proposals for Odalisk are being brought forward by developers GuildhouseRosepride LLP, which is a conglomerate of local development company Rosepride Properties Limited and Guildhouse UK Limited, a national developer, investor and property manager.
Guildhouse-Rosepride LLP have put together a world-class team to deliver Odalisk: • CZWG - Architects
• Tropus Spicer - Project Managers and Cost Managers • Martin Robeson Planning Practice - Planning Consultants • M-E Building Services - Mechanical & Electrical Engineers • Expedition - Civil & Structural Engineers • Environmental Perspectives - Environmental Consultants • Stiles Harold Williams - Development Consultancy • Dialogue - Communications Consultants
community facility creation of up to 3,000 jobs new members’ gym new public collonade lined with bars, cafés and restaurants provision of underground parking for cars, bicycles and motorcycles
Development update The existing split-level gardens will be completely re-modelled with greater emphasis on activity, together with planting and lighting to encourage people to utilise the space. The main focus will be the creation of an amphitheatre providing an outdoor performance venue, the base of the structure will incorporate a dynamic water feature in the form of water jets and a seasonal ice rink. A two-storey pavilion will house a cafe with external seating on a decked area to encourage greater public usage.
BROAD GREEN
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WANDLE PARK
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NEW SOUTH QUARTER
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WADDON
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SOUTH NORWOOD
This map is based on Ordnance Survey material with the permission of Ordnance Survey on behalf of Her Majesty’s Stationery Office. © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Croydon Council licence no 100017680. 2007
Croydon’s regeneration is dependent on a raft of new developments, some under way, some planned and some still in the very early stages that will change the face of Croydon – the town centre and the district centres. We take a look at the major schemes that are set to revitalise London’s third city and attract attention to one of the capital’s more forward-looking boroughs.
INNER BOROUGH 11. Park Place 12. Wellesley Square 13. Chroma 14. Cherry Orchard Rd 15. Aurora 16. Odalisk 17. Altitude 25 18. Station Rd 19. Bridge House 20. Exchange 21. Centre View 22. IYLO
OUTER BOROUGH 01. Broad Green 02. South Norwood 03. Wandle Park 04. New South Quarter 05. Waddon 06. New Addington 07. Purley 08. Coulsdon 09. Lion Green Rd 10. Cane Hill
KEY TO PROJECTS
City3 14
Developer Minerva/Lend Lease
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THE Queen’s Gardens
CANE HILL
LION GREEN ROAD
COULSDON
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PURLEY
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STATION ROAD
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CENTRE VIEW
THE QUEEN’S GARDENS
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ODALISK
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IYLO, ST JAMES’S ROAD
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ALTITUDE 25
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GEORGE CHROMAST TOWER
City3 15
SUFFOLK HOUSE
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NEW 09ADDINGTON
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So, how’S thiS £3.5 billion of inveStment going to take Shape? (for more detail, go to page 32)
What’s happening, where
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AURORA
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09
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01.Croydon gateway 02.george St tower 03. park place 04.altitude 25 05.bridge house 06.iYlo, St James’s project 07.exchange 08.wellesley Square 09.Cherry orchard road
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Outer borough Map
City3 16
INNer Borough
Park Place
Developer of Park Place, Minerva, will resubmit its planning application scheme next spring to update the project. The original scheme, for which planning permission was granted in 2002, comprised 100,000sq m of shops, cafes and restaurants, anchored by a new department store, a bus interchange, 1,900-space car park, a new public square and remodelled Queen’s Gardens. However, that scheme is effectively eight years old and Minerva has been working with architects RTKL to redesign it, partly to meet the requirements of John Lewis Partnership, the preferred anchor store. The overall design format is being changed from a covered mall to a more open, street-facing scheme. The new scheme will no longer include a bus interchange, but is likely to include up to 500 residential units. To keep the area active before demolition begins, some traders are being encouraged to take premises in the western end of the current mall on a temporary basis.
Wellesley Square
Berkeley Homes’ £140 million tower in central Croydon received planning permission earlier this year. Designed by Rolfe Judd architects, the development will include a 44-storey tower topped by a light feature that will be part of Croydon’s skyline project. The scheme will deliver over 3,000sq m of retail and office space and 739 apartments. Central to the plans are a new town square and an on-site renewable energy source to reduce carbon emissions. Detailed design for the project is ongoing and enabling works are expected to start on site in the new year.
Chroma
Terrace Hill’s George Street development has changed its name from George Street Tower to Chroma and received planning consent for its revised application. The scheme will now feature a 17-storey office block with 2,000sq ft of retail space on the ground floor. The block will provide 258,000sq ft of much-needed grade A office space on a site opposite East Croydon train station.
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FROM LEFT TO RIGHT: VICTORIA STATION UPGRADE CROYDON TRAMLINK HIGH SPEED 1 WEMBLEY STADIUM
Building for today, designing for tomorrow Mott MacDonald is a 13 000 strong global management, engineering and development consultancy, with headquarters in Croydon. We are working throughout the UK to help drive forward economic, physical and social regeneration. We have been contributing to Croydon’s growth for over 30 years through project development for public and private sector customers in areas ranging from property to environment and transport, including cost consultancy.
www.mottmac.com
Our current portfolio includes a feasibility study for East Croydon station, addressing various options for resolving congestion. We are also working on major infrastructure projects that will benefit residents and businesses in the Borough of Croydon and beyond, such as Crossrail, East London Line, Thameslink and Victoria Station Upgrade. For more information please contact Stephen Coker: t +44 (0)20 8774 2946 e stephen.coker@mottmac.com
City3 18
Cherry Orchard Road
Menta’s four faceted towers scheme was submitted for planning permission this autumn. The comprehensive mixed-use regeneration scheme, designed by Make architects, uses on-site renewable energy technology and high-quality materials and detailing to provide a range of new homes for city centre living, in a mix of private and affordable housing. One tower will exclusively provide modern, grade A office floorspace with retail space on the ground floor.
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Outer borough Inner borough
Altitude 25
Aurora
Near the hub of East Croydon station, planning permission has been granted for a 17-storey office building. Designed by Quantic Associates, the building will include basement parking, a retail unit, a large atrium and a new pedestrian route from Dingwall Road through to Wellesley Grove helping to increase muchneeded permeability in the area. Section 106 agreements include £190,000 spent on highquality landscape works around the scheme to include paving, a shared surface vehicular table, trees, seating and gates. Under the Section 106 agreement, the developer will also fund improvements to the public transport infrastructure, the Skyline project, and implementation of the council’s 2020 Vision, and contribute towards a proposed public art project.
Odalisk
Designed by CZWG architects and developed by Guildhouse-Rosepride, this major development is currently at the pre-planning application stage. The mixed-use scheme will feature two linked towers. The 35-storey tower will accommodate a 200-bed four-star Intercontinental hotel and approximately 100 serviced apartments, the 51-storey tower will provide 25,000sq m of grade A office space, a new leisure centre and community facility and 360 apartments.
This 25-storey tower is under construction and is already changing the Croydon skyline. The luxury residential skyscraper, developed by Howard Holdings, will provide 236 apartments ranging from studios to one-, two- and threebedrooms topped with a selection of penthouses. The building, which is due for completion in the spring, was topped out in January this year. The glass, steel and terracotta cladding was almost complete as City3 went to press and the internal fit out is ongoing.
Station Road
Barratt, together with Portman Square Holdings, is working on a proposal for a £50 million mixeduse development for a site directly opposite West Croydon station. Broadway Malyan is designing the scheme which will include retail accommodation on the ground floor and a mixture of residential units set above.
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Exchange
This residential development by Howard Holdings is now complete and owners of the 66 loft-style apartments moved in throughout September. The former telephone exchange at the heart of Croydon’s cultural quarter has been extended and converted and will feature retail units on the ground floor opening onto the piazza.
Bridge House
Construction is well under way on this seven-storey residential building, which will offer 75 homes on the edge of the cultural quarter. The pod construction is nearing completion and cladding will then begin followed by landscaping works around the pumping station which will be developed at a further date. Developer Howard Holdings is expecting completion of Bridge House in April 2009.
Outer Inner borough
Centre View
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Tower Homes’ residential development in the heart of Croydon on Whitgift Street was completed in June. The ten-storey, eco-friendly block comprises 76 one and twobedroom apartments with a percentage available via shared ownership for key workers. Environmentally friendly elements of the building extend to wind turbines producing energy for the building’s lighting, bicycle storage, a communal boiler system and a green roof to increase the area’s biodiversity complete with peregrine falcon ledge.
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S W E N T S E T A L NewSouthQuarter, Purley Way, Croydon
New South Quarte r. A new destination for C roydon
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Facts about NewSouthQuarter NEXT TO WANDLE PARK TRAMLINK (JUST 19 MINUTES TO WIMBLEDON)
Computer generated ima ge of the proposed dev elopment
AN EXCITING NEW URBAN VILLAGE IN THE HEART OF CROYDON
C
onstruction wo rk is well underway at New South Quarter, Barratt’s stunning new urban village on the Purley Way, one mile from Cro ydon town centre. The 13-acre site, formerly occupied by a disused ga s works, is being transformed int o a striking landmark develop ment that will form an importa nt part of the regeneration of Cro ydon. Barratt is creating almost 800 new homes - studio, on e, two and three bedroom apartme nts - together with a medical centre, nursery school, café and conven A range of comm ience store. ercial spaces, including worksho ps and dedicated business start-up units, will meet the growing dema nd for business space in the town. Adam Lawrence, Re gional Managing Director for Barra tt London and Thames Gateway , says: “At Barra tt we’ve built a reputa tion for bringing
new life to tow ns and cities. New South Qu arter is one of our largest pr ojects and wi ll undoubtedly ma ke a substantia l impact to Croydon by contributing much needed hous ing and business space to the tow n. Above all, New South Quarter will be a very exciting place to live and work.”
New South Quarter features the best in modern Britis h architecture. Buildings are set around their own courtyards and gardens; colourfu l modern materia ls and differen t building heights give the development a ve ry attractive and distinctive look. Apartments are sharply contempora ry with an openplan layout that ma kes the most of light and space.
The first homes are expected to be ready for occupation in spring/summer 2009 when this superb urban villag e will come alive.
NewSouthQuarter, Purley Way, Croydon
www.newsouthquarter.co.uk Telephone: 0844 555 5057
PART OF THE DYNAMIC AND AMBITIOUS REDEVELOPMENT PLANS FOR CROYDON CITY CENTRE WIDE SELECTION OF HIGH SPECIFICATION , CONTEMPORARY APARTMENTS WITH DISTINCTIVE ARCHITECTURE SET AMONG IMPRESSIVE LANDSCAPED GARDENS AND COURTYARDS STRIKING CENTRAL FEATURE OF A CLASSICALLY ITALIAN INSPIRED ‘CIRCUS ’ ON SITE FACILITIES INCLUDE A MEDICAL CENTRE, NURSERY, CAFÉ AND CONVENIENCE STORE WORKSHOPS AND BUSINESS START-UP UNITS AVAILABLE EASY ACCESS TO EAST AND WEST CROYDON MAINLINE STATIONS ONLY 11 MILES TO LONDON BRIDGE
FROM BARRATT, BRITAIN’S LEADING URBAN REGENERATOR Call into our Marketing Suite on Monday, Thursday & Friday, 10am - 6pm and Saturday & Sunday 10am - 5pm
Open spaces to relax and de-stress
Village amenities Computer generated image of the proposed Circus at New South Quarter
At the heart of New South Quarter is an impressive ‘Circus’, inspired by classic Italian architecture and flanked by two crescent-shaped buildings, on either side of the River Wandle. On one side of the river is a natural area; on the other, more formal landscaping. Above this is a striking amphitheatre, a fantastic place to sit and relax. “Living in an urban environment, an attractive landscape on your doorstep is priceless. Your home should be more than the apartment you choose. It’s a community; a place that you can relax and de-stress. We’ve created open spaces where you can experience the place you live in different ways. Whether you’re enjoying The Circus or relaxing in one of the private gardens, the experience you have is different. Each gives you a fresh perspective. And, the experiences are constantly changing. We want to provide an environment that you can get as much out of tomorrow as you do today.” Kevin Twyford, Landscape Designer
ON THE RIGHT LINES GREAT TRANSPORT LINKS Last year, over 18 Croydon Tramlin million people forsook their cars, buses or k. trains and jum ped on the Wandle Park Tr amline is just moments from reliable tram se New South Qu rvice takes pe arter. A frequen ople as far as Wimbledon an t, fast and Pedestrian an d Beckenham. d cycle routes w ill link New So Wandle Park Tra uth Quarter w mline and near ith Croydon To by Waddon Pa can take as lit wn Centre, rk. Train links to tle as 13 minut es and there’s Victoria and Lo ndon Bridge a round the clo ck service to Ga twick airport.
EVERYTHING NEEDED TO LIVE AND WORK IN ONE PLACE suitable for South Quarter will be jewellery The workshops at New m fro , ies pan com creative all types of small s. makers to photographer For those people workspaces available. These aren’t the only offices run by n, there are serviced setting out on their ow t are specially tha ture Ven ss ine Croydon Bus businesses p rt-u sta p designed to hel ration. ope of rs yea through their first few needs more than A thriving urban village ces. New South living and working spa dical centre and me n ow Quarter has its child care easy g even a nursery, makin s. for familie l be a café where In The Circus, there wil ich or sit outside dw san a b gra people can and a local o cin sipping a cappuc ry eve day, or last convenience store for s. itie minute necess
FITTING WITH THE ENVIRONMENT Sensitivity for the environ ment is inherent in the creation of New South Quarter.
s e n i l ight
r e h t On
A communal heating system will provide res idents with a sustainable energy sup ply of heating and hot water. Apartments will be linked to a cen tral boiler system that uses renewable woodchip fuel sourced mainly from recycled tree cuttings in the Croydon area and reduce s carbon emissions by 10% . The stretch of the River Wandle that passes thro ugh New South Quarter forms part of the Wandle Trail, a wa lking and cycling path that runs along the length of the river. The river, which currently runs under the development in a closed culvert, will be raised to its former glo ry.
1, 2 and 3 bedroom apartments from £194,995 Prices correct at time of going to press.
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Outer Borough PURLEY
Architect John Thompson & Partners has been selected by Croydon Council to create a masterplan for Purley town centre, detailing how Purley will evolve over the next two decades. The Clerkenwell-based practice undertook a weekend of indepth community planning in July 2008, which more than 150 people attended, participating in workshops and hands-on planning sessions. Several key proposals emerged, including: ■ r eplacing the current road gyratory with simplified crossroads at Purley Cross ■ improving public realm and pedestrian access throughout the town centre, and pedestrianising the high street at certain times ■ creating a multi-use games area ■ building a new parkway with watercourse and cycle route These initial suggestions will be worked on further with input from other parties such as Transport for London. The masterplan is part of the Croydon-wide Shaping Places initiative, which aims to deliver a strategic document for each area of the borough.
BROAD GREEN
Fairview New Homes has transformed the former Phillip’s office site on London Road into West Croydon’s newest residential development with almost 300 new flats. Planning permission was initially granted for the scheme back in 2006, relating to the conversion of the existing buildings into flats and the creation of extra wings for further residential space.
CANE HILL
Extensive public consultation carried out by English Partnerships will ensure the regeneration of the Cane Hill area reflects the wishes of the community. After being presented with four development options, responses from the public suggested employment uses in the vicinity of the hospital buildings and residential and town centre uses at the north end of the hill were most popular. English Partnerships agreed with this preference and is working to refine plans for the area based on this model. A planning application is expected mid-2009 and work should start on site in 2010.
NEW ADDINGTON
Central Parade has been promised a new lease of life, as planning permission was granted for the proposed Tesco development in June 2008, after being referred to the Greater London Authority. Construction is now expected to begin on site in February 2009, with completion anticipated by summer 2010. The £80 million scheme consists of two main blocks, one featuring the Tesco supermarket, 250 homes and a business enterprise unit with start-up space for new businesses, and the other providing community facilities comprising a library, community centre, council one-stop shop, and a leisure centre with swimming pool, café and health centre, all included as part of the development’s Section 106 agreement.
LION GREEN ROAD
Discussions are ongoing between Croydon Council and preferred developer Castlemore for the redevelopment of the Lion Green Road car park site into various wet and dry leisure facilities, including a community hall and new leisure centre. The community elements of the development are to be funded through the residual value generated from the creation of residential units alongside a 3,500sq m supermarket and other smaller retail outlets. The development site will also include adjacent land owned by English Partnerships.
Cargreen Mews
Planning application will be submitted by MacDonald Egan Developments before the end of the year for this residential scheme. Designed by Emoli Petroschka architects the development of five four-bedroom family houses with roof terraces and gardens is located next to South Norwood station.
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Outer borough
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SAINSBURY’S
Now height-related design problems have been resolved, planning permission has been secured for the proposed Sainsbury’s store at the old Pinewood Motors site in Coulsdon. Work will begin in September 2008 on the five-storey development with a 5,446sq m store on the ground floor and 26 flats above with roof terrace. It will also include 247 parking spaces for the retail and residential elements and a range of street level environmental improvement works. (For more on supermarket-led regeneration, see page 42)
WADDON WAYLANDS
Although Hyde Housing has pulled out of the regeneration scheme centred around the former Waylands site on Purley Way, Croydon Council remains committed to the redevelopment of the site. It is currently evaluating a number of options for the scheme, but is adamant that it will contain a swimming pool.
NEW SOUTH QUARTER
The construction of Barratt Kent’s £167 million new community in Waddon is well under way. Completion of the first residential units is expected in spring 2009, with the rest of the north-east quadrant finished by August. Not content with this, Barratt Kent is already seeking permission to extend the site.
SOUTH NORWOOD AND CRYSTAL PALACE
WANDLE REGIONAL PARK
The plans for the Wandle Regional Park are slowly moving closer to fruition, with proposals put before the cabinets of four London boroughs in summer 2008. Part of the London Plan, the park would be only the second of its kind in London. It would follow the path of the River Wandle – once ‘Europe’s hardestworking river’, powering 90 mills in the industrial revolution – as it meanders its way from Croydon, through Sutton, Merton and Wandsworth, to the Thames.
A Croydon Enterprise-led investment programme worth £2 million is paying off in South Norwood, with 30 new businesses attracted to the area in the 18 months up to August 2008, the majority of which were retail-based. Portland Road is the main success story of the initiative. The street was formerly very run-down, and had many vacant premises, but has already attracted 20 new retail residents, for a new lease of life. This will hopefully create critical mass of new outlets, furthering the area’s retail prowess. The companies were attracted to South Norwood by funding assistance, crime prevention initiatives, premises improvement schemes and committed community groups. n
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Outer borough
DEAL OR NO DEAL ADVICE TO MAKE THE RIGHT BUSINESS CHOICES
Tel: 0844 984 1500 www.dickinson-dees.com Newcastle York Tees Valley London
LEGAL SERVICES
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Xxxxxx Education xxxxx
Education, education, education
Children are the future. And that future is looking increasingly bright for the young people of Croydon, as the Government’s ambitious Building Schools for the Future programme kicks-off in earnest. Alex Aspinall reports
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City3 30 Above: The new CALAT centre offers education for all.
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n 2004 the government announced that nearly every secondary school in the country was to be either refurbished or rebuilt and money would be available for investment in primary schools and colleges. Building Schools for the Future (BSF) is a massive project. The programme will see around £45 billion invested in Britain’s schools by the year 2020, with every local authority eager to make the most of their role in the biggest investment in education for over 50 years. Schools in Croydon will receive over £350 million, to be spent on creating new places of learning, bringing older ones into the 21st century and furnishing them with the technologies required to give Croydon’s young people the best possible chance of success in the future. Mervin Sharp, Croydon Council’s BSF education adviser, is confident the programme will be of great benefit to the borough. “BSF is not a building programme but an educational
programme,” he says. “It lays down the vision we have for improving education over the next 15 years. The programme then funds the rebuild or refurbishment of our schools to make them fit to deliver the vision. “The programme will improve the range and quality of education to every young person aged between 11-19. The availability of a trained workforce is essential for the sustainability of Croydon and delivery of its aspirations for the future.” Deciding how to spend Croydon’s allocated funding is a hugely important task. A deft touch will be required to ensure the balancing act of deciding what is to happen at each school is managed as effectively as possible. The council drew up a set of proposals detailing their recommendations for how each school would best be catered for during the investment programme. The proposals were published as a secondary review on the council’s website
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Schools in Croydon will receive over £350 million to be spent on creating and updating places of learning
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and Bryanston Square Consulting were chosen to manage the collection of feedback and opinions from interested local residents. The review was open until 30 September, after which a detailed report was given to the council for further consideration. Final decisions regarding what will be done, and where, will be made later this year. “This is a very large programme and a once-in-a-generation opportunity to improve the secondary school estate,” says Sharp. “It is vital that we ensure best value for money. It will mean a wider choice of opportunity and better education for all young people. This will better enable them to enter the world of work and provide the workforce that businesses in Croydon need.” But learning shouldn’t be a
privilege extended only to the young. Developing new skills as an adult can be an invaluable step in facilitating career progression, getting people back into work and for building self-confidence. It can also contribute to the regeneration of an area. Better qualified people are able to contribute more to their environment; improving the prosperity of the borough, increasing the money generated by the borough’s businesses and enhancing life opportunities in the local communities. It is towards these ends that Croydon’s newest adult education centre has been established. Croydon Adult Learning and Training (CALAT) is the sixth largest adult education service in the country, offering over 1,500 part-time courses in various venues across the borough
of Croydon. The organisation already has centres in South Norwood, Thornton Heath and Croydon High Street, but June 2008 saw the opening of its state-of-the-art centre in New Addington. “New Addington has been noted nationally as an area of substantial economic deprivation and the opening of our new centre is the first step in a series of planned investments aimed at improving the socioeconomic well-being of the local community,” says Rosemary Sloman, head of adult learning and skills. “The centre will offer a wide range of learning opportunities contributing to raising skill levels in the area. “The drive at the moment is to help raise the skill levels in the area and facilitate progression ➔ in the local community.
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Education
Above and below: Croydon College is just one of four further education facilities in the borough.
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You only have to listen to some of the stories of our learners to appreciate the power education has to change lives. It not only equips us with the skills needed to increase employability but helps us realise our full potential
The centre will offer a wide range of learning opportunities providing the chance to develop new skills, find new interests or gain a qualification. It will provide a gateway to learning, enabling people to progress in their careers or go on to further learning.” CALAT’s new centre is designed to give its users all the support needed to improve their lives. As well as training and learning opportunities, the new building houses a range of dif-
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ferent service providers, including the Jobcentre, Connexions, the Croydon Youth Service team, the PCT and a learning support centre. Regeneration often conjures up images of new buildings and physical development but a broader understanding of the term incorporates an acknowledgement of the fact that a location cannot truly move forward while leaving its inhabitants behind. Community engagement and a concerted effort
to encourage local residents to make the most of the opportunities presented to them are as important as the creation of new buildings when facilitating the regeneration of areas of deprivation. And an understanding of this is at the heart of the new community-owned CALAT centre in New Addington. As Sloman explains: “This centre will be owned by the community and represents a real resource for local people: a first of its kind at CALAT. It brings together various providers offering information and support and offers space for community activities as well as training opportunities for all. “It will be a hub for local activity. The space is flexible enough to stage a wide variety of community events. The New Addington library for example will be temporarily based in the centre while it is being rebuilt as part of the area’s regeneration plans. Anyone can access the centre and make the most of the facilities and services available.
This is a different approach for us with a focus on the community.” And it is an approach that is likely to facilitate more meaningful change for the local community than another brand new, aesthetically impressive, mixed-use development could realistically be expected to achieve. Croydon has been known for many things over the years. But as the borough continues to evolve through its regeneration programme, its education offer seems to be coming to the fore. And this is clearly a change for the better. Sloman is buoyed by the changes taking place in the borough. “Education is important,” she says. “You only have to listen to some of the stories of our learners to appreciate the power education has to change lives. It not only equips us with the skills needed to increase employability but it also helps us to realise our full potential, gain confidence and ultimately engage and contribute more as members of the community.” n
Extending education Croydon’s educational sector is to receive a further boost in the guise of an impressive extension to Croydon College. The £33 million scheme, which is due for completion by the end of 2009, is part of the ongoing programme of redevelopment designed to ensure the college remains at the forefront of training and education in South London. The new phase of the college’s renaissance will see the complete refurbishment of the third and fourth floors, as well as the considerable extension of the Fairfield building. The new facilities will provide a stateof-the-art learning resource centre, as well as more social and learning space and new facilities for the performing arts.
But that is far from being the only building work to be completed on the site. Planning permission has been secured, and Section 106 agreements are currently being drafted on the college’s impressive 29-storey mixed-use extension (pictured right). Nightingale Associates was commissioned to develop the scheme design, which will include 10 floors dedicated to educational use, and 18 for residential. Mariane Cavalli, the college principal says: “The start of this next phase of work is yet another milestone in the continu-
ing development of Croydon College. This is a major project, which will transform the college and provide leading-edge facilities for Croydon. “This is not a facelift; it is about providing a learning space that will change the way students and staff interact. It will provide some of the best facilities in London and enable us to continue delivering the training needed by both residents and businesses in South London at every level – from entry to post-graduate.” n
CHILL AT ALTITUDE
Altitude 25 CROYDON a rare opportunity to live in this iconic building. A stunning development of 236 studio,1, 2 & 3 bedroom apartments and penthouses in a 25 storey tower.
Come home to the height of style... All enquiries 0800 032 7720 www.altitude25.com Computer generated image of Altitude 25, internal photograph of previous Howard Holdings development.
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Business first Croydon’s office market is home to international companies and small start-up businesses alike. Kirsty MacAulay discovers the appeal
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or those in the know, the news that Croydon is a major business hub and one of the most entrepreneurial places in the country will come as no surprise. Others however, may be shocked to discover the borough is home to over 20 blue chip companies including the likes of Nestle and AIG, plus a large number of start-up companies. The borough’s success makes sense if you consider its excellent transport links; just 15 minutes by train from central London, tram links to surrounding town centres such as Wimbledon, the proposed East London tube extension will connect the borough to the underground network and it is only a short distance from the M25 and Gatwick airport. The London Office Policy review 2006 notes that Croydon remains the ‘only full scale city centre office market with critical mass outside of central London’ and further comments ‘the office
development is likely to form an important component of central Croydon’s regeneration over the next 20 years’. The regeneration programme is now under way and set to give the borough a complete image overhaul making it more attractive to companies and individuals considering relocating. Croydon is famously home to Nestle, the landmark Nestle tower dates back to the 1960s, but more recently a wide range of big-name companies such as NCP, RBS and BT have chosen Croydon for their headquarters. According to Brian Stapleton, CEO at Croydon Business, often people don’t realise what Croydon has to offer. He says: “The mental image people have of the place doesn’t fit with the reality. Considerable savings can be made on rents in Croydon and more and more people are now looking to relocate outside of central London, we’ve been getting a lot of enquiries.”
Business
late spring, will include panoramic exterior lifts. By the end of 2009 Prospect First will offer 190,000sq ft of grade A office space with 19,000sq ft floorplates with triple height glazed atrium, cycle racks and showers. The latest refurbished block to hit the market, 69 Park Lane a 10-storey building offering 80,000sq ft of office space, made headlines when it achieved £20.50 per sq ft - the highest rent in Croydon in over six years. Bashford continues: “In the past, rentals achieved have not been quite high enough to encourage developers to knock down the 1960s stock and replace it. However, as we start to get over the £20 per sq ft mark, redevelopment is becoming a viable and attractive option. In some cases, such as Impact House, refurbishment will make sense and represents a welcome addition to Croydon’s offer, but this will not always be the case. Where brand new buildings are pro-
posed, they offer a blank sheet of paper giving greater scope to satisfy demand from operators looking for headquarters. They can get involved in the design to make sure they get exactly what they need.” Luckily there are a host of brand new buildings on the horizon. A spate of new office developments are planned including Terrace Hill’s 17-storey office block Chroma, an office building on Dingwall Road and 25,000sq ft of Grade A space on Lansdowne Road Odalisk, designed by CZWG architects. It is hoped that this increase in quality office space, alongside the regeneration programme, will make Croydon a relocation destination for companies looking to move out of central London. Tom Mellows, associate director at Savills comments: “There are lots of schemes in the pipeline – it could be superb. The fact Croydon has got trams, trains and soon the tube is ➔
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The lion’s share of the borough’s Grade A office stock is refurbished space, a whopping 89%, according to Stiles, Harold Williams’ 2008 first quarter office report and forecast. This is due to the swathe of 1960s built office blocks in the town centre. Simon Bashford, principal planning officer at Croydon Council says: “While quite a lot of stock is perhaps a little tired and outmoded, the perception is that much of this space is vacant. In truth, the vast majority of it is actually occupied.” Impact House and Prospect First are just two of these office blocks that are being upgraded to offer grade A space. Impact House is being extended, the central tower will have an extra three floors of office space while the wings, which were previously five storeys will be extended to eight floors with a gym and terrace on the top floor of one side and cafe with terrace on the other. The refurbishment, which should be complete by
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People are now looking to relocate outside central London and considerable savings can be made on rents
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Right: The Nestle Tower is home to one of Croydon’s many blue chip companies. Far right: Coming soon, Prospect First’s refurbished office block.
brilliant, if we can get more grade A office space it could change people’s perceptions of the town. The Gateway site is key to it, once that is up and running Croydon will stand a far better chance of attracting people in.” The spring 2008 Jones Lang LaSalle report suggests tenants are prepared to pay more for better space and there is “potential for considerable rental growth to reach £30 per sq ft by 2010.” This is backed up by local agent Neil Barker, director at Stiles, Harold Williams who adds: “There is an acute shortage of good office space, most of the demand in Croydon is for refurbishments but any new development will be up around the £30 mark – if there is only one new building available people will pay top rent for it.” Mellows says: “Currently all lettings come from within Croydon. Small sites are not well catered for so we’ve decided to focus on smaller spaces – the majority of our spaces are 5,000 to 10,000sq ft. We’re looking at offering smaller suites to attract small, local companies.” This is confirmed by Simon Bashford who claims: “Because of Croydon’s entrepreneurial spirit we need lots of small, affordable spaces, not just standard offices. There are positive signs that these are being delivered, the Enterprise Centre on London Road is under construction and providers like Croydon Business are on hand to offer support for small enterprises.” Croydon has a surprisingly
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We Croydon large proportion of small and new businesses, encouraged by initiatives such as Croydon Enterprise; a three-year programme to create opportunities for residents to start up a business or expand existing small companies. Delivered by Croydon Business, Croydon College and the private sector the initiative is funded by a £20.3 million Local Enterprise Growth Initiative (LEGI) grant. Croydon Enterprise is encouraging the borough’s future businessmen to step out and make their mark. Help is offered in the form of an advice hotline, speed networking breakfasts, subsidised overseas trips to encourage new trade opportunities and financial aid. The success of the scheme is apparent from Croydon’s burst of entrepreneurial spirit as Stapleton says: “When we looked at it three years ago Croydon didn’t have, for its size, the same amount of small businesses as other places. There wasn’t enough support for small businesses. We’re encouraging small businesses, we’re pushing the work from home option, broadband makes that possible, but we’re also advertising smaller spaces in the town centre to encourage inward investment.” Croydon is traditionally seen as a back office location lined with 1960s tower blocks but that image is set to change with new, local businesses coming through, major firms relocating and a raft of shiny, new office developments on the cards, the ‘engine room of South London’ as described by Boris Johnson, is set to move up a gear. n
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If we can get more grade A office space it could change people’s perceptions of the town. The Gateway site is key
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Mott MacDonald Mott MacDonald located in Croydon over thirty years ago. Chris Trinder, group marketing director: Q. What are the benefits of being in Croydon? We’re able to attract excellent existing and potential employees from the diverse community of Croydon and its surrounding areas. Good transport links also enable us to attract employees from a wide pool beyond the home-counties, particularly those who do not want to travel into the heart of London on a daily basis. There are a number of restaurants and bars to accommodate staff needs and the shopping facilities are excellent. Q. Why it was decided to locate the company in Croydon? Croydon was originally chosen for its close proximity
to London and easy access to the capital’s supporting rail, air and road links. As a global consultancy company access to good travel links is imperative. Q. How do you think the regeneration programme will change things? Regeneration of Croydon could potentially be very exciting both in terms of creating new job opportunities and in bringing new businesses and facilities into the area. It should address the need for more good quality office space as well as for a five-star hotel and really good quality dining and entertainment facilities.
NCP NCP relocated to Croydon from central London 18 months ago. Mark Peasnall, business development director: Q. What are the benefits of being in Croydon? It is cheaper but still very close to central London so you get access to a skilled workforce and often shorten the commute for many. Also it is well located near to the M25 and M23. I don’t think there are any real disadvantages – a lot of our staff used to head to Oxford Street on their lunch break but now they have got a good shopping centre literally on their doorstep. Q. Why was it decided to locate the company in Croydon? NCP operate a number of car parks in Croydon. We became aware of vacant office space in the Whitgift Centre and decided to consolidate our
control rooms, we took one floor with potential to expand. When the lease for our central London head office expired it made sense to move to Croydon consolidating our head office with our national operations centre. Croydon is slightly cheaper with good and fast train links into central London and out towards the South East. We’ve got 100 staff and a good proportion of them relocated with us. Q. How do you think the regeneration programme will change things? The regeneration plans will have a positive impact on staff as they will enhance the local environment in which they’re working.
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It’s not just the good transport links that make Croydon the perfect relocation destination… Strong and diverse economy
Transport
Education
Car The M25 and M23 are just outside of the borough.
Croydon has a wide range of major employers and one of the area’s principal strengths is the diversity of employment available. It is one of London’s most important office hubs, the base for businesses in finance, insurance, travel, food and engineering. Public sector employment has also grown significantly in recent years.
Trains East Croydon station to London Victoria or London Bridge - 16/17 mins. West Croydon station to London Victoria or London Bridge - 29 mins. East Croydon station to Brighton - 36 mins. East Croydon station to Gatwick airport - 15 mins.
95 primary schools. 21 secondary schools. 4 further education colleges (Croydon College, John Ruskin College, Coulsdon College and the Harris Academy at Crystal Palace) Croydon is also home to the BRIT School for Performing Arts and Technology.
Major employers
Bus Croydon has a comprehensive bus network. West Croydon bus station is currently the focus of a major redevelopment.
Primary schools
95
Airport Central Croydon is just 15 minutes by train from Gatwick airport. Flights from Gatwick airport go to Europe, America, Asia and the Middle East.
minutes from Gatwick airport.
Small businesses 94.6% of companies employ less than 24 staff. Croydon was London regional winner of the Enterprising Britain Awards 2007.
The borough’s first City Academy opened at Coulsdon High in September 2008. Croydon College has been restructured and has major extension plans. The Building Schools for the Future programme will invest £350 million in Croydon’s educational provision.
Tube The East London Line extension due to open by 2012. New tube stations will be created at Norwood Junction and West Croydon.
15
AIG Balfour Beatty BT Home Office UK Border Agency Lloyds TSB Mott MacDonald Nestle Pegasus RBS Virgin Media
Trams The tramlink network opened in 2000. Three lines run to Wimbledon, New Addington and Beckenham Junction. Over 20 million passengers a year. Extension to Crystal Palace opening 2013.
Central Croydon is just
City3 38
Vital information
City3 39
Business
Open spaces
Culture
Croydon has over 120 parks and open spaces.
Although seen mainly as a business and retail centre, Croydon has a surprisingly rich cultural offer.
Croydon Sports Arena, South Norwood, is used for football, athletics and cycling. There are swimming pools and gyms at New Addington, Monks Hill, Purley, South Norwood and Thornton Heath. The borough has: 16 sets of tennis courts 11 basketball courts 11 bowling greens
Healthcare Hospital provision is the responsibility of the Mayday Healthcare NHS Trust, running the Mayday University Hospital at Thornton Heath and the Purley War Memorial Hospital (which has permission to be rebuilt). The Croydon Primary Care Trust provides GP and community services. Mental health services are provided by the South London and Maudsley NHS Trust. The most important private centre in the borough is Shirley Oaks Hospital, part of BMI Healthcare.
14
conservation areas
n The borough has 14 conservation areas. n Architectural attractions include Addington Palace, Croydon Palace and the Croydon Airport Visitor Centre. n Fairfield Halls in Park Lane is the largest art, entertainment and conference centre in South London. n Fairfield’s concert hall and Ashcroft Theatre host major musical and drama events throughout the year ranging from ballet to the Mighty Boosh. n The Fringe Warehouse Theatre, founded in 1977, has a strong youth and educational programme. n Croydon has two multiplex cinemas (Vue and Odeon) plus the art house David Lean cinema. n Croydon Clocktower, the main community arts centre, also houses the borough’s central library and doubles as Croydon Museum. n The borough has 13 branch libraries.
The borough has
acres - Selsdon Wood Nature Reserve, owned by the National Trust
200
n Woodland accounts for over 8% of the borough’s land area - one of the highest proportions in London. n 200 acres - Selsdon Wood Nature Reserve, owned by the National Trust. n 125 acres - South Norwood Country Park. n 114 acres - Lloyd Park. n 48 acres - Addington Vale. n Countryside parks include Happy Valley, Farthing Downs and Foxley Wood.
Sports facilities
➔
City3 40
Vital information continued
Housing
The major shopping centre for South London, Central Croydon has two main shopping malls. The Whitgift Centre opened in 1968 and has more than 25 million visitors a year. It is about to be redeveloped and expanded by new owner Howard Holdings. Centrale offers 820,000sq ft of retail space. The mall opened in 2004, it has a 160,000sq ft House of Fraser store and a 215,000sq ft Debenhams, among other big names. Croydon’s largest retail park is on Purley Way, a section of the A23 which is home to most of the major national non-food specialists, including IKEA, Toys R Us, Marks & Spencer and PC World. According to Colliers CRE, Zone A retail rents in Croydon are currently around £270 per square foot.
The borough of Croydon offers a very wide range of properties in both type and price. It is also relatively more affordable than most parts of inner and central London. These factors explain why house prices in Croydon, according to the latest figures from the Land Registry, appear to be holding up well during the current downturn.
of retail space.
Centrale offers
820,000sq ft
Retail
Property type Land Registry sale prices
June 2007
June 2008
Flats/maisonettes Terraced houses Semi-detached houses Detached houses
£187,900 £228,700 £297,400 £497,000
£199,900 £243,400 £316,600 £529,100
All properties
£265,500
£282,600
The diversity of Croydon’s homes market is well illustrated by figures from FindaProperty.com, the property website owned by Associated Newspapers. The following shows average asking prices during June-August 2008. Area Asking prices studio flats 2-bed flats New Addington Norbury Purley Thornton Heath
£129,000 £149,800 £161,200 £123,500
£169,000 £241,600 £221,000 £174,400
Area Asking prices 2-bed houses 4-bed houses New Addington Norbury Purley Thornton Heath
£226,300 £261,400 £255,000 £218,800
£386,700 £493,400 £501,800 £311,900
City3 41
Business
Major developments
Workforce
Croydon’s mix of upcoming developments covers offices, residential, retail and transport. The credit crunch has led to delays and changes to some of the schemes in the summer of 2008, but investment and permissions are already in place for important developments starting later this year and during 2009.
n Over 216,000 residents are of working age. n 30% of Croydon’s working age residents are educated to NVQ4 or higher. n Almost 80% of residents are economically active. n The proportion in employment is over 5% higher than the London average. n 11.6% of Croydonians are self-employed. n Only 1.5% of the local workforce was on Jobseekers Allowance in June 2008. n Gross weekly pay for full-time workers was £490 at the end of 2007 (less than the London average of £580 but higher than the national figure of £459). n 50,000 people commute into Croydon daily. n 78,000 people commute out of Croydon daily.
200 units 300,000sq ft 200,000sq ft 200 units 100 units 300,000sq ft 300,000sq ft 300 units 150 units 300,000sq ft 300,000sq ft 180 units 1,000,000sq ft 200,000sq ft 900,000sq ft 800 units 500,000sq ft
Demographics The London Borough of Croydon has a population of 337,000 (2006), living in 147,000 households. The ethnic mix, as reported by the 2001 census, is characteristic of the London region, with 72% of residents classifying themselves as White British and significant communities of Caribbean or African origin (46,000) and Asian background (38,700). According to the ACORN social classifications, Croydon is home to a very large number of ‘aspiring singles’ (over five times the national average), as well as those enjoying ‘urban prosperity’ (315% of the national figure).
of Croydon households are in owner occupation
68.4%
68.4% of Croydon households are in owner occupation. 10.4% in council properties, lower than average. 6.7% in other forms of social housing. 14.5% in the private rental sector, higher than the national average.
Employment by industry 60.2% - Private services sector. 30.8% - Public services, including education and health. 3.9% - Manufacturing. 5.1% - Construction. 7.1% - Tourism-related jobs.
residents are of working age
residential offices offices residential residential offices/leisure offices/residential residential educational/residential offices offices residential offices/mixed-use offices offices/retail/leisure residential retail
216,000
Altitude 25 Apollo House/Wellesley House Aurora Bauhaus Bedford House Central One Cherry Orchard Road City House Croydon College Dingwall Street George Street IYLO St James’s Rd Park Place Prospect First Ruskin Square Wellesley Square Whitgift Centre
Over
Current development schemes
City3 42
Supermarkets Xxxxxx xxxxx
City3 43
Feeding regeneration Supermarkets have been criticised for damaging rather than improving neighbourhoods, and accused of destroying traditional high streets and driving local shops out of business. However, they can play a central role in regeneration projects – and success is all down to thorough planning, as Alex Aspinall checks out.
R
egeneration and supermarkets may not appear to be natural partners. And while the combination may not work in every area, in many places the future needs of an area can be met through the council entering into a development partnership with a supermarket. “Supermarkets have probably become involved in regeneration because of the need to start putting together mixed-use developments, rather than stand-alone, outof-town ones,” says Tim Naylor in the urban design department of Croydon Council. “It has come as a response to the negative publicity that has surrounded out-of-town developments. “It is also associated with
the general drive towards schemes with retail and commercial space on the lower ground floors and residential above. From an urban design perspective, mixed-use developments are quite an appropriate development form.” And this has not gone unnoticed in Whitehall, with the government keen to see supermarket-led projects going ahead. So, how does the creation of an additional place to do the weekly shop contribute to the regeneration of the wider location? And can it really benefit anyone but the supermarkets? Well, yes. Advocates emphasise that previously run-down areas are enjoying new leases of life after the completion of supermarket-led regeneration projects. The schemes can increase an area’s prosperity by creating jobs,
facilitating investment in public developments and stimulating investment and interest in an area. Simply building a supermarket won’t automatically enable regeneration. The benefits often come from the extras attached to a supermarket-led regeneration deal, through Section 106 deals financing infrastructure improvements and the increased interest a location can hope to attract after completion, delivering much more than competitively priced milk. Anything from public libraries to doctors’ surgeries, schools and community centres can be included, often desperately needed but restricted in their progress by a lack of investment. Supermarkets have more money than councils. They can afford to finance new development. If
doing so means they increase their presence in the area, they are willing to do so. Sue Willcox, head of town planning for Sainsbury’s, emphasises the role supermarkets can play in bringing about long-term sustainable change. “We have worked for a number of years in this arena and are core funding the underserved markets project, a joint initiative between Business in the Community and the Department of Communities and Local Government, looking at ways retail development can help to pump-prime an area to regenerate it,” she says. “Sainsbury’s development in Castle Vale in Birmingham is a well-documented example of this. There, we took people off the long-term unemployment list, gave them jobs in the new store and trained them. Many ➔
City3 44 Above: Tesco’s mixeduse development in New Addington. Opposite from left: The Tesco scheme in New Addington, Sainsbury’s plans in Coulsdon.
are still with us today, having progressed to managerial positions. This store, which opened some 13 years or so ago, demonstrates the long-term commitment of supermarket development to an area.” Croydon Council is hoping to enjoy similar success. In Central Parade in New Addington, a Tesco-backed development that was given planning permission in June this year is facilitating regeneration which would not have been possible otherwise. Stephen Gregory, head of asset transformation and development at the council, says: “The inclusion of supermarkets in regeneration partnerships is very useful. One benefit is the enabling development we get out of it through Section 106. In this project we are getting a new civic building, a leisure centre and swimming pool, a health centre, a library, a community centre and a new council one-
stop shop. There is a huge gain. You need a partner to be able to do these things. “When we tendered we came down to four prospective partners from a pool of around 20. Two of these four were supermarkets and the other two were private developers. But both private development plans had supermarkets. We did not know who it would have been, but they both had a supermarket.” Tesco secured the deal and it seems the company is as happy with the partnership, as is the council and the area’s residents. James Wiggam, Tesco’s corporate affairs manager, says: “You arrive at a situation where a development can be of benefit to all parties by going through consultation. When bringing these developments forward, it is essential to carry out the consultation first to ensure it is right. “These schemes can take time and they are more com-
plicated than some other kinds of development. They are more far reaching, so it takes time to assemble the site and work with the public on getting the proposal right. “Then you have the planning process itself. The time is certainly worth taking because, when you get to the final result, you have something that can offer a major boost to the area.” Tesco is not the only supermarket supporting Croydon’s regeneration. In addition to the development in New Addington, three sites are being brought forward in under-served Coulsdon, an area that is on the rise. Big cats and bright colours provide a theme for locations for the supermarket developments here, with the old Red Lion pub and a site on Lion Green Road joining the former Pinewood car showroom on the list. Each site is at a different stage of redevelopment, but all are expected to lift
City3 45
Supermarkets
“
The inclusion of supermarkets in regeneration partnerships is very useful. One benefit is the enabling development we get through Section 106. There is a huge gain
areas in need of both regeneration and new supermarkets. Furthest along the line is the Sainsbury’s-owned former Pinewood Motors site on Brighton Road. Planning permission has been granted for the development, which will feature residential floors above the ground-floor supermarket. Work is expected to start on site towards the end of 2008. Over at the Red Lion site owned by Aldi, progress has been more laboured. There are, however, encouraging signs of progress on the horizon, says Naylor. “We have had some difficulty in achieving the right development on the site. But we are starting to come to a point, after a number of failed planning applications, where we are beginning to get the right development mix. The discussions that are taking place are sufficient to make us confident that we will arrive at a satisfactory outcome.”
”
Work at Coulsdon has been held back by the creation of the A23 inner relief road, which used to run straight through its centre. Phase one of the improvement schedule saw the road diverted, to reduce traffic, and attention has now shifted to the development itself. Many projects are being brought forward and work has taken place but progress has not been as rapid as many would have liked. This is clearly true of the Red Lion site, and it can be frustrating. However, the time taken to ensure the development is appropriate highlights an important point about supermarket-led regeneration schemes, that a proposed development should only go ahead if it will genuinely benefit an area. This is the golden rule of development control and is vital if supermarket-led schemes are to lead to long-term improvement in an area. While slow progress
can be testing, it is more desirable than a failed project. Naylor agrees. “It is not always a given that a development will be of benefit to the local population,” he says. “You have to work with planners and developers to come up with the right mix. It depends on the developers, on the development and on the retailer. “It is something that needs to be worked at, as is appropriate to the specific area. There is no recognised formula that can be applied universally but, within that context, if the mix is worked out and balance is achieved, then it does respond to the interests of the local community.” A common concern is that existing businesses will suffer once a new supermarket opens its automatic doors. As this has undoubtedly happened, managing the threat is part of ensuring a development is suitable. This has been done particularly well in New Addington, where measures have been put in place to ensure the supermarket does not suffocate local business. Written into the accepted planning application was a clause stating there could be no pharmacy within the new Tesco store. This has led to the area’s existing pharmacy taking the unit next door to the supermarket, twice the size of its previous unit. The newly appointed dis-
trict centre manager and the local traders’ association have been meeting regularly to discuss how businesses in the area can succeed together, which has also helped calm initial fears about the opening of the new store. Such co-operation is essential if supermarket-led regeneration is to work effectively for the good of the locality. If a retailer is not integrated with the local business dynamic, it could be more degeneration than regeneration. Gareth Potts, director of research and policy at the British Urban Regeneration Association, concurs. “There are examples of ways supermarkets can have a positive effect,” says Potts. “They have to try and embed themselves and be a good neighbour. They have to consult with people and try and make sure the store fits in with the local area. They should also try and recruit locally and source supplies as locally as possible.” Supermarkets are helping to regenerate many urban areas in the UK. Their financial strength makes them a useful regeneration partner, and Croydon is ensuring they really are the best regeneration partners for the borough. n
Are you helping to transform Croydon? Make sure everyone knows. @JJL< + )''/ THE OFFICIAL REGENERATION MAGAZINE OF THE LONDON BOROUGH OF CROYDON
:@KP* All change Page 11 Project focus Page 21 Business matters Page 34 Supermarket sweep Page 42 Local hero Page 47
Use City3 magazine to promote your company and its work to more than 35,000 regeneration professionals. Contact Lee Harrison 020 7978 6840
Day in the life
City3 47
You might find yourself Sarah herbert finds out what local businessman greg coughlan likes best about the borough he lived and worked in for 23 years
G
reg Coughlan, chief executive of Howard Holdings, left Croydon last year, after living there for 23 years. And he didn’t leave for any bad reasons, he left to fulfil a lifetime’s ambition of building a house near Cork in Ireland, an ambition one can’t really deny a man who’s dedicated a lot of his professional life to the regeneration of one of London’s most maligned boroughs. “I’ve always had the ambition to retire back to Ireland. I spend a lot of my time there, as the company has projects out there, and a lot of time travelling to our operations in Poland, Portugal, etc, as well as Ireland. My children have all grown up, but I still have links here: one son lives in Purley and one in Croydon.” He’s always been a big believer in Croydon. Howard Holdings has been developing in the borough since 1986 (see box). It owns half of
the Whitgift Centre, which has a proposal to undergo a £100 million refurbishment, which he feels will be a major boost for the town. “We took the decision years ago to diversify our developments into retail, hotels and parking, as well as residential, which looks like a wise decision, as the market has turned out!” What does he think of the other developments in the pipeline? “Part of our proposal for the Whitgift is an interim scheme to help accessibility of Wellesley Road, with pedestrian-priority crossing at lots of junctions, to open up the two sides of Croydon, which have been terribly cut off from each other. “And of course developments around East Croydon station are very important. This derelict site is the gateway to the city and therefore needs to be developed. “There have been a lot of ambitious projects on the table, many of which will happen even in the current climate. The natural next step is to see the ➔ likes of Altitude 25 give a
Main: Greg Coughlan Inset, left: Howard Holding’s Whitgift Centre right: Altitude 25 is well under way.
City3 48 Above: East Croydon station allows easy access to central London. Right: Surrey Street market, soon to become part of the cultural quarter.
whole new perspective to the town. “The people interested in buying here, even in this market, are people who would have previously located in places like Docklands. If you can attract those sort of people to Croydon, it will be a whole new era for the borough.” Perceptions are already changing, however. The day I spoke to Greg he’d just come out of a meeting with a director of agent DTZ. “It took five years to persuade him to come down to see me, rather than me going up to central London. Suddenly he cottoned on to the trains, and he can’t get enough of it now. I phone him up and he says ‘I’ll be down in ten minutes…’ “The reluctance in the 1990s ever to come down here is fading fast. Even our solicitors are here in twenty minutes from London Bridge. We need to capitalise on this more. At the
moment the fabulous train links are a secret that only people in Croydon know.” As are the trams. “They’re fantastic. I use them all the time. I wouldn’t drive around here if you paid me. Trams are so much faster than driving, which is cumbersome and slow. They are a great addition. Whoever thought it up and planned it showed great foresight, as they’re only just breaking even now, but it was a great longterm plan.” Greg is also convinced the reputation of the borough as a 1960s concrete jungle is unjustified. “There’s actually a lot of good new development, which we don’t get any credit for. There’s actually a lot of green space, although it’s dotted around and not connected up. There are also a lot of historic buildings, which the council and developers are now making the most of. For example,
we’re converting the pumping station, with outdoor space, and walkways to help development of Croydon’s new cultural quarter. The vibrant activity of Surrey Street, and its market, will spill on to pedestrianised open areas, and attract cultural activities, we envisage a couple of restaurants, creating a lively activity.” All this should make the borough an even better place to work. “I worked here for 20 years. We used to have our office in Kingston, but moved here because of the traffic. I lived in Purley, so it was fantastic. Plenty to do at lunchtime, and everything you need – the shops, post office – all within walking distance. The only thing lacking is good quality restaurants, but maybe more will come with the redeveloped cultural quarter.”
City3 49
Day in the life
So, would anything tempt him back to live permanently in Croydon? “Not now. I’ve spent 23 great years here, and have some great friends, and really appreciate it when I come back. Our Croydon house would be too big for us now, but I’ll probably buy one of the apartments in Altitude 25 as a pied-a-terre. “We own a lot of property here, the ambition would be to come here as often as possible. We’re putting our money where our mouth is, and it will pay dividends long term. The borough has fantastic potential – transport, brilliant housing, some of the best schools in the country – but we undersell ourselves.” ■
“
There have been a lot of ambitious projects on the table, many of which will happen even in the current climate
”
Howard Holdings in Croydon Current projects include: ■A ltitude 25, Croydon’s tallest residential building, due to complete February 2009 ■T he Exchange, redevelopment of the telephone exchange into loft-style apartments in the old town centre. Completing September 2008 ■B ridge House, residential development in the cultural quarter, to complete July 2009 ■R efurbishment of the Whitgift Shopping Centre, completing 2012 Howard Holdings is also working in Newquay, Weymouth, Wellingborough, Coventry and Manchester in the UK, and internationally in Ireland, Poland, Portugal and Italy.
Croydon Did you know? 0 The borough has London’s highest school-aged population
CITY3 50
Croydon’s first public park, Duppas Hill, opened in
1863 Former pupils at Croydon College include David Bowie, Ray Davies, Gareth Southgate, Noel Fielding and artist Juan Munoz
Horse drawn trams started running in Croydon in 1879, replaced by electric trams in 1901 Croydon’s tram covers
28km across three lines Former pupils at Croydon’s Brit school include Amy Winehouse, Kate Nash, The Feeling, Adele, Katie Melua and The Kooks
‘Phiz’ Hablot Knight Browne, 125
South Norwood Country Park covers acres
illustrator on several Charles Dickens novels lived in Croydon in the 1850s
1596 The Whitgift almshouses date back to....
From CROYDON you can be at Gatwick Airport or London Victoria in
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Croydon – London’s Third City
At over £3.5bn Croydon’s planned regeneration is one of the most far reaching of any city in the UK. Come and see our plans and our highly acclaimed town centre model as part of the London’s Towns – shaping the polycentric city exhibition at New London Architecture, Store Street, London, WC1E 7BT until 15 November 2008.
n To find out more about our exciting regeneration programme contact: Keith Briars, +44 (0)20 8726 6800, keith.briars@croydon.gov.uk