Croydon Replacement Unitary Development Plan The …...The Croydon Replacement Unitary Development Plan (RUDP) is the Council’s statutory development plan used to inform decisions

Croydon Replacement Unitary Development Plan

P L A N N I N G A N D T R A N S P O R T A T I O N

The Croydon PlanADOPTED 13 JULY 2006

Prepared by the Planning & Transportation Department, Croydon Council.

This document is also available on the Council’s website at www.croydon.gov.uk

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Croydon Replacement Unitary Development Plan

The Croydon Plan

Written Statement

Adopted 13 July 2006

Croydon Council

Planning & Transportation Department

Foreword The Croydon Replacement Unitary Development Plan (RUDP) is the Council’s statutory development plan used to inform decisions on planning applications and to guide the wider regeneration and sustainability of the Borough. It aims to retain and enhance that which makes the Borough a pleasant and prosperous place and a Borough in which people want to live and work. It is the result of a lengthy review process over several years which involved significant public consultation and a Public Local Inquiry. The RUDP is used by Council development control officers as the starting point for assessing planning applications. As a formally adopted plan any decisions based on it are given considerable weight by Inspectors when planning refusals are appealed against. Although the Replacement UDP updates and replaces the earlier Croydon UDP which was adopted on 30 January 1997 as a unitary development plan, it is the last of its kind for the Borough as the new planning system decrees that a new form of development plan be produced. The RUDP has a life of 3 years from adoption and will be replaced by a Core Strategy Development Plan Document (DPD), a Site Specific Allocations DPD and a Local Development Control Policies DPD. The RUDP will also be augmented by other development plan documents (such as an Action Area Plan for Croydon Metropolitan Centre).

Councillor Chris Wright, Cabinet Member for Planning, Environment and Urban Development

Phillip Goodwin, Director of Planning & Transportation

CONTENTS

Chapter 1 The Strategy ...................................................................... 1 The Policy Context ............................................................. 1 Croydon’s Role ................................................................... 2 The Strategy of the Croydon Plan ...................................... 3

Chapter 2 Part One Policies .............................................................. 5

Chapter 3 Sustainable Development .............................................. 11 Part One Policies (SP1) .................................................... 11

Chapter 4 Urban Design .................................................................. 15 Part One Policies (SP2 and SP3) ..................................... 15 High Quality and Sustainable Design (UD1) ..................... 17 Layout and Siting of New Development (UD2) ................. 19 Scale and Design of New Buildings (UD3) ....................... 20 Shopfront Design (UD4) ................................................... 22 Advertisements (UD5) ...................................................... 22 Safety and Security (UD6) ................................................ 23 Inclusive Design (UD7) ..................................................... 23 Protecting Residential Amenity (UD8) .............................. 24 Wooded Hillsides and Ridges (UD9) ................................ 25 High Buildings (UD10) ...................................................... 26 Views and Landmarks (UD11) .......................................... 27 New Street Design and Layout (UD12) ............................ 29 Parking Design and Layout (UD13) .................................. 29 Landscape Design (UD14) ............................................... 30 Refuse and Recycling Storage (UD15) ............................. 32 Public Art (UD16) .............................................................. 32

Chapter 5 Urban Conservation and Archaeology ......................... 35 Part One Policies (SP4) .................................................... 35 Designation of Conservation Areas (UC1) ........................ 37 Control of Demolition in Conservation Areas (UC2) ......... 38 Development Proposals in Conservation Areas (UC3) ..... 39 Changes of Use in Conservation Areas (UC4) ................. 41 Local Areas of Special Character (UC5) ........................... 41 Alterations and Extensions to Listed Buildings (UC6) ...... 43 Control Over the Demolition of Listed Buildings (UC7) ..... 44 Use of Listed Buildings (UC8) ........................................... 44

Buildings on the Local List (UC9) ....................................... 45 Historic Parks and Gardens (UC10) .................................. 46 Development Proposals on Archaeological Sites (UC11) .. 47 Preserving Nationally Important Remains (UC12) ............. 49 Preserving Locally Important Remains (UC13) .................. 49 Enabling Development (UC14) .......................................... 50

Chapter 6 Open Land and Outdoor Recreation .............................. 55 Part One Policies (SP5-SP7) ............................................. 55 Metropolitan Green Belt and Metropolitan Open Land (RO1–RO7) ........................................................................ 57 Protecting Local Open Land (RO8) .................................... 65 Educational Open Space (RO9-RO10) .............................. 68 Improving Access to Local Open Land (RO11) ................. 69 Local Open Land in Residential Schemes (RO12) ............ 70 Green Corridors and Green Chains (RO13) ...................... 71 Public Rights of Way (RO14) ............................................. 71 Outdoor Sport and Recreation (RO15) .............................. 72 Selhurst Park (RO16) ......................................................... 74 Development Involving Agricultural Land (RO17) .............. 74

Chapter 7 Nature Conservation ........................................................ 81 Part One Policies (SP8) ..................................................... 81 Sites of Nature Conservation Importance (NC1) ............... 82 Specially Protected and Priority Species and their Habitats (NC2) ................................................................... 84 Nature Conservation Opportunities throughout the Borough (NC3) ................................................................... 85 Woodland, Trees and Hedgerows (NC4) ........................... 86

Chapter 8 Environmental Protection ............................................... 89 Part One Policies (SP9-SP13) ........................................... 89 Control of Potentially Polluting Uses (EP1) ........................ 93 Land Contamination (EP2-EP4) ......................................... 99 Water – Flooding, Drainage and Conservation (EP5-EP7) 101 Waste and Recycling (EP8 and EP9) .............................. 105 Litter (EP10) ..................................................................... 106 Hazardous Installations (EP11) ....................................... 107 Minerals (EP12-EP14) ..................................................... 108 Energy (EP15 and EP16) ................................................. 110

Chapter 9 Transport ....................................................................... 115 Part One Policies (SP14) ................................................ 115 Safeguarding Road Improvement Schemes (T1) ........... 117 Traffic Generation from Development (T2) ..................... 117 Pedestrians (T3) ............................................................. 119 Cycling (T4) .................................................................... 119 Public Transport (T5 and T6) .......................................... 120 Taxis and Minicabs (T7) ................................................. 121 Parking (T8 and T9) ........................................................ 121 Freight (T10) ................................................................... 123 Road Safety (T11) .......................................................... 124

Chapter 10 Economic Activity ........................................................ 127 Part One Policies (SP15 and SP16) ............................... 127 Offices and Other Business Uses (EM1) ........................ 129 Industry and Warehousing in Employment Areas (EM2) 131

Officers, Industry and Warehousing Outside Designated Locations (EM3 and EM4) .............................................. 133 Retaining Industrial and Warehousing Uses Outside Designated Locations (EM5) .......................................... 135 Redevelopment or Extension for Industrial or Warehousing Uses Outside The Designated Employment Areas and Redevelopment or Extension for Offices Outside Croydon Metropolitan Centre and the Town, District and Local Centres (EM6 and EM7) .... 137 Cane Hill Major Development Site (EM8) ....................... 138

Chapter 11 Housing ......................................................................... 141 Part One Policies (SP17-SP22) ...................................... 141 Retention of Residential Uses (H1) ................................ 149 Supply of New Housing (H2) .......................................... 150

Planning Commitments and Identifying Housing Sites (H3) ................................................................................. 151

Dwellings Mix on Large Sites (H4) .................................. 155 Back Land and Back Garden Development (H5) ............ 157 Better use of Vacant Property (H6) ................................. 158 Conversions (H7 and H8) ............................................... 159 Residential Density (H9 and H10) .................................. 161 Housing for Particular Needs (H11 and H12) ................. 165 Affordable Housing (H13) ............................................... 166 Lifetime Homes (H14) ..................................................... 171

Accommodation and Pitches for Gypsies and Travellers 173

Chapter 12 Shopping ........................................................................ 175 Part One Policies (SP23) ................................................. 175 Locations for Shopping Development (SH1-SH3) ........... 178 Retail Vitality (SH4 and SH5) .......................................... 182 Parades and Convenience Shops (SH6-SH8) ................. 184

Chapter 13 Hotels and Tourism ....................................................... 189 Part One Policies (SP24 and SP25) ................................ 189 Visitor Accommodation (HT1) .......................................... 190 Tourism (HT2) ................................................................. 192

Chapter 14 Leisure and Indoor Recreation ..................................... 193 Part One Policies (SP26) ................................................. 193 Promoting Leisure and Indoor Sports, Arts, Culture and Entertainment Facilities and Retaining Existing Facilities (LR1 –LR3) ...................................................................... 193

Chapter 15 Community Services ..................................................... 197 Part One Policies (SP27) ................................................. 197 Community Facilities, Including Education, Health and Medical Care, Day Care Provision for Children; and Places of Worship (CS1-CS3) ......................................... 197 Statutory Undertakers and Emergency Services (CS4 and CS5) ................................................................. 199 Telecommunications (CS6) ............................................. 200 Surplus Land (CS7) ......................................................... 202

Chapter 16 Croydon Metropolitan Centre ....................................... 203 Part One Policies (SP28) ................................................. 203 The Croydon Gateway Site (CMC1) ................................ 206 The Fairfield Site and Adjacent Area (CMC2) ................. 210 The Park Place Site (CMC3) ........................................... 214 The West Croydon Site (CMC4) ...................................... 216 8 Other Identified Croydon Metropolitan Centre Sites (CMC5-CMC8) ................................................................. 218 Primary Shopping Area (CMC9) ...................................... 219 Retail Development in the Rest of Croydon Metropolitan Centre (CMC10) .............................................................. 220

Croydon Metropolitan Centre Pedestrian Links (CMC11) 220 Active Frontages for Pedestrian Links (CMC12) ............ 221 Improvements to Public Transport (CMC13) .................. 222 High Buildings (CMC14) ................................................. 223 Views and Landmarks (CMC15) ..................................... 224 Croydon Skyline (CMC16) .............................................. 224

Appendix 1 Schedule 1: Proposals Map and Schedules ................... 227 Schedule 1a: Housing Sites ............................................ 229 Schedule 1b: Mixed Use Sites with a Housing Element . 232 Schedule 1c: Other Non-Residential Proposal Sites ...... 236 Schedule 1d: Proposal Sites within the Croydon Metropolitan Centre, Town, District or Local Centres ..... 237 Schedule 2: Designated Shopping Frontages ................ 243

Appendix 2 Parking Standards .......................................................... 249

Glossary of Terms ................................................................................ 255

Maps

Map 1 Views and Landmarks ...................................................... 34 Map 2 Conservation Areas and Local Areas of Special

Character .......................................................................... 53 Map 3 Archaeological Priority Zones ........................................... 54 Map 4 Open Land and Green Chains .......................................... 77 Map 5 Area of Existing Residential High Density ........................ 78 Map 6 Local Parks Deficiency ..................................................... 79 Map 7 Agricultural Land ............................................................... 80 Map 8 Blue Ribbon Development .............................................. 113 Map 9 Cherry Orchard Road Safeguarding ............................... 125 Map 10 Employment Centres ...................................................... 140 Map 11 Shopping Areas .............................................................. 187

Tables

Table 4.1: Views and Landmarks ...................................................... 28 Table 12.1: Croydon’s Hierarchy of Centres ...................................... 176

Croydon Replacement Unitary Development Plan adopted 13th July 2006 1

1 The Strategy

THE POLICY CONTEXT

1.1 At present, the planning policy framework for the Croydon Plan is

provided by the adopted London Plan which was published in February 2004. The London Plan replaced previous strategic guidance, namely RPG3, RPG3a and RPG3b. The Greater London Authority Act 1999 (section 344) requires that Boroughs’ development plans be in ‘general conformity’ with the London Plan.

1.2 The London Plan The London Plan describes London as:

• one of the three world financial centres, Europe’s financial capital, and the world’s most economically internationalised city

• the most culturally diverse city in the world

• the largest city in the European Union

• the UK’s centre of government, culture and tourism as well as business

• a city with a vast heritage of historic buildings, townscape, waterways and an environment that attracts visitors from all over the world

• a city with an unsurpassed range of arts and cultural activity

• a UK and international centre for the creative industries and the new knowledge economy

• a safe and green city

• a world centre of academic excellence, providing research and consulting services internationally

• a hub of unsurpassed international transport connections

• a city where there is the important advantage that its main language, English, is as close to an international language as exists in the world today.

1.3 The London Plan also makes the following comment about London:

• London, throughout its history, has succeeded in maintaining its unique character as a city and its distinctive network of neighbourhoods and town centres. This gives Londoners a wide choice as to the type of lifestyle they can support, enjoy and pursue. This distinctive character of diversity is not only one of London’s

The Strategy


greatest strengths but deeply appreciated by its population – a key factor contributing to its quality of life, and one which this plan seeks to strengthen.

1.4 The 6 key objectives of the London Plan are:

• To accommodate London’s growth within its boundaries without encroaching on open spaces

• To make London a better city for people to live in

• To make London a more prosperous city with strong and diverse economic growth

• To promote social inclusion and tackle deprivation and discrimination

• To improve London’s accessibility

• To make London a more attractive, well-designed and green city. 1.5 The Unitary Development Plan adopted in 1997 has served the Borough

well. Many of its policies have proved robust and remain well supported. However, the Croydon Plan needs to respond to changes that have taken place since the mid 1990s and that may be expected to take place during the next decade. Pre-eminent amongst these is the increasing emphasis on the need for development and growth to be sustainable. Within this context, the policies and proposals in the Plan should reflect the Council's key aims and the emerging Community Strategy.

CROYDON'S ROLE 1.6 Croydon has one of the highest populations of all the London boroughs,

with a wide variety of residential areas. The residential neighbourhoods comprise distinct communities that focus on established centres. The Borough is unusual in that it includes a major commercial centre, of regional and national importance, within the setting of an outer metropolitan authority. The quality and character of the residential environment is therefore important as is maintaining a range of accessible jobs, services and facilities. The scale of and potential for office and shopping development in Croydon Metropolitan Centre is greater than in other Metropolitan Centres.

1.7 Croydon Metropolitan Centre is a commercial centre of regional

significance, serving the needs of a wide area of London, Surrey and beyond. Croydon Metropolitan Centre and the other employment locations throughout the Borough together provide employment for about half the economically active population of the borough, and for people commuting from a wide area including the south coast. Croydon Metropolitan Centre in particular, with its good rail links to the West End, the City, Gatwick and the South East generally, provides a lower cost alternative to central London for offices. Because of its location Croydon

The Strategy


has attracted Government offices, headquarters and regional offices as well as local businesses. It has also benefited from the relocation of offices from central London. The London and suburban market for offices is, however, a changing one which must be continuously monitored to ensure that needs are properly met and opportunities for regeneration of centres like Croydon Metropolitan Centre are not lost. This Plan, whilst seeking to protect main employment development locations, does also need to allow for scope for appropriate changes in the supply of office accommodation and the regeneration of areas like Croydon Metropolitan Centre town centre. The situation will require continued review and any necessary changes to policy will need to be developed through preparation of the Sub-Regional Development Framework for South London and the future Local Development Framework for Croydon.

1.8 Whilst manufacturing employment has declined, as in the rest of London,

the Borough retains a significant industrial and warehousing function and has strategic industrial designations along the Purley Way adjoining similarly important areas in the London Borough of Sutton and a major commercial area at Marlpit Lane, Coulsdon.

1.9 The Borough's third key function lies in its extensive areas of open land.

Over one quarter of the Borough is designated as Metropolitan Green Belt and a further 3% is Metropolitan Open Land. This open land is not only important to the quality of life enjoyed by Croydon's residents but also for people from beyond the borough who use Croydon's open spaces for sport and informal recreation. It is also important for sustaining the extensive bio-diversity in the Borough. THE STRATEGY OF THE CROYDON PLAN

1.10 Croydon Plan's strategy stems from a consideration of Croydon's role in

the light of the need to achieve sustainable development including improvements in the use of scarce resources and to promote long-term economic growth and greater social inclusion. The Plan needs to provide for: high quality housing development to meet a range of housing needs and maximise housing supply; a variety of jobs to meet employment needs, support a diverse economy and generate wealth; the implementation of the Vision 2020 for Croydon Metropolitan Centre and the introduction of mixed uses into the Town, District and Local Centres in the Borough to promote regeneration; and a range of sports, leisure and entertainment facilities. At the same time, the policies in the plan must protect open land and the natural environment and important urban environments and buildings.

1.11 The Plan therefore seeks to allow a variety of opportunities for housing,

commercial development and services. The Council considers that the clear policy framework will help the market to respond effectively and quickly to regeneration and other development opportunities, while recognising the need to protect key activities - such as shopping,

The Strategy


industry, warehousing and offices - and local amenity and the environment.

1.12 The Plan builds on previous policies that encouraged commercial

development in Croydon Metropolitan Centre and the Town, District and Local Centres in the Borough. It gives priority to the regeneration of key sites and areas within the Borough and seeks to achieve a mix of uses, including residential, in locations highly accessible to services, facilities and public transport. This strategy not only supports the vitality and viability of these centres, but it makes the best use of the existing transport infrastructure, enabling people to make multi-purpose journeys and allowing for the efficient use of public transport. It also allows people the opportunity to live and work within an area, thus reducing the need to travel.

1.13 By maintaining and consolidating the existing pattern of development the

plan can help to minimise fuel use and vehicle emissions. Environmental protection policies also help to ensure that new development minimises energy use and promotes health and well-being. Overall, the increased emphasis on sustainable development should help to ensure a better quality of life for everyone, now and for generations to come.

1.14 High quality design and landscaping are essential to the achievement of

a better quality of life and their importance is recognised in Government guidance. In particular, good quality design is key to achieving the Council's aim of meeting the Borough’s targets for housing provision in a sustainable way without harming the existing residential environment. In particular, the Plan aims to provide for high quality, high density residential development in locations highly accessible to services and public transport.

1.15 The Plan maintains long-established policies to protect the Metropolitan

Green Belt and Metropolitan Open Land and includes new policies to protect and improve their environment. Policies to protect open land and conserve wildlife habitats throughout the Borough also recognise the importance of Croydon's natural environment to the quality of life.

1.16 The Council has statutory obligations imposed upon it by the Race

Relations Act, the Sex Discrimination Act, the Disability Discrimination Act and the Human Rights Act. The planning process has an important part to play in facilitating proper provision for the needs of a multi-cultural area. The Council will use its planning policies to promote equality of opportunity for all, good race relations and an accessible environment for every one.


2 Part One Policies SUSTAINABLE DEVELOPMENT SP1 The Council will expect development in Croydon to be sustainable. URBAN DESIGN SP2 The Council will encourage all new development in the Borough to

be designed to take account of its impact on the environment by promoting sustainable environmental design and construction

SP3 The Council will require a high standard of design in all

development, ensuring that it complements nearby buildings and activities, and that it protects and enhances the quality of the Borough’s environment.

URBAN CONSERVATION AND ARCHAEOLOGY SP4 The Council will:

a) Preserve or enhance areas of recognised and valued character or special interest

b) Prevent the loss in the identity of different parts of the Borough including conservation areas and Local Areas of Special Character, and publish Proposals Statements for all conservation areas.

c) Preserve or enhance listed buildings and their setting, and historic parks and gardens

d) Use legislative powers to secure improvements to areas and repairs to buildings, and to impose Article 4 Directions when needed.

e) Seek to retain buildings on the Local List which contribute to the character of an area

f) Promote the conservation, protection and enhancement of the archaeological heritage of the Borough and its interpretation and presentation to the community.

OPEN LAND AND OUTDOOR RECREATION SP5 The Council will safeguard and seek to enhance the open character

of the Metropolitan Green Belt and Metropolitan Open Land.

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SP6 Outside the Metropolitan Green Belt and Metropolitan Open Land the Council will safeguard and enhance the open character of spaces of local amenity value on account of their sport, leisure, recreational, visual, biodiversity, historical, architectural, archaeological, educational, social cultural and agricultural qualities, taking account of the distribution of, and demand for, such areas.

SP7 The Council will seek new publicly accessible open space and

enhancement of existing provision and will encourage new outdoor sport, leisure and recreation facilities in appropriate locations while seeking to retain and increase access to existing provision. The Council will also protect public rights of way and Greenways.

NATURE CONSERVATION SP8 In considering proposals for development the Council will protect

important species and habitats and place a high value on the protection of trees, woodlands and hedgerows both for their wildlife and amenity value. The Council will also seek sympathetic management and enhancement of these features, and, insofar as nature conservation is not unduly harmed seek public access, it will also have regard to nature conservation needs in land management.

ENVIRONMENTAL PROTECTION SP9 The Council will take into account all the environmental effects and

interactions that are material to its planning decisions, and will encourage good environmental practice in the use of land.

SP10 The Council will take into account the need to prevent pollution and

will make full use of its powers in order to protect amenity and the wider environment.

SP11 The Council will use development opportunities to secure the

objectives of the waste hierarchy and the proximity/regional self-sufficiency principle. In considering proposals for waste management facilities the Council will have particular regard to the importance of protecting the environment and residential amenity of the Borough and will adopt the principle of ‘best practicable environmental option'.

SP12 In considering mineral extraction proposals the Council will have

particular regard to the importance of protecting the environment and residential amenity of the Borough whilst taking account of the need to meet local, regional and national minerals requirements. The Council will also encourage re-use of minerals.

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SP13 The Council will seek to minimise the energy requirements of new developments and will expect the use of renewable energy technologies and sustainable materials.

TRANSPORT SP14 The Council will promote sustainable transport in planning

decisions by: a) Actively managing the pattern of urban growth to make the fullest

use of public transport, and focus major generators of travel demand in the Croydon Metropolitan Centre and other appropriate Town, District or Local Centres, and near to major public transport interchanges;

b) Locating facilities which are accessed daily, near the people that use them in Local Centres so that they are accessible by walking and cycling;

c) Accommodating housing principally within existing urban areas, planning for increased intensity of development for both housing and other uses at locations which are highly accessible by public transport, walking and cycling;

d) Ensuring that development comprising jobs, shopping, leisure and services, offers a realistic choice of access by public transport, walking and cycling;

e) Ensuring that strategies in the Croydon Plan and in the Council's annual Local Implementation Plan complement each other and that consideration of Croydon Plan allocations and local transport investment and priorities are closely linked;

f) Using parking policies, alongside other planning and transport measures, to promote sustainable transport choices and reduce reliance on the car for work and other journeys;

g) Giving priority to people over ease of traffic movement and plan to provide more road space to pedestrians, cyclists and public transport in town centres, local neighbourhoods and other areas with a mixture of land uses;

h) Ensuring that the needs of disabled people - as pedestrians, public transport users and motorists - are taken into account in the implementation of planning policies and traffic management schemes, and in the design of individual developments;

i) Considering how best to reduce crime and the fear of crime, and seek by the design and layout of developments and areas, to secure community safety and road safety; and,

j) Protecting sites and routes which could be critical in developing infrastructure to widen transport choices for both passenger and freight movements.

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ECONOMIC ACTIVITY SP15 The Council will make provision for business, general industry and

warehousing development in appropriate locations in the light of an assessment of strategic and local demand.

SP16 The Council will make provision for a Science and Business

Innovation Park at Cane Hill. HOUSING SP17 The Council has made provision for the phased development of at

least 17,020 additional dwellings from all sources between 1997 and 2016, equal to an average provision of 850 per annum. The provision made will be subject to a Plan, Monitor, Manage and Review process.

SP18 The Council will seek to maximise the re-use of previously

developed land and the conversion and re-use of existing buildings by encouraging new housing development within existing residential areas and on other appropriate sites which meet its sustainability objectives and take account of relevant urban design policies in Section 4.

SP19 The Council will enable the intensification of housing development

at locations accessible by public transport (including Tramlink) through a design-led approach to sustainable residential development in order to meet its housing provision targets and sustainability objectives.

SP20 The Council will ensure that residential accommodation provided in

new development and in conversion schemes achieves levels of design quality and detailing, in accordance with policies in the urban design chapter

SP21 The Council will encourage mixed use developments to secure an

increase in housing provision whilst retaining employment uses. SP22 The Council will seek to ensure that housing is available in the

Borough to meet all housing needs, including for people on all incomes and those with special needs by: (i) aiming to achieve a target of 50% of the total additional

housing provision in the Borough is affordable: (ii) seeking from new housing development, a mix and range of

housing types and sizes; and (iii) seeking new housing which is designed to be flexible and

adaptable to meet changing lifestyle needs

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SHOPPING SP23 The Council will seek to maintain and enhance the vitality and

viability of its hierarchy of town centres within the Borough supported by a network of Shopping Parades. The town centres are the preferred locations for retail development and such development is encouraged there. The scale of any shopping development should be appropriate to the size and function of the centre.

HOTELS AND TOURISM SP24 The Council will encourage the development of visitor

accommodation in appropriate locations in the Borough, having regard to the scale of accommodation and accessibility by a variety of modes of transport.

SP25 The Council will develop Croydon's potential for attracting visitors,

including business visitors. Croydon Metropolitan Centre will be the preferred location for major facilities, although the Town, District and Local Centres may also be appropriate for relatively small scale developments. The Council will continue to promote visitor attractions which, through their historic or other interest, are inevitably in other locations throughout the Borough.

LEISURE AND INDOOR RECREATION SP26 The Council will encourage new leisure, sport, arts, cultural and

entertainment facilities, while seeking to retain and increase access to existing provision, having regard to the appropriateness of location, accessibility, scale and catchment. The preferred locations for new facilities will be Croydon Metropolitan Centre and the Town, District and Local Centres.

COMMUNITY SERVICES SP27 The Council will encourage the provision of community services in

appropriate locations having regard to their scale, catchment and accessibility.

CROYDON METROPOLITAN CENTRE SP28 The Council will encourage the regeneration of Croydon town

centre as a Metropolitan Town Centre, one of London’s two strategic office centres outside Central London and as South

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London’s main Opportunity Area capable of accommodating a substantial number of new jobs, homes and new facilities. It will build upon the Council’s strategy to re-brand the offer of Croydon to meet modern commercial needs and to improve market and public perceptions of the town centre.

Croydon Metropolitan Centre will be the preferred location in the Borough for major town centre type development which is intended to serve or have as its catchment area as all or most of the Borough and part or all of the surrounding sub-region.

Croydon town centre will be promoted and enhanced as a: (i) Metropolitan Shopping Centre and the preferred location for

major and new retail development; (ii) Strategic Office Location and the preferred location for major

and new office based employment development; (iii) Major Centre for leisure, entertainment, cultural and tourist

facilities and the preferred location for major and new developments of these types;

(iv) Centre of high sub-regional accessibility and the preferred location and destination for improvements to public transport capacity, and

(v) Place to live in and location for new housing.


3 Sustainable Development PART ONE POLICY SP1 The Council will expect development in Croydon to be sustainable. REASONS FOR PART ONE

3.1 In the past planning decisions have been taken without necessarily having regard to the future impact of the development. This has led to negative impacts over the long-term for local communities and more widely as a result of pollution, wasteful use of resources and a damaged environment.

3.2 This pattern of development has to change to avoid further negative impacts on quality of life and even serious threats to life and the economy, such as the impacts of climate change. Conversely, there are substantial economic and social opportunities to be gained through developing in a way that enhances the environment and gives us a more efficient and attractive local infrastructure.

3.3 The implementation of a sustainable approach to development can achieve this. Sustainable development can ensure a better quality of life for everyone now and for generations to come by improving the efficiency with which we use the world’s resources and making the most of opportunities for improvement.

3.4 The principle of sustainable development is based on four objectives (as defined by the UK Strategy for Sustainable Development 1999):

• Effective protection of the environment;

• Social progress that recognises the needs of everyone;

• Prudent use of natural resources; and

• Maintaining high and stable levels of economic growth and employment.

3.5 All the other policies in the Plan flow directly from the sustainable development policy and are based on the following sustainable land use development principles:

• Protecting and enhancing the environment in all its forms, including: open land, biodiversity, air and water quality, control of greenhouse gases, and cultural and built heritage;

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Sustainable Development


• Ensuring everyone has access to town centre goods and services by requiring proposals for town centre uses to locate in a sequentially preferable location, taking account of an appropriate scale of development in relation to the role and function of that centre;

• Encouraging high density development around good public transport interchanges, in order to reduce dependency on the car and traffic congestion;

• Encouraging development that contributes to the creation of mixed-use communities, helping to meet the diverse needs of local communities and reduces the need to travel;

• Encouraging developments that will help to circulate money in the local economy (e.g. by encouraging development that seeks to provide local employment);

• Providing opportunities to live and work in close proximity (e.g. by protecting employment land and providing key worker housing);

• Encouraging development that minimises consumption of the earth’s resources; and

• Ensuring that development proposals meet the needs of the whole community (e.g. by providing disabled access and affordable housing).

3.6 Town centre proposals are to locate first within the appropriate parts of existing centres, then in edge-of-centre locations and then in out-of-centre locations (and only there if they prove there are no more central sites available - allowing for business model flexibility in terms of scale and format of the development, car parking provision and the scope for disaggregation – and that it is well served by a choice of means of transport and that the proposal is also acceptable in terms of need, appropriate scale, and impact on vitality and viability of existing centres).

3.7 The sorts of uses covered by the term “town centre uses” are those referred to in PPS6: Planning for Town Centres. These are retail (including warehouse clubs and factory outlet centres), leisure, entertainment facilities, and the more intensive sport and recreation uses (including cinemas, restaurants, drive-through restaurants, bars and pubs, night-clubs, casinos, health and fitness centres, indoor bowling centres, and bingo halls); offices, both commercial and those of public bodies; and arts, culture and tourism (theatres, museums, galleries and concert halls, hotels, and conference facilities). In terms of the sequential approach, for retail uses, a location that is well connected to and within easy walking distance (i.e. up to 300 metres) of the primary shopping area would be considered “edge-of-centre; for offices, a location which is outside the town centre but within 500 metres of a public transport interchange, including railway and bus stations, would generally be considered edge-of-centre; and for all other main town centre uses, an edge-of-centre location is likely to be well connected and within 300 metres of a town centre. An out-of-centre location is one which is not in or on the edge of a centre.

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3.8 The policies in the Plan seek to ensure that the sum of all development during the plan period meets the four sustainable development objectives. That is not to say that every development individually will meet each objective – although everyone should rise to the challenge. Indeed there will be occasions when there are tensions between these objectives. There will also be some parts of the Borough where the rate of development activity means that the character of an area can change relatively rapidly. Elsewhere the pace of development is much slower. However, wherever local communities are expected to accept new development it will, usually, have a long-lasting influence.

3.9 To implement a sustainable development approach, help deal with these conflicts, and address local concerns the Council will:

• Ensure that there is effective public engagement in the planning process. The local community must be empowered to feel that there is a genuine interest in their views and that they can actively participate in the decision making process;

• Take a balanced approach in which future implications and the non-local impacts of development are taken into account;

• Encourage creative and novel approaches to development proposals that address immediate local priorities and secure long-term benefits; and

• Support and help to make possible development that secures additional external funding and/or is financed in a way that offsets the additional costs of sustainable construction methods in order to take advantage of the longer term financial benefits of such development.

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4 Urban Design

PART ONE POLICIES

SP2 The Council will encourage all new development in the

Borough to be designed to take account of its impact on the environment by promoting sustainable environmental design and construction.

SP3 The Council will require a high standard of design in all

development, ensuring that it complements nearby buildings and activities, and that it protects and enhances the quality of the Borough’s environment.

REASONS FOR PART ONE 4.1 With the aim being to create attractive and sustainable places, flexibility,

quality materials, adaptability and energy and resource efficient features are essential. Good access by sustainable modes of transport and quality overall design, will need to be key objectives of all new development proposals.

4.2 The Government sees a high standard of urban design as a key requirement for sustainable development as set out in Paragraphs 33-39 of PPS1. Good urban design will improve local environmental quality and attract businesses and further investment. It is important that all new buildings are designed to be flexible, adaptable and easily maintained and designed with energy and resource efficient features.

4.3 The Council will seek good urban design that contributes to the achievement of sustainable development by:

• Improving the quality of the environment and encouraging the creative redevelopment of brownfield sites, thereby reducing pressure on previously undeveloped land.

• Reducing dependence on the car by improving the viability of public transport and other services in urban areas and ensuring that existing pedestrian and cycle routes are reinforced and supplemented.

• Promoting design-led solutions to the redevelopment of sites to enable residential densities to be increased in areas with good access to public transport, whilst still achieving exemplary design quality and an attractive, safe and convenient residential environment.

• Promoting mixed use solutions by ensuring that new development

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adds to the diversity of local amenities, encouraging a reduction in the need to travel and creating more sustainable and self-sufficient communities.

• Incorporating energy efficiency, renewable energy and waste minimisation measures to preserve natural resources, which also protects and enhances the environmental quality in the Borough.

• Promoting the use of sustainable materials that are durable, locally sourced, and are manufactured and disposed of in ways that have limited negative environmental effects.

• Incorporating flexibility and durability into building design, so that the buildings can serve a variety of functions and can be easily re-used.

• incorporating features which provide habitats for wildlife and enhance the Borough's biodiversity

• Incorporating ‘green-roofs’. 4.4 A well-designed development will, by virtue of its appearance, pleasure

and convenience of use, have a longer life span than a development that is built of poor quality materials, that does not lend itself to adaptation, is costly to run and uncomfortable to be in due to poor design.

4.5 Applicants should also refer to the policies contained in the Chapter on Sustainable Development. The Council will consider preparing further guidance on Sustainability by Design.

4.6 The Council wishes all new development to contribute to the creation of attractive and well used places.

4.7 Quality design will be required in all proposals for new development which demonstrates an appreciation of the local context in terms of; building style and materials, its relationship with surrounding buildings and streets, and the detailing of the public areas around development. The Council will recognise good design in the Borough through the Croydon Design Awards scheme.

4.8 Quality in design is not only related to the physical appearance of a building. The degree to which places work, as well as how they look determines how successful they are. Quality design at all levels can help create lively places with distinctive character, streets and public spaces that are safe, accessible, pleasant to use and human in scale.

4.9 When planning proposals for new development, applicants should have an appreciation of the local context and opportunities for future improvements. Proposed developments should not be seen in isolation, but in terms of their relationship with adjoining buildings and surrounding streets. New development should be designed so as to become an attractive and logical continuation of the buildings and streets around it, being functionally integrated with them as well as visually enhancing their appearance.

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4.10 All alterations to the physical environment from a new shop sign to a large scale town centre redevelopment scheme will have an impact on the quality of the environment. Piecemeal changes that do not take account of the existing context or the need to visually enhance certain areas will gradually erode the quality of the built environment whilst proposals that respond to and reinforce local character will contribute to the creation of successful places. This does not necessarily mean replicating adjacent buildings, but rather the creation of new architecture of distinction, which visually and functionally complements its surroundings.

4.11 Where development proposals are of sufficient quality in their own right, designs that contrast with the existing townscape will be supported in order to reinforce the established character in a particular location, by creating landmarks and variety (see also policy UD3 on Scale and Design of New Buildings).

4.12 The Council will consider preparing a character statement for the Borough to guide future development.

High Quality and Sustainable Design

UD1 Planning permission will be granted for development proposals that are of a high quality, inclusive, and sustainable in design.

4.13 All developments should have regard to Planning Policy Statement 1

(PPS1), the key principles of which are to ensure delivery of well integrated sustainable development through the promotion of high quality inclusive design in the layout of new developments and individual buildings in terms of function and impact on the built environment.

4.14 Developers will be expected to address the requirements of policy UD1

and the principles of PPS1 through the submission of supporting information commensurate with the scale and impact of the scheme e.g. through the submission of a design statement or as a separate environmental performance statement. Applications will not be considered to be complete without supporting information where appropriate.

4.15 As set out in the Town and Country Planning (General Development Procedure) (Amendment) (England) Order 2006, design and access statements will be required for all planning applications except for:

• a change in the use of land or buildings;

• engineering or mining applications;

• development within the curtilage of a single dwelling house, where no part of that dwellinghouse or curtilage is within a designated area; and

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• applications relating to advertisement control, tree preservation orders or hazardous substances, which are subject to separate legislation. This does not exempt development from meeting other needs set out under separate EIA Regulations (see paragraphs 8.2 and 8.3).

4.16 Design statements enable both the applicant and the local authority to

fully understand the design principles of the proposal. In accordance with policy 4B.1 in The London Plan 2004, applicants seeking planning permission should provide a short written statement to illustrate the design impacts on the proposal. This should be accompanied by illustrative material relevant to the type and scale of the proposal, setting out:

• How the design solution is a result of a site appraisal and application of appropriate design principles;

• A description of the implications of the development for sustainability; and,

• How principles of inclusive design, including the specific needs of disabled people have been integrated into the proposed development (an access statement).

The Council has produced an advice note on preparing design statements.

4.17 A design statement should be the first task in the approach to formulating

a proposal for development. It should contain an analysis of the site, taking into account the adjacent building styles, heights, massing and materials. It should consider the nature of the spaces between the buildings and their uses, and other important site features such as landscape, opportunities for incorporating biodiversity and wildlife habitats, pedestrian routes and views. This analysis should go on to identify which particular features of the setting affect the design and why.

4.18 The complexity of the statement will vary according to the scale and

sensitivity of the proposal. For major development proposals, area regeneration schemes and proposals on sensitive sites, such as those affecting conservation areas or listed buildings or those on landmark or corner, such as those affecting conservation areas or listed buildings and other landmark sites, comprehensive, fully illustrated design statements will be required, giving a detailed analysis of the context and the justification for the preferred option. Designs will need to be shown in context using 3D images, models and other visual presentation methods. Smaller developments such as single dwellings, new signage or residential alterations will require a briefer statement which sets out how the proposal responds to the local context in terms of design, detailing and materials.

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4.19 For major developments, as defined in the General Development Procedure Order (1995), design statements must also address environmental performance such as:

• Energy conservation including layout, orientation and insulation of buildings.

• Embodied energy, the use of recycled material, local material and the recycling of demolition waste.

• The use of renewable energy through active and passive solar heating, biomass energy, photovoltaic cells and wind turbines.

• The feasibility of using community heating in conjunction with CHP.

• Water conservation such as rainwater harvesting, grey water recycling, low use fittings and permeable storm water drainage systems (further advice can be found in the Council’s supplementary planning guidance on Renewable Energy (SPG15) and Sustainable Water Usage (SPG18)).

Layout and Siting of New Development:

UD2 Development proposals will be permitted provided they: (i) Reinforce and respect the existing development pattern,

plot and building frontage widths, where they contribute to local character;

(ii) Address the street to provide active frontages; (iii) Create clear distinctions between public, semi-private

and private space; (iv) Are based on a series of spaces defined by buildings; (v) Allow adequate daylight and sunlight to penetrate into

and between buildings, taking account of opportunities to optimise solar gain and energy (refer to policy EP15 and EP16); and

(vi) Retain existing trees where appropriate, and accommodate their likely future growth

4.20 In denser areas, projections and set backs from the building line, such as

bays and entrances can add emphasis without destroying the continuity of the built form. They can create useable attractive spaces that enhance the public realm.

4.21 All new development should address the street with particular attention being paid to the design of entrances and ground floor windows, in order to provide active frontages that contribute to the natural surveillance of the street.

4.22 The layout of new development should be arranged so as to make clear distinctions between public, semi-private and private space around the

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development, avoiding conflicts between backs and fronts of buildings. Clearly defined and enclosed private space provides for better privacy and security.

4.23 When determining the layout of new built form, opportunities should be taken to orientate the buildings in order to achieve maximum passive solar gain to principal rooms, with features to limit solar gain in warmer weather, to maximise energy gained from solar water heating and/or photovoltaic panels and to take account of other impacts on energy efficiency such as microclimate and building form.

4.24 The success of a development in providing an attractive and safe environment for the people who use it depends on the way it is integrated into its surroundings as well as the design of the spaces within and around it. New open spaces and routes, which may arise from some types of development, such as housing or large commercial development, should have principles of safety, attractiveness and accessibility included at the outset.

Scale and Design of New Buildings UD3 Development proposals will be permitted provided they:

(i) Respect the height and proportions of surrounding buildings which play an important role in determining the character of the street.

(ii) Accommodate higher densities in areas of good accessibility to public transport and access to services. High density residential development within these areas should achieve the highest possible standard of environmental benefits to ensure cost effective, comfortable and quality homes with relatively low utility costs.

(iii) Where appropriate, incorporate roof designs to create visual interest.

(iv) Place emphasis on the design and craftsmanship of architectural features.

(v) Where appropriate, have ground floor windows and doors facing public areas; and

(vi) Where appropriate, incorporate established materials used in the locality. Alternative materials should be chosen for their quality and durability.

4.25 Adjoining buildings, and where appropriate, the wider townscape setting,

should always be shown in proposals for new development to enable the Council to assess the quality of schemes in context. Proposals will be assessed in terms of their overall impact on surrounding development including rear and side elevations.

4.26 Reflecting the existing context of surrounding buildings does not

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advocate the recreation of “heritage” imagery, but rather the promotion of contemporary solutions appropriate to the way we live today, and advances in building technology. However respecting the layout, scale, massing, proportions, height and materials of surrounding buildings is of paramount importance and within these constraints, innovation, creativity and originality are the main ingredients of high quality architecture, building on the best characteristics of the local area.

4.27 Quality high density residential development can only be achieved

through good design to ensure that issues such as amenity space and parking provision are addressed on a site specific basis, tailored to the individual needs of the site and its context. The Building Research Establishment's EcoHomes rating is a flexible and independently verified environmental assessment method, with environmental performance expressed on a scale of pass to excellent. Further details are available at www.bre.co.uk/ecohomes.

4.28 New development should be considered in terms of its wider impact on its surroundings and so the roof form of new buildings particularly on prominent corner locations, should contribute towards the surrounding skyline in a positive way. From ground level as well as higher vantage points, roofscapes are visually important. Generally roof form, and in particular roof pitches, should respect the visual character of the surrounding area. However, in some situations, variety in roofscape can make a significant contribution when located at corners and entrances. Existing roof features such as chimneys, gables and original dormers can make a valuable contribution to the skyline and local views.

4.29 The proportions of the ground floor elements of buildings should relate to the established scale of surrounding buildings whilst creating a substantial and well detailed base for the new building. Buildings with doors and windows fronting public spaces and routes allow physical and visual interaction with the spaces they define. Where walls have no windows and doors, or where windows have been obscured, for example by mirror glass, they can have a deadening effect on the vitality of public spaces.

4.30 In order to contribute to a rich townscape that encourages ease of orientation, the design of new buildings should express their use architecturally. Entrances, window patterns, façade recessions and projections, ironmongery and balconies can become visually interesting and well designed features. In addition, external materials are important in determining the appearance and quality of buildings. In selecting materials the overall aim should be to use high quality materials that reinforce local distinctiveness of the Borough, whilst achieving quality, sustainable development.

4.31 Applicants should also have regard to policy EP1 Pollution when considering the scale and design of new buildings.

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Shopfront Design

UD4 The Council will require new shopfronts and alterations to existing shopfronts to: (i) Respect the scale, character, materials and features of

the buildings of which they form part. (ii) Respect the character and proportions of upper floors

and surrounding buildings in the street; and (iii) Accommodate security measures in the form of internal

shutters, laminated glass or external open grille shutters only.

4.32 An attractive environment is crucial in enhancing the commercial

prospects and retail vitality of shopping centres. New or altered shopfronts should respect and enhance the building of which they form part and should not conceal or destroy any features of merit. The Council's adopted SPG "Shopfronts and Signs" sets out detailed guidance on shopfront design and the broad principles to be followed.

4.33 A badly sited or poorly designed sign, fascia, blind or security shutter can have a detrimental effect on the character of an area and collectively can result in visual clutter. However, if sensitively designed, they can make a positive contribution.

4.34 Solid security shutters obscure details of the shopfront, the window display is not visible and additional illumination for the street is lost.

Advertisements

UD5 Advertisement hoardings and other forms of advertising will

only be approved where they do not harm amenity or conflict with public safety.

4.35 In appropriate locations, advertising can enhance the appearance and vitality of an area, but if badly designed or sited, it can cause considerable damage to amenity, particularly visual amenity of buildings and areas of recognised heritage value, and to public safety. These two important criteria are examined in some detail under the various categories of advertisements in the Council's adopted SPG “Advertisement Hoardings and Other Advertisements.”

4.36 Special restrictions on advertising already apply in the Metropolitan Green Belt and the Bradmore Green Conservation Area. The Secretary of State for the Environment has approved an Area of Special Advertisement Control in these locations, which prohibits the display of certain advertisements without the consent of the Council. Where necessary, the Council will seek to extend this control to protect the open character and visual amenity of other parts of the Borough.

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Safety and Security

UD6 The Council will require that issues of safety and security are an intrinsic consideration in the detailed design and layout of buildings and the spaces around them, helping to deter crime and reduce the fear of crime. In this context, new development will be required to achieve the following: (i) Paths, open spaces and play areas that are overlooked

by buildings, whilst maintaining privacy for residents. (ii) A clear distinction between public, private and semi-

private space. (iii) The provision and maintenance of adequate lighting. (iv) The avoidance of dark or secluded areas; and (v) Integration into the existing pattern of pedestrian and

vehicular movement. 4.37 Whilst supporting the general design policies in this chapter, all new

development should be designed with issues of safety and security as a consideration from the outset.

4.38 Generally, new development should aim to encourage the use of the public environment by encouraging pedestrian access and movement and reducing dead frontages, so that there is a reduction in the opportunity for crime combined with an increase in natural surveillance. This can be achieved by designing new development to increase the overlooking of public areas, avoidance of dark or secluded areas with no natural surveillance, the provision and maintenance of appropriate levels of lighting, and the creation of clear distinctions between public and private space.

4.39 Residential development in Croydon Metropolitan Centre and the Town,

District and Local Centres in the Borough can assist in creating centres that are safe for all to use whatever time of day. New development should avoid the presentation of a “fortress” mentality, with a reliance on high walls, fencing and CCTV, which lead people to assume that they are in a high crime area.

4.40 Materials, fittings and appropriate planting should be selected so as to

deter vandalism. The Council will consider preparing further guidance on Designing for Crime Prevention. Inclusive Design

UD7 The Council will expect development proposals to be

designed with ease of access for all users as a prime consideration, such as level or ramped access provision, and for internal space and layout to be designed to meet

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requirements relating to aspects of disability such as wheelchair use and sensory impairment.

4.41 In all proposals for new development, a comprehensive approach to

ensuring that all internal and external spaces are fully accessible to all users is required. In the case of new building development, there will be very few instances where it is neither practicable nor reasonable to design to at least minimum accessibility standards.

4.42 The Council has published supplementary planning guidance to show

how buildings can be made inclusive and accessible, incorporating references to particular requirements of the building regulations which relate to access issues.

4.43 In relation to existing buildings, applicants will be expected to comply

with building regulations the policy where a development involves changes to access, unless it can be effectively demonstrated that such provision is not reasonably practicable.

Protecting Residential Amenity

UD8 The Council will have regard to the following factors when considering proposals for new residential development including extensions and alterations to existing buildings. (i) Form and layout of existing and adjacent buildings. (ii) Privacy and amenity of occupiers of surrounding

buildings ensuring that both new and existing occupiers are protected from undue visual intrusion and loss of privacy; and

(iii) Amenity space that respects the character of the surrounding area and provides an amenity area for residents.

(iv) Residential amenity space that is considered as an integral part of the design of the overall development concept.

(v) Maintenance of sunlight or daylight amenities for occupiers of adjacent properties.

4.44 The design and layout of new residential development is important to the

overall character of the Borough.

4.45 Amenity space has a major role to play in terms of the general visual success of an area as well as satisfying the amenity needs of occupants. The appropriate size and length of rear gardens will depend on the character of the surrounding area and the arrangement of the site. In considering rear garden areas, the Council will not be seeking to ensure that they achieve any minimum or maximum standard. Each case will be assessed on its own merits, taking into account; the type of property,

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existing levels of privacy in the surrounding area, the detailed design of the building and its ease of connection and relationship with the proposed amenity space

4.46 Sunlight and daylight needs to penetrate into and between buildings in order to make them attractive, comfortable to be in and energy efficient. The Council will have regard to the Building Research Establishment’s “Site Layout Planning for Daylight and Sunlight: Guide to good practice”. Supplementary guidance has been published on renewable energy systems (SPG No. 15), and the Council will consider preparing further guidance on energy efficient development.

4.47 Passive solar gain takes advantage of light and heat from the sun and uses the wind to assist ventilation. The nearer the orientation is to due south, the greater the solar gain is to the principle rooms of units of accommodation. In order to optimise solar gain, houses should be orientated where possible, within 30 degrees of south. Clearly, this approach must be applied flexibly along with other design considerations relating to quality and context. However, the application of these principles on a flexible basis can nearly always produce significant energy conservation benefits when applied in association with high levels of insulation, and where there is the capability, to limit solar gain during warmer weather, provide ventilation and the proper flow of air.

4.48 Site layouts should not only limit themselves to providing good natural light within buildings or limiting the effect on daylight and sunlight of adjoining buildings. Sunlight between buildings and on adjacent spaces has a significant impact on the overall appearance of a development in terms of views, outdoor activities, planting, ground conditions and the use of spaces.

4.49 The Council will consider preparing further guidance on the protection of residential amenity. New residential development should have regard to the Supplementary Planning Guidance on "Residential Extensions" and "Residential Alterations”.

Wooded Hillsides and Ridges

UD9 The Council will seek to protect the special character of wooded hillsides and ridges. Development that would adversely affect the character of the area or lead to the loss of tree cover, either as a result of construction or as a likely consequence of the everyday use of the development, will be refused.

In considering whether a particular site contributes to the special character of wooded hillsides and ridges the Council will have regard to the following: (i) Gradient;

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(ii) Length of garden; (iii) Proportion of site covered by tree canopy, and; (iv) Whether the site is within a valley setting.

4.50 The South of the Borough in particular is characterised by steep sided

valleys. Partly as a result of the steepness of the slopes, and partly as a result of the nature of suburban development, many houses in these areas have particularly long back gardens. As a result of their length and steepness, the upper parts of these gardens tend to remain uncultivated and have generous levels of mature tree cover. Both on the valley sides and on the ridges, these features form a highly visible wooded backcloth that provides a significant contribution to the character of the area.

4.51 Development in these locations is likely to be harmful to the character of the area. Inevitably trees will need to be felled to enable the development to take place. This will open up views of the site and because of the valley/ridge setting will cause the development to be visible from a wide area. It will also result in the loss of the wooded backcloth that contributes so greatly to the amenity of the area.

4.52 The new gardens of a proposed residential development will be smaller and inevitably more intensively used, potentially resulting in greater formality and the introduction of domestic paraphernalia. Again these features will be highly visible and harm the character of the area.

4.53 There is a significant likelihood that where retained mature trees dominate smaller gardens or are close to new buildings there will be pressure to fell them. The steepness of the slope may also require a significant amount of excavation and earth moving as well as the construction of substantial retaining walls. These activities would open up the site and add to the visual intrusion as well as potentially altering the water table, thereby affecting nearby vegetation.

4.54 Any uncultivated areas of garden, particularly where they back onto larger open spaces, are likely to provide valuable habitats and foraging areas for a variety of wildlife, including Specially Protected Species. Therefore the loss of these areas would adversely the biodiversity of the Borough (see also Policies NC1, NC2 and NC3).

High Buildings

UD10 High buildings will be permitted within that part of Croydon Metropolitan Centre defined on the Proposals Map (inset). High buildings should be seen as an opportunity to create high quality, distinctive landmark structures that enhance Croydon’s skyline whilst having regard for their context at street level. The opportunity of such high density development should be taken to incorporate aspects of sustainable construction into development proposals. In the

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Town and District Centres proposals for high buildings will be considered on their own merits.

4.55 Building heights throughout the Borough are generally below the

threshold for high buildings. Where high buildings do exist outside Croydon Metropolitan Centre they often have a detrimental visual effect on the surrounding development. High buildings will be permitted only where they help to establish or emphasise the visual significance of an important focus of urban activity. The definition of a "High Building" is included within the Glossary.

4.56 Innovative and creative solutions should be employed when considering the detailed design of high buildings in order to enhance the existing skyline, either as a focal point or as part of a larger group.

4.57 Proposals should be carefully related to their surroundings particularly at ground floor level, where the interface with the public realm and the detailing of the area around the base of the building is of paramount importance.

4.58 Development should not cause excessive overshadowing to surrounding buildings or open spaces and particular attention should be paid to controlling downdrafts and other aspects of the microclimate surrounding the proposal.

4.59 Proposals for high buildings should embody the highest principles of sustainable design, incorporating the following where practical: Combined heat and power (CHP), photovoltaics, landscape around the building and sky gardens.

4.60 The potential for developing sustainable tall buildings is evolving all the time. In conjunction with this aspect, their contribution to the growth of Croydon Metropolitan Centre, their impact on the townscape, their relationship with neighbouring buildings and their effects on the people who use them are all significant to their ultimate success.

4.61 Applicants should also refer to the Supplementary Planning Guidance on Croydon Metropolitan Centre and Sustainability by Design as well as the Guidance on Tall Buildings published by CABE and English Heritage (2001).

Views and Landmarks

UD11 The Council will ensure that all new development and proposed alterations to existing buildings do not have an adverse impact on the designated panoramas, local views and landmarks. Where the opportunity arises, the Council will encourage the creation of new views and landmarks.

4.62 The Council recognises that views and landmarks within Croydon

contribute a variety and interest to the townscape that reinforces

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Croydon’s sense of place and gives local identity to different parts of the Borough. These are set out in Table One below and shown on Map 1 attached at the end of the Chapter. Broad panoramas to smaller local views of significant buildings, all contribute interest and variety on a Borough wide as well as local level.

4.63 Inappropriately designed or sited buildings or structures within the sightlines of panoramas or the viewing corridors of local views can have a detrimental impact on the quality of the view. In addition, buildings erected behind, or to one side of a landmark or local view, can be as visually damaging as a building built in front of it.

4.64 Where new development is likely to have an impact on a designated view or landmark, accurate visual representation of changes to the view will be required. Careful consideration will need to be paid to building materials and finishes, skylines and silhouettes.

4.65 When considering proposals for redevelopment, the Council will encourage the removal of structures which spoil or obscure an important panorama, local view or landmark.

Table 4.1: Views and Landmarks View Type View Croydon Panorama CP1 From Addington Hills CP2 From Pollards Hill CP3 From Purley Way Playing Field CP4 From Norwood Grove CP5 From Farthing Downs CP6 From Ross Road CP7 From Biggin Wood Local View LV1 Crown Hill to Parish Church LV2 High Street, Thornton Heath to Pumping Station LV3 Brighton Road to Cane Hill LV4 Farthing Downs to Cane Hill LV5 Portnalls Road to St Andrew’s Church LV6 Selsdon Road to St. Peter’s Church LV7 New Addington to Addington Palace LV8 North End to Clock Tower LV9 George Street to NLA Tower

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Landmark LM1 NTL Mast, South Norwood Hill LM2 Ikea Towers LM3 NLA Tower, George Street LM4 Park Hill Water Tower LM5 Clocktower, Katharine Street

New Street Design and Layout

UD12 Planning permission will not be granted for new development unless:

(i) the detailed design of roads, footpaths and cycle routes ensures the safety of all users, and

(ii) the layout of the scheme is based on a series of spaces, rather than a network of roads.

4.66 In order to create successful environments, a balance needs to be struck

between the movement of motor vehicles, cyclists and pedestrians and a pleasant environment for all users. The safety of pedestrians and cyclists should be given priority with careful use being made of shared surfaces, where appropriate, offering physical improvements to the public realm. Movement networks through and around developments should be designed to serve the built form, rather than dominating it, and not at the expense of good layout design.

4.67 The key factors to take into account are:

• The nature of the site.

• How the site relates to its surroundings, including movement patterns.

• The framework of development, defined by the location of buildings rather than the existing network of roads.

4.68 Careful attention to the detailed design of roads, footpaths and cycleways

will be required and should be clearly communicated in all schemes and should be clearly communicated by appropriate surface treatment, entrance statements and the incorporation of landscape. To this end, the Council supports the principle of Home Zones.

4.69 The Council will consider preparing further guidance on new street design and layout.

Parking Design and Layout

UD13 Car and cycle parking must be designed as an integral part of a scheme and not be allowed to dominate or determine

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the urban form, and should be safe, secure, efficient and well designed. All parking and service arrangements should be designed to minimise their visual impact.

4.70 The design of any parking area should be considered as an integral part

of the overall scheme, with detailed attention to safety and security, siting, ease of access by users, detailed design and materials and the inclusion of new areas of tree and shrub planting. Emphasis should be on using a range of design solutions to accommodate all forms of parking with the siting of parking areas not dictating the urban form.

4.71 Car parking that is located in front of buildings will usually require

buildings to be set back and hence tend to make the enclosure of space more difficult. The new buildings themselves should define spaces with parking located between, underneath or to the rear of buildings.

4.72 The conversion of large residential properties and use of front gardens

for car parking can damage the setting of buildings and the appearance of the street as a whole. Garden forecourts should be of a sufficient size and depth capable of accommodating parked vehicles clear of the public highway with space for adequate screening and enclosure and enabling the retention of existing features such as gate piers, trees and shrubs and by incorporating new planting. See the Supplementary Planning Guidance on "Residential Alterations".

4.73 The Council will consider publishing further planning guidance on the design and layout of parking and service areas.

4.74 In order to encourage access to other modes of transport as alternatives to the car, carefully designed and sensitively located cycle parking should be incorporated into all appropriate development schemes.

4.75 It is important that cycle stands are located in the right places, as close

as possible to the destination they serve and well lit at night, otherwise they will be underused and subject to theft and vandalism. The best locations to maximise security against theft and vandalism are visible, public areas where stands are regularly observed by passers by. These locations should be near good lighting at night. The physical appearance of the stands, both with and without cycles needs to be a prime consideration to ensure that they do not appear as an intrusive element in the street by contributing to street clutter.

4.76 The Council will consider preparing further guidance on the design and

layout of car parking, cycle parking and service areas. Landscape Design

UD14 All landscape associated with new development should be considered as an intrinsic part of the overall design concept and should be considered in detail at the outset.

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A landscape scheme will be a requirement for all appropriate forms of development, secured where appropriate by the use of conditions. Applicants will be expected to provide sufficiently detailed landscape information to enable the scheme to be considered in context. Landscape schemes should ensure that: (i) any trees, existing natural habitats or other features that can

be effectively incorporated are retained. (ii) plant species, surfacing and other materials are appropriate to

the site and locality with due regard to water consumption issues and nature conservation.

(iii) Where appropriate, the Council will require the replacement of trees and other natural features lost through development; and

(iv) Issues of crime prevention have been taken into account. 4.77 Existing landscape features such as trees, hedges, banks and boundary

walls can form an important part of the street scene and help to integrate new development into its context. Trees are particularly vulnerable to damage during construction works. An accurate and up to date survey, together with a tree protection plan, will be required in order to demonstrate that the works will not affect them, either during or after construction.

4.78 The environmental success or failure of a development often owes much

to the quality of its landscape setting. This includes walls, fencing and hard surfacing as well as trees shrubs and other plant material. Where existing trees are to be retained within a redevelopment scheme, the layout of the built form will be required to accommodate their future growth. Where specialised advice is required it is important to engage qualified landscape architects early in the design process.

4.79 The Council is concerned that the appearance and function of

landscaped areas is not diminished as a result of inadequate maintenance. Conditions will be attached when granting planning permission, making occupation conditional on completion of the landscape scheme and requiring replacement of any part of the scheme that fails within a specified date from completion.

4.80 The Council will consider preparing further guidance will be prepared

outlining the basic principles to be considered when preparing a landscape scheme and which help to promote good horticultural and arboricultural practice.

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Refuse and Recycling Storage

UD15 New development, and the conversion of properties, will only be permitted if it provides temporary storage space for refuse which is generated by the development and which is adequately screened and conveniently located.

4.81 Most developments generate waste that is temporarily stored on-site until

it is collected for recycling, recovery or disposal. For households and some commercial premises waste is collected once a week. The kerbside recycling scheme being rolled out across the Borough will mean every household will need space to temporarily store separated waste. It is therefore necessary for new developments to incorporate sufficient space for the temporary storage of separated waste.

4.82 Facilities should be considered at the initial design stage to ensure they

are properly integrated, unobtrusive but accessible and of a sufficient size to accommodate predicted volumes of waste generation. Where possible, areas for housing refuse facilities should be located behind the building line in purpose built enclosures. Refuse facilities, which are used by several households and/or businesses, need to be carefully integrated into the overall design of the development to ensure that their visual impact is minimised.

Public Art

UD16 The Council will negotiate to achieve the creative incorporation of public art within new development proposals where appropriate, either as part of the detailed design of the building itself, or incorporated into the public space around the development.

4.83 Art and craftsmanship can make a significant contribution to the

townscape in all new development, contributing to the creation of a sense of place and reinforcing the local distinctiveness of an area. Entrance gateways or screens between public and private spaces as well as the detailing of the building itself can all provide opportunities for the inclusion of creative artworks. The use of sustainable and/or recycled materials in public art is encouraged.

4.84 Public art, whether reusing existing features or designing contemporary

details, should always be conceived as an integral part of the building and not as ‘add on’ clutter. The Council supports the Arts Council’s “Percent for Art” scheme which recommends that an agreed percentage of the capital cost of major development schemes should be used to commission such public art.

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4.85 Supplementary planning guidance on "Public Art” sets out detailed guidance on locations, design considerations, the Council’s criteria for public art contribution and what types of contribution are available.

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5 Urban Conservation and Archaeology

PART ONE SP4 The Council will:

a) Preserve or enhance areas of recognised and valued character or special interest

b) Prevent the loss in the identity of different parts of the Borough including conservation areas and Local Areas of Special Character, and publish Proposals Statements for all conservation areas.

c) Preserve or enhance listed buildings and their setting, and historic parks and gardens

d) Use legislative powers to secure improvements to areas and repairs to buildings, and to impose Article 4 Directions when needed.

e) Seek to retain buildings on the Local List which contribute to the character of an area

f) Promote the conservation, protection and enhancement of the archaeological heritage of the Borough and its interpretation and presentation to the community.'

REASONS FOR PART ONE 5.1 Local Authorities are a key influence in shaping the environment and

have a crucial leading role in the conservation, protection and enhancement of the historic environment. This commitment acknowledges the statutory duties imposed by the Planning (Listed Buildings and Conservation Areas) Act 1990. Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 imposes a duty on Local Authorities to have special regard for the preservation or enhancement of Conservation Areas. Section 66 and 73 require Local Authorities to have special regard to the Listed Buildings and Conservation Areas when making planning decisions.

5.2 The preparation of proposals for the preservation and enhancement of

Conservation Areas is a statutory duty and the Council has accordingly published policy statements for each designated area. However, more comprehensive statements are desirable with an increased emphasis on proposals for enhancement, implementation of improvements, detailed design guidance and enforcement. The Council’s reasoning for designating a conservation area, as demonstrated by an appraisal, will be taken into account as a material consideration when assessing an

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Urban Conservation and Archaeology


application within the Conservation Area concerned and in the determination of appeals. Subjects covered by comprehensive statements will vary depending on the nature of the Conservation Area concerned but generally cover matters such as building frontages, shop fronts, advertisements, street furniture, landscape, traffic management and car parking. Proposals statements also include an assessment of the elements that contribute to each area’s special interest, including identification of unlisted buildings, which make a positive contribution to the character, or appearance of the area. The review of proposals statements will be carried out in consultation with local amenity groups and residents, commercial interests and other relevant bodies.

5.3 Much of the public domain within Conservation Areas, including roads,

footways, open spaces and street furniture, is the direct responsibility of the Council. The Council has already undertaken significant improvements within most Conservation Areas and will continue to support their further enhancement by implementing environmental improvement programmes.

5.4 Where appropriate, the Council will use legislation to ensure that

important buildings within Conservation Areas are adequately repaired and maintained. In addition, the Council may consider seeking directions to restrict certain development in areas particularly sensitive to change. Even minor changes to dwelling houses in Conservation Areas carried out as ‘permitted development’ or changes to retail signage under the ‘deemed consent’ provisions of the Town and Country Planning (Control of Advertisements) Regulations 1992 (as amended) can erode the character of a Conservation Area over time and lead to its demise. The Council will, therefore, seek to impose Article 4(2) Directions under the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) and Areas of Special Advertisement Control under the provisions of the Town and Country Planning (Control of Advertisements) Regulations 1992 (as amended).

5.5 Over 130 buildings and structures in the Borough are included in the

Statutory List of Buildings of Special Architectural or Historic Interest. These make a significant contribution to the Borough’s heritage and their retention and preservation is of great importance.

5.6 The Council will make recommendations to the Department of Culture,

Media and Sport to statutorily list buildings, structures, monuments and other elements of the built environment of special architectural or historic interest and will serve Building Preservation Notices to protect those buildings and structures in danger of demolition or alteration. Where it appears to the Council that a non-listed building which satisfies the published criteria for statutory listing is threatened with demolition or alteration affecting its character, the Council may serve a Building

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Preservation Notice to give protection pending a decision on its listing by the Secretary of State.

5.7 Those who own, occupy or manage historic buildings are encouraged to

keep their buildings in a good state of repair and seek expert advice. The Council will continue to provide specialist advice to owners on the maintenance, repair and restoration. Where it is considered that buildings have fallen into unreasonable disrepair, the Council does have the power to take action where it is considered that the historic building has deteriorated to such at extent that its preservation is at risk. Section 48 of the Planning (Listed Buildings and Conservation Areas) Act 1990 enables the Council or English Heritage to serve a Repairs Notice on the owner of a listed building or under Section 54, the service of an Urgent Repairs Notice.

5.8 The Council places a high priority on maintaining not only Conservation

Areas and Listed Buildings, but also on maintaining and enhancing visually attractive areas of the Borough through the designation of Local Areas of Special Character and identifying buildings which may not meet the criteria for listed status but nevertheless are important to the local area. In addition, the Council does embark on environmental enhancement projects in order to improve the image and quality of poorer areas in the Borough.

5.9 Archaeological remains are the main surviving evidence of Croydon’s

past. They are important to local identity, and are valuable for their role in education, recreation and tourism. Archaeological remains are a finite and fragile resource, easily destroyed by development. Once they have gone, part of the Borough’s past is lost forever. The Council endorses the advice set out in PPG16 (1990) and English Heritage guidance.

Designation of Conservation Areas

UC1 Where appropriate the Council will designate new Conservation Areas and extend existing Conservation Areas where it is considered such areas are of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Conservation Areas shall meet one or more of the following criteria: (a) a special character that stems from historical

associations with notable people or events, or from features which illustrate important aspects of social, economic, cultural or military history;

(b) a high architectural quality, often including statutorily or locally listed buildings;

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(c) a spatial quality or general layout of special character, associated with high architectural quality.

5.10 The Council has designated 12 Conservation Areas, which are listed

below and shown on the Proposals Map and Map 2 at the end of this Chapter.

1. Addington Village 7. Parish Church 2. Bradmore Green 8. South Norwood 3. Central Croydon 9. Upper Norwood Triangle 4. Church Road, Upper Norwood 10. Upper Woodcote Village 5. Harold Road 11. The Waldrons 6. The Webb Estate 12. Kenley Aerodrome

5.11 The designations of new Conservation Areas shall form part of a

continual review of the Borough’s built heritage. The Council has prepared supplementary planning guidance in the form of Conservation Area Proposals Statements for Central Croydon, Harold Road and a draft for Parish Church. The Statements provide guidelines for development, advice on maintenance and repair and enhancement proposals. These statements carry significant weight in determining applications for both planning permission and Conservation Area or Listed Building Consent. Statements are to be prepared for the remaining conservation areas within the Borough. The preparation of guidelines is important both as a guide to enhancing these areas and also to assist applicants in designing new buildings and alterations to existing buildings. Conservation Areas and extensions to existing areas will be designated after consideration of advice from interested groups and following a period of public consultation.

Control of Demolition in Conservation Areas

UC2 The Council will not grant Conservation Area Consent for the demolition or partial demolition of buildings unless the building/s: (i) makes no positive contribution to the character and

appearance of the conservation area; and (ii) are beyond economical repair; and (iii) re-use has been adequately investigated. Where it is demonstrated that the building/s make no contribution to the character of the area and there are full, acceptable and detailed plans for the site of the building to be demolished or partially demolished, consent will be granted subject to conditions linking demolition to the implementation of an approved redevelopment scheme.

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5.12 The Conservation Area designation introduces control over demolition of

buildings within Conservation Areas. As stated in Planning Policy Guidance PPG15: Planning and the Historic Environment (1990) there is a “general presumption in favour of retaining buildings which make a positive contribution to the character or appearance of a conservation area”. The Council, in determining such applications will take into account the part played in the architectural or historic interest of the area by the building that is proposed for demolition. The wider effects of the building’s demolition on its surroundings and the conservation area as a whole will be an important consideration. As stated in PPG15, Para. 4.27, proposals to demolish buildings in Conservation Areas will be judged against the criteria as per listed buildings (PPG15, paragraph 3.5(iii) and paragraphs 3.16-3.19)

5.13 Where it can be justified that reuse is not possible and the demolition of a

building is acceptable, the Council will only grant consent if a suitable replacement building is assured. The Council will therefore, impose a condition on the grant of consent to ensure that demolition shall not take place until a contract for carrying out the works of redevelopment has been made and planning permission has been obtained for the satisfactory redevelopment of the site. This is to ensure that unsightly gaps in the conservation area are avoided.

Development Proposals in Conservation Areas

UC3 Development will only be permitted if all the following criteria

are met. (i) It can be demonstrated that the proposal pays special

attention to scale, height and massing, historic building lines, traditional patterns of frontages, vertical or horizontal emphasis, plot widths, detailed design and traditional use of materials and detailing.

(ii) If outside a Conservation Area, the proposal does not affect its setting or views in and out of the conservation area.

(iii) Existing traditional features including boundary walls, ground surfaces, shopfronts and street furniture are retained and where necessary restored.

(iv) Boundary treatments such as walls, gates and fences are of the type traditionally used in that area.

(v) Open spaces, trees, hedgerows and other landscape features contributing to the character of the area are retained and protected.



(vi) The character of the area would not be adversely affected because of the traffic generation, vehicle parking and servicing, or noise.

5.14 The Council wishes to emphasise the particular importance that it places

on ensuring sympathetic design of development within Conservation Areas. Conservation Area Proposals Statements provide additional guidance regarding the character or appearance of the area, which should be preserved or enhanced. In submitting applications which affect buildings within or adjacent to Conservation Areas, applicants will be expected to submit sufficiently detailed drawings and supporting information to enable the proposals to be fully assessed. Drawings should show the proposed building/development in its context, thus including details of the adjacent building and streetscene. The submission of photographs with applications is also encouraged. Policy UD1 contains details of further information that should accompany applications for planning permission. Applications for Outline Planning Permission within a conservation area are unlikely to be acceptable.

5.15 Many buildings, both listed and unlisted, make a contribution to the

character or appearance of such areas. There is therefore, a general presumption in favour of retaining buildings and structures that make a positive contribution to the character or appearance of a conservation area. Where it is demonstrated that buildings/structures make no contribution at all and that is agreed with the Council, such buildings or part thereof could be replaced wholly or partly with suitable new development making a valuable contribution to the area. The Council will need to be satisfied that the detailed form and appearance of development is acceptable and wherever necessary will use available powers to ensure that full details are submitted. This applies not only to some cases involving demolition of unlisted buildings and structures but also to proposals involving infill, alteration or extension of an existing building.

5.16 It therefore follows that alterations and extensions to buildings in

conservation areas must preserve or enhance the character and appearance of the area. Views from surrounding buildings and other locations such as higher ground may be important. Extensions are generally added to the rear and sides of buildings and should relate satisfactorily to the building itself and the streetscene forming part of the conservation area. Where alterations relate to roofs, they should always respect and compliment the appearance of the existing building, the streetscene and skyline. Where alterations or extensions adversely affect the character and appearance of the building in question, the streetscene and skyline forming part of a Conservation Area, they will not be acceptable. Buildings adjacent to boundaries are also important and may affect the character or appearance of Conservation Areas including its setting, or views into or out of the area.



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5.17 Where planning permission is required for external works including the

replacement of traditional windows, materials or where new buildings are proposed, the use of non-traditional material will not be acceptable, for example Upvc or aluminium windows or doors. Generally, all alterations or extensions should be carried out in materials to match existing or in keeping with the character and appearance of conservation areas.

Changes of Use in Conservation Areas

UC4 A change of use of a building in a conservation area will be permitted if it secures the retention of a building which contributes to the character or appearance of the area provided that: (i) The new use will not require any changes in the

appearance or setting of the building other than those which will preserve or enhance its contribution to the character or appearance of the area; and

(ii) The new use will not cause any harm to the surrounding area because of traffic generation, vehicle parking and servicing, or noise.

5.18 Uses that are associated with particular buildings or areas may be vitally

important to the character and perception of those areas. In some cases it is the uses that create the character and vitality and may have long functional relationships with a particular area, such as Surrey Street and market. Therefore care should be taken when considering applications for new uses in Conservation Areas.

Local Areas of Special Character

UC5 Development which would harm the individual character, quality and setting of the Local Areas of Special Character as defined on the Proposals Map will not be permitted.

5.19 There are many older areas of the Borough that, although unlikely to

meet the criteria for designation as Conservation Areas, possess sufficient architectural, townscape and environmental quality to make them of significant local value. A Local Area of Special Character will normally have to meet one or more of the following criteria: (a) an area or group of buildings that have an overall character with

identifiable or distinctive features (e.g. details, decoration and materials) that are worthy of preservation;

(b) an area or group of buildings that are a good and well preserved example of a particular style of architecture;



(c) an area or group of buildings of particular character, built as a single development over a short period of time;

(d) an area or group of buildings that represents a good example of a particular style or age of housing;

(e) an urban area that is distinguished by the quality or extent of its landscape; and

(f) an area that is distinguished from the surrounding area by the planned layout of its road pattern combined with a consistent style of architecture.

5.20 These criteria differ from Conservation Area selection criteria in that they

recognise particularly good examples of more familiar types of development as opposed to the more outstanding quality required for Conservation Area designation.

5.21 In Local Areas of Special Character, there will be an emphasis through

negotiation, on encouraging the retention and restoration of buildings contributing to the character of such areas. The disruption of scale and rhythm through insensitive development will be resisted.

5.22 Twenty-four Local Areas of Special Character have been identified as

meeting these criteria and an emphasis is placed on their improvement. Some areas suffer from environmental problems such as traffic congestion or inadequate parking facilities, lack of street trees, inappropriate advertisements or poorly maintained buildings and in these cases proposals to alleviate such problems will be identified. The Council has published supplementary planning guidance on ten areas. It will consider preparing guidance on the remaining fourteen (two are in draft form). Further guidance may also be produced on new or revised areas, following a review of the existing built environment.

5.23 Over 130 buildings and structures in the Borough are included in the

Statutory List of Buildings of Special Architectural or Historic Interest. These make a significant contribution to the Borough’s heritage and their retention and preservation is of great importance.

5.24 The Council will make recommendations to the Department of Culture,

Media and Sport to statutorily list buildings, structures, monuments and other elements of the built environment of special architectural or historic interest and will serve Building Preservation Notices to protect those buildings and structures in danger of demolition or alteration. Where it appears to the Council that a non-listed building which satisfies the published criteria for statutory listing is threatened with demolition or alteration affecting its character, the Council may serve a Building Preservation Notice to give protection pending a decision on its listing by the Secretary of State.



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Alterations and Extensions to Listed Buildings

UC6 Development involving proposals to extend or alter a listed building, or any feature of special architectural or historic interest which contributes to the reasons for its listing, or works within the cartilage, will not be permitted unless it would preserve the building, its setting and any features or special architectural or historic interest the building possesses.

5.25 The Council considers that listed buildings make an important

contribution to the heritage of the Borough and its townscape and attaches the utmost importance to their preservation, protection and correct maintenance. The character of listed buildings and their contribution to the townscape can be severely reduced as a result of insensitive alteration or extension. Some listed buildings can sustain a degree of sensitive alteration or extension but cumulative changes can be destroy and erode a building’s special interest over time and the very reasons for the listing in the first instance. However, a proper balance needs to be achieved between the special interest of a listed building and proposals for alteration or extension.

5.26 In considering proposals for works to listed buildings, special attention

will be paid to preserving architectural features of special interest and to the scale, proportions, design and materials of such works in relation to the existing building. All works will be required to be carried out to the highest standards, under proper supervision and by specialist labour where appropriate. In addition to the Croydon Plan Policies, the Council will refer to Planning Policy Guidance 15: Planning and the Historic Environment (1990) and the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990.

5.27 PPG15 states that ‘Applicants for listed building consent must be able to

justify their proposals. They will need to show why works that affect the character of a listed building’ internally or externally ‘are desirable or necessary’. In seeking to demonstrate such works/ alterations, applicants should submit sufficient information to enable the ‘likely impact’ of the ‘proposals on the special architectural or historic interest of the building and on its setting’ to be fully assessed. Schemes must be drawn up in detail and drawings show the proposed development in its context and setting. This includes works required under other legislation or by another authority.

5.28 In determining applications for Listed Building Consent, considerations

that will be taken into account include:

• the importance of the building, its intrinsic special architectural and/or historic interest and rarity

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• particular physical features of the building, internally and externally

• the building’s setting and its contribution to the local scene

• the extent to which the proposed works would bring substantial benefits to the community.

Control over the Demolition of Listed Buildings

UC7 The Council will refuse consent for the demolition or partial demolition of any listed building and will use all available powers to preserve their character and appearance. Where, exceptionally, demolition is permitted the Council will impose conditions to ensure that the existing structure is measured and recorded, and important features are salvaged for reuse.

5.29 It is an objective of the Government and the Council to secure the

preservation of listed buildings and the general presumption is that all buildings on the statutory list will be preserved because of their architectural and/or historic interest. As indicated by PPG15, there may be a few exceptional cases where demolition is unavoidable where the balance of needs on planning grounds and comparative quality of the existing and proposed buildings are such that permission for demolition or part demolition may be granted subject to the approval of the Secretary of State. Such cases will also be referred to English Heritage for consideration. In submitting applications for partial (internal or external alterations) or total demolition, applicants will be required to provide a statement of justification related to: the condition of the building; the cost of repairing and maintaining it in relation to its importance as a listed building and the value to be derived from its continued use based on consistent and long-term assumptions; that adequate real efforts have been made to retain the building in its present use or to find compatible alternative uses for the building (as advised by PPG15, “this should include the offer of the unrestricted freehold of the building on the open market at a realistic price reflecting the building’s condition); the merits of alternative proposals including an option incorporating the listed building within the new development.

5.30 Where is it clear that a listed building has been deliberately neglected in order to obtain consent for demolition, less weight will be given to the cost of repairs.

Use of Listed Buildings

UC8 The Council will encourage the retention of listed buildings in their original use. Where the Council is satisfied that a change of use is necessary to preserve a building, uses

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which would not adversely affect its architectural or historic character or its setting will be encouraged. The implications of complying with other statutory requirements, e.g. fire escapes, accessibility, will be taken into account in determining applications for change of use.

5.31 Generally the original use for which an historic building was designed

and built should be continued and sound reasons will be required for any changes. Not all original uses will be viable today as the nature of uses can change over time and become less compatible. In cases where the Council is satisfied, based on economic and structural evidence that another use is needed to ensure the retention of a building, it may allow uses that would not normally be approved under land use policies and objectives. PPG15 advises that judging the best use for a listed building requires an important and sensitive assessment, including balancing the economic viability of possible uses against the effect of any changes. The intention should be to identify the optimum viable use which is compatible with the fabric, interior and setting of the building, although this may not equate with the most profitable use, if that use would entail more destructive alterations than other, less profitable, uses.

5.32 If physical works will be necessary to accommodate a new use, the

Council may refuse to consider planning applications for change of use without an associated listed building application. Buildings on the Local List UC9 In considering schemes affecting buildings on the Local List,

which do not enjoy the full protection of statutory listing, substantial weight will be given to the benefit of protecting and conserving the particular interest that accounts for their designation.

5.33 There are a large number of individual buildings or groups of buildings,

throughout the Borough that, although not of sufficient quality to warrant statutory listing, are worthy of inclusion on the Local List. All locally listed buildings should satisfy at least two of the following criteria:

• Authenticity: Buildings and groups selected for the local list should be substantially unaltered and retain the majority of their original features;

• Architectural significance: Buildings which are of good architectural quality or are good examples of a particular building type;

• Historical significance: Buildings which represent specific architectural and social building periods or which are associated with,



local historical events, the development of Croydon, well known people or noted designers; and

• Technical significance: Buildings that display exceptional innovation and craftsmanship.

• Townscape Value: Buildings and/or groups of buildings which due to their form, massing, appearance and positive role in the streetscene, such as key corner buildings, local landmarks, uniformly designed terraces.

5.34 Although these buildings lack the protection afforded by statutory listing

the Council acknowledges their value in terms of design, interest or townscape value. In order to enable the Council to keep the list under review and either add or delete buildings to it at more regular intervals; the list now forms the basis for separate supplementary planning guidance. From time to time the Council will refer Local List buildings that it finds to be of greater quality to the Department of Culture, Media and Sport so that consideration can be given to whether they should be statutorily listed. It should be noted that the reference to buildings also includes structures such as milestones, horse troughs and post boxes.

5.35 The Council will endeavour to protect buildings on the local list, because

their loss would be detrimental to the appearance, character and townscape quality of the borough. Where demolition is proposed, it should be demonstrated that all reasonable attempts have been made to retain the building. Where retention proves impractical, the Council will require that a photographic record of the building is made prior to demolition and submitted to the Council for record purposes.

5.36 In addition to the intrinsic qualities of buildings on the local list, their

setting may also enhance the appearance of the building. The Council will consequently seek to protect the character and setting of such buildings. Historic Parks and Gardens

UC10 The Council will protect and enhance parks and gardens

that are part of the Boroughs historical heritage by inclusion either in English Heritage’s Register of Parks and Gardens of Historic Interest, or in the schedule of parks of local interest and will resist development proposals which would adversely affect the character or appearance which led to their inclusion in either category.

5.37 Some parks and gardens are part of the Borough's historic heritage, as

well as being important landscape features. English Heritage has compiled a Register of Parks and Gardens of Historic Interest, which includes, land at Addington Palace and Norwood Grove. Unlike the list of



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buildings of special architectural or historic interest the register has no statutory status. There are also parks and gardens that although not meriting inclusion in English Heritage’s Register have a local historic interest by virtue of: their age; connection with historic buildings, events or people; presence of ornamental features and artefacts; or are an example of an important style of layout or work of an important designer. Parks and gardens that are considered to be of local historic interest include; The Lawns, Heathfield, Parkhill, Norbury Hall, Coombe Wood, Grangewood Park, Duppas Hill, Waddon Ponds and Wandle Park.

5.38 Parks and gardens of historical interest should not be adversely affected

by new development.

Development Proposals on Archaeological Sites

UC11 Development will only be permitted if all the following

criteria are met: (i) Proposals have been properly assessed and planned for

archaeological implications, where development may affect the archaeological heritage of a site. This may involve preliminary archaeological site evaluations, commissioned by the applicants from a professionally qualified archaeological practice or archaeological consultant;

(ii) Early co-operation regarding the proposals between landowners, developers and archaeological practices, in accordance with the principles of the British Archaeologists and Developers Liaison Group Code of Practice, has been demonstrated.

(iii) The siting and design of the new development has regard to minimising the disturbance of archaeological remains, ensuring that those most important are permanently preserved insitu.

(iv) An appropriate level of archaeological investigation, excavation, recording, analysis and publication has been agreed with the Council, secured where appropriate by the use of planning conditions or agreements.

(v) The provision of access and facilities that interpret and explain archaeological sites to the public has been considered, secured where appropriate by the use of planning conditions or agreements.

5.39 The archaeology of the Borough can best be protected if as much

information as possible is available at the planning application stage. The evaluation, which may involve fieldwork, is needed so that the Council



can assess the archaeological implications of proposals. Where appropriate the evaluation may show how developments can be designed so that they do not harm a site. When assessing the requirement for a site evaluation report the significance of any ground disturbance will be taken into account, and will depend on the factors such as the type, extent, quality and exact position of archaeological remains.

5.40 Archaeological Priority Zones where archaeological remains are most

likely to be found are listed below and are shown on the Proposals Map and on Map 3 at the end of this chapter. The Sites and Monuments Record for Greater London identifies the location of archaeological remains. It is held by English Heritage and is updated continually.

5.41 Outside the Archaeological Priority Zones that reflect the present state of

knowledge, there may be other areas of archaeological potential and the Council will seek advice from English Heritage on whether or not an evaluation is needed.

5.42 The Council will also seek the advice of English Heritage on the

competency and expertise of the practices intending to undertake archaeological work.

5.43 Except for removable artefacts and other certain materials, the process of archaeological excavation destroys evidence. Archaeological techniques are continually improving and therefore more information is most likely to be extracted from sites in the future. For this reason, archaeological evidence should remain undisturbed where practicable.

5.44 Understanding Croydon’s archaeological heritage is important, providing

a sense of place for local residents and visitors. Both excavations and protected sites can be managed in a way that enhances their educational and recreational value. The Council will publish further information about archaeology in Croydon, including descriptions of the Archaeological Priority Zones.

Archaeological Priority Zones

36. Atwood School, Sanderstead 37. Hartley Farm 38. Deepfield Way, Coulsdon 39. Watendone Village 40. Cane Hill Hospital

1. Norwood Grove 2. Begin Farm 3. Norbury Manor 4. Pollards Hill 5. London-Brighton Road 6. Burtmore Farm 7. Bensham Manor 8. Sellis Place 9. Woodside

19. Addington 20. South End, Croydon 21. Addington Hills 22. Haling Park 23. Ballards 24. Castle Hill, Addington 25. Croham Hurst 26. Pampisford Road 27. Boundary Road, south of Rowdown Wood.

41. Kenley Manor 42. Whyteleafe 43. The Grange, Coulsdon



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28. Russell Hill 29. The Ridgeway, Purley 30. Addington Golf Course 31. Selsdon 32. Woodcote Village 33. Sanderstead Village 34. Riddlesdown 35. Kings Wood, Sanderstead (including linking road).

44. Elm Grove Farm 45. Starrock Road 46. Hooley Farm 47. Tauntons 48. Tollers Farm 49. Windmill Farm, Coulsdon 50. Devilsden Wood 51. Kenley Aerodrome 52. Kent Gateway 53. Elmers End

10. Wandle Gravels 11. Broad Green 12. Ham Farm 13. West Shirley 14. Waddon / Beddington 15.Croydon (including Park Hill Farm) 16. Addiscombe 17. Spring Park 18. Coombe Farm

Scheduled Ancient Monuments 54. Croham Hurst Round Barrow 57. St. John’s Church gateway,

Howley Road, Croydon 55. Farthing Down, Barrows and Settlement

58. Elmers End moated site, South Norwood

56. Newe (or Wide) Ditch, Riddlesdown 59. 10 Aircraft Pens, Kenley Aerodrome

Preserving Nationally Important Remains

UC12 There will be a presumption against development that would

harm archaeological remains of national importance and their setting, whether scheduled or not.

5.45 The national importance of some remains may be such as to warrant

their preservation in situ. Archaeological remains are often highly fragile and vulnerable to damage, and irreplaceable evidence may be lost as a result of development or even as a result of prior archaeological excavation. Preservation by record involves excavation of a site to record archaeological remains in advance of development.

Preserving Locally Important Remains UC13 Decisions on development proposals affecting local remains

will take account of the archaeological importance of those remains, the need for the development, the likely extent of any harm, and the prospects of the proposals successfully preserving by record the archaeological interest of the site.

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5.46 Other archaeological sites contain information that is potentially vital to

an understanding of Croydon’s past. This can only be retrieved through proper excavation, analysis and recording. The information cannot be used as a local educational and cultural resource unless finds are looked after and results published. The Council will encourage landowners, archaeologists and developers to co-operate in accordance with the Code of Practice agreed by the British Archaeologists and Developers Liaison Group. In line with this code, and in place of a Museum and Galleries Commission approved local alternative, the appropriate museum for the donation or lodging of archaeological archives is currently the Museum of London. A copy of any resultant report will also need to be lodged with the appropriate local studies library.

Enabling Development UC14 Enabling development will not be permitted unless the

following criteria are met: (i) the development will not materially detract from the

archaeological, architectural, historic, landscape or biodiversity interest of the heritage asset or materially harm its setting;

(ii) the development avoids detrimental fragmentation of management of the heritage asset;

(iii) the development will secure the long term future of the heritage asset and, where applicable, its continued use for a sympathetic purpose;

(iv) the problem that the development seeks to resolve arises from the inherent need of the heritage asset, rather than the circumstances of the present owner or the purchase price paid;

(v) sufficient financial assistance is not available from any other source;

(vi) the amount of development is the minimum necessary to secure the future of the heritage asset and its form minimises disbenefits;

(vii) the value or benefit to the survival or enhancement of the heritage asset outweighs the long-term costs to the community of providing the enabling development.

5.47 Enabling development is development that is contrary to established

planning policy - national or local - but which may exceptionally be justified in order to secure the future of heritage assets, such as listed buildings, scheduled monuments and historic landscapes. Its defining



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characteristic is that the gain from contravening planning policy subsidises a public benefit that could not otherwise be achieved. Thus, unlike most planning applications, financial issues will be central to determining this type of proposal.

5.48 There is increasing concern that such developments, put forward as a

way of benefiting heritage assets, may often destroy more than they save. English Heritage therefore advises that there should be a clear presumption against enabling development and that permission should only be granted exceptionally where it can be satisfactorily demonstrated that the public benefits clearly outweigh the harm that would be caused. Such benefits must be securely and enforceably linked to the planning permission, normally through a planning agreement.

5.49 In the consideration of the criteria set out in the policy, careful regard will

be had to the guidance set out in the English Heritage document, Enabling Development and the Conservation of Heritage Assets (2001).





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6 Open Land and Outdoor Recreation

PART ONE POLICIES

SP5 The Council will safeguard and seek to enhance the open

character of the Metropolitan Green Belt and Metropolitan Open Land.

SP6 Outside the Metropolitan Green Belt and Metropolitan Open

Land the Council will safeguard and enhance the open character of spaces of local amenity value on account of their sport, leisure, recreational, visual, biodiversity, historical, architectural, archaeological, educational, social, cultural and agricultural qualities, taking account of the distribution of, and demand for, such areas.

SP7 The Council will seek new publicly accessible open space

and enhancement of existing provision and will encourage new outdoor sport, leisure and recreation facilities in appropriate locations while seeking to retain and increase access to existing provision. The Council will also protect public rights of way and Greenways.

REASONS FOR PART ONE 6.1 The Metropolitan Green Belt is predominantly open land, including

woodland, which encircles London's built-up area and extends well beyond it. Metropolitan Open Land is set within built-up parts of London and has a wider than Borough significance. Croydon's Metropolitan Green Belt and Metropolitan Open Land are defined on the Proposals Map.

6.2 The Metropolitan Green Belt is an important element in the overall planning framework for London. Its fundamental aim is to prevent urban sprawl by keeping land permanently open and its essential characteristic is its permanence. The Metropolitan Green Belt in Croydon has five main purposes, to: a) Check the unrestricted sprawl of the built-up area; b) Assist in the safeguarding of the surrounding countryside from

further encroachment; c) Prevent London from merging with neighbouring towns; d) Assist in urban regeneration; and

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Open Land and Outdoor Recreation


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e) Help preserve the setting and special character of nearby historic settlements

6.3 Metropolitan Green Belt land has the following positive objectives:

a) To provide opportunities for access to the open countryside and for outdoor recreation and sport near to urban areas;

b) To retain attractive landscapes and to enhance landscapes, near to where people live;

c) To improve damaged and derelict land around towns; d) To secure nature conservation interest; and e) To retain land in agricultural, forestry and related uses.

6.4 About one-quarter of Croydon's area is designated as Metropolitan

Green Belt; much of the south of the Borough is covered, and at one point it extends to within one kilometre of Croydon Metropolitan Centre. The Countryside Agency and English Nature have identified nearly all of Croydon's Metropolitan Green Belt as Heritage Land, that is, extensive areas of open land that are important to London as a whole because of their combined value for landscape, historical interest and nature conservation.

6.5 The Metropolitan Green Belt within the Borough is characterised by open grassland and downland, broadleaved woodland, farmland, golf courses, and a small area of heathland. Many parts are of high visual quality.

6.6 Along with Metropolitan Green Belt transferred from neighbouring authorities, the Metropolitan Green Belt boundaries are the same as those that were established in the 1982 District Plan. The Council has taken account of the long-term development needs of the Borough and does not believe there is a need to alter the current Metropolitan Green Belt boundaries.

6.7 Metropolitan Open Land provides useful and attractive breaks in the built-up area and contributes to the green character of London. It protects and provides open space and open-air recreation facilities to serve the needs of Londoners. It protects areas of landscape, recreation, nature conservation and scientific interest, some of which are of regional and national significance. There are six areas of Metropolitan Open Land in Croydon; Croydon Cemetery and adjoining land, Purley Way playing fields and adjacent land, the networked of linked open spaces between Elmers End and Shirley (including South Norwood Country Park), the area around South Norwood Lake, Norwood Grove/ St.Joseph's College playing fields and Edenham High School Playing Fields.

6.8 The quality of the landscape, or the extent to which the use meets the positive objectives of the use of Metropolitan Green Belt land, are not material factors in the designation and protection of the Metropolitan Green Belt and Metropolitan Open Land, since any open land can be

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valuable as a break in the built-up area. However, in Croydon such land makes a significant contribution to the attractiveness of the landscape and to the quality of life in the Borough. The distribution of Metropolitan Green Belt and Metropolitan Open Land is shown on the Proposals Map and on Map 4 at the end of this chapter.

6.9 In addition to Metropolitan Green Belt and Metropolitan Open Land there are many other areas of open space. These vary greatly in size and perform a wide range of valuable functions such as; providing facilities for sport, leisure and recreation, preserving landscapes and features of historical, architectural, archaeological, educational and nature conservation interest, act as a focus for social and cultural activities, promoting economic and social well-being in particular by acting as an ‘antidote’ to urban sprawl. To conserve the qualities of these spaces Local Open Land and Educational Open Space designations are introduced as a basis for Part 2 policies RO8-RO12 and designated on the Proposals Map.

6.10 Many people enjoy the formal and informal recreational opportunities offered by open spaces and the countryside. A wide range of opportunities for outdoor recreation for people of all ages and for those with disabilities will enable everyone to choose those which suit them best. Participation in outdoor recreation is an important component of civilised life, improving an individual's health and sense of well-being; the promotion of sporting excellence can foster civic pride. Sport is likely to continue attracting more participants, playing more often. Policies in the Nature Conservation and Environmental Protection Chapters also serve to enhance and protect the open land in the Borough. The Leisure and Indoor Recreation Chapter contains policies relating to other sporting and recreational facilities.

6.11 The Council has identified and designated open spaces having regard to the results of local consultation and guidance and standards used by national and regional government and agencies. In particular the Council has adopted the Open Space Hierarchy originally recommended by RPG3 and now contained in The London Plan when setting standards for the provision of Local Parks. The Council’s Open Space Strategy 2005-2010 will inform the subsequent review of the Plan as part of the preparation of Local Development Documents as envisaged by the Planning and Compulsory Purchase Act 2004.

METROPOLITAN GREEN BELT AND METROPOLITAN OPEN LAND

Maintaining open character

RO1 Within the Metropolitan Green Belt and on Metropolitan Open Land, except in very special circumstances, the construction of new buildings will not be permitted unless it is for the following purposes:

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(i) agriculture, horticulture and woodland; (ii) the limited extension, alteration or replacement of

existing dwellings; and essential facilities for:

(iii) outdoor sport and recreation, for cemeteries, and for other uses of land, including nature conservation (in accordance with policy NC1), which preserve the openness of the Green Belt;

(iv) limited infilling in existing villages and limited affordable housing for local community needs (in accordance with policy H13); and

(v) limited infilling or redevelopment of major existing developed sites.

In the Metropolitan Green Belt facilities for uses (iii) to (v) must be essential, genuinely required and must not seriously conflict with the purposes of including land in the Metropolitan Green Belt.

The Council will also refuse permission for other development, including material changes in the use of land unless the development maintains openness and does not conflict with the purposes of including land in the Metropolitan Green Belt and Metropolitan Open Land.

6.12 In most cases, development in the Green Belt which requires planning

consent will be inappropriate development and very special circumstances to justify the development will not exist unless the harm by reason of inappropriateness and any other harm is clearly outweighed by other considerations. Government guidance on the Metropolitan Green Belt and Metropolitan Open Land states that only limited types of new building are appropriate in those areas. Any new buildings will need to satisfy the requirements of those other identified Open Land and Outdoor Recreation policies, including policy RO7, which refers to Cane Hill Hospital, a major developed site in the Green Belt. The poor maintenance or underuse of buildings in the Metropolitan Green Belt or Metropolitan Open Land will not be regarded as a justification for inappropriate further building.

6.13 The Council will take a very strict approach when assessing whether

facilities are essential and genuinely required. It will not be sufficient to state or imply that facilities are desirable; there must be a demonstrable and genuine need. For essential facilities to be acceptable they should not adversely impact upon the openness of the land. Examples of possible facilities include small changing rooms, unobtrusive spectator accommodation for outdoor sport, small maintenance sheds and wildlife viewing hides. Council's approach to the provision of housing is outlined in Chapter 11 (SP18 and H10), and is directed towards minimising the



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amount of greenfield land being used for development in accordance with PPG3.

6.14 Other forms of development such as engineering operations and the making of a material change in the use of land can also harm the openness of the Metropolitan Green Belt and Metropolitan Open Land and conflict with the purposes of including land in those areas. It is therefore necessary to control such developments.

6.15 In exceptional cases where very special circumstances justify inappropriate development and the Council proposes to grant planning permission for development which does not accord with policy RO1, these will be treated as departures from the development plan and referred to the Secretary of State under the Town and Country Planning (Development Plans and Consultation) (Departures) Direction 1999.

Control of Development Associated with Residential Properties

RO2 The Council will permit the limited extension, the alteration or the replacement of existing dwellings, and other ancillary residential structures and buildings in the Metropolitan Green Belt and Metropolitan Open Land provided that the open character of the area is at least maintained. A new dwelling should not be materially larger than the dwelling it replaces and extensions should not result in disproportionate additions over and above the size of the original dwelling.

In determining whether the new dwelling is materially larger or if the extension is disproportionate or if ancillary structures harm openness, the Council will have regard to the following: (i) The change in the floorspace and volume of buildings; (ii) The floorspace and volume of all previous extensions,

alterations and developments within the curtilage of the dwelling;

(iii) Use of basements and roof spaces as living areas; (iv) Whether there is an increase in the spread of buildings

across the site, in particular where visible from public vantage points;

(v) The size of the curtilage and character of the surrounding area; and

(vi) Whether ancillary structures have an urbanising effect.



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The Council will seek, where appropriate, alterations in the position of the footprint on the site, or other changes that will reduce the impact on the open character of the area.

6.16 In addition, the relevant policies of this Plan (including those contained in

the Urban Design Chapter) will be applied to any application for a replacement dwelling.

6.17 Although the proportional increase in floorspace and volume will be an important consideration in determining the impact of new dwellings or extensions there are other factors to be taken into account. Therefore setting a ceiling on percentage increases is not appropriate. It may be that use can be made of changing land levels to provide floorspace at basement or semi basement level without necessarily harming the openness of the Green Belt. Similarly the rounding off of buildings and the use of roof spaces can provide additional living accommodation without being harmful.

6.18 Many of the dwellings in Croydon’s Metropolitan Green Belt and Metropolitan Open Land are substantial buildings set in large grounds. It may well be possible to design extensions or new dwellings that are large in absolute terms but nevertheless do not harm the openness of the area because of the character of that area.

6.19 It is important not to permit the further urbanisation of the Metropolitan Green Belt and Metropolitan Open Land. Therefore the effect of ancillary structures such as the erection of high walls and fences on openness will be taken into account. Changes of Use of Existing Buildings

RO3 The Council will grant permission for the change of use of

buildings in Metropolitan Green Belt and Metropolitan Open Land, provided that:

(i) It does not have a materially greater impact than the present use on openness or the purposes of including land in the designation; and

(ii) The buildings are of permanent and substantial construction and are capable of conversion without major or complete reconstruction.

(iii) The proposal does not harm the amenity of the surrounding area because of increased activity, signage, noise or lighting; and

(iv) The proposal does not give rise to the need for a new building elsewhere.



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Where the proposed change of use involves extensions and/or changes to the use of the surrounding land the Council will exercise strict control to ensure that the proposal does not conflict with openness or the purposes of including land in the designation. The form, bulk and general design of any new structures should be in keeping with their surroundings.

In considering such proposals, the Council will have regard to the history of the building and will not look favourably on the conversion of buildings constructed under permitted development rights, if it is considered that there was an intention of early conversion to another use.

Where appropriate, conditions removing permitted development rights and legal agreements will be sought to achieve these aims.

6.20 Government advice encourages the re-use of buildings in the Green Belt as this helps to reduce the need for new building in the countryside. However, new uses can be more harmful. Harm can be caused if the new use has a greater impact, for example by introducing large numbers of people into a previously quiet area. The new use can also have a greater visual impact, particularly if extensions are required or changes are required to the land surrounding the building, e.g. additional parking areas, hard standings, storage facilities and boundary walls and fences. Therefore it is important to consider the effects of the new proposal and ensure that it is not harmful.

6.21 There are certain circumstances where a change of use would displace an appropriate use which could lead to the need for a new building elsewhere, for example the change of use of a barn or stables to residential could lead to a future application for a new barn or stables elsewhere. As buildings for these uses are not inappropriate the net result could be additional buildings on designated land. This would conflict with aims of the designations and therefore must be controlled. Similarly it is possible that buildings that have been constructed using permitted development rights could subsequently be converted to a use that would otherwise have been inappropriate (e.g. residential). The Council must prevent this to control development in Metropolitan Green Belt and Metropolitan Open Land.

6.22 Any planning permission for the change of use of buildings may be subject to conditions that remove permitted development rights to protect the open character of the Metropolitan Green Belt or Metropolitan Open Land. It may also be necessary to seek legal agreements to achieve this.

RO4 In considering proposals for conversions of buildings in the

Metropolitan Green Belt and Metropolitan Open Land to residential use the Council will have special regard to the



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effect on the external appearance of the building, the creation of a residential curtilage and the possible impact of the exercise of permitted development rights, and will apply planning conditions and seek planning agreements where appropriate.

6.23 Conversions of buildings to residential use can have a significant impact

on the building itself and the character of the surrounding area for example by the insertion of window and door openings, the use of unsympathetic materials and design, and the creation of residential curtilage, extensions and other development using permitted development rights. Special regard will be had to the possible adverse effects of residential conversions on the open character of the area and, where appropriate, planning conditions and legal agreements will be used to remove permitted development rights.

Land Use Objectives

RO5 Where development is permitted in the Metropolitan Green Belt or Metropolitan Open Land, and where the size of the scheme allows, the Council will impose conditions and/or seek agreements to ensure that the scheme makes a positive contribution to the defined objectives for the use of land in these areas.

6.24 Metropolitan Green Belt and Metropolitan Open Land meet the land use

objectives defined in paragraph 6.3 above. By nature of their size, some developments in those areas can contribute to achieving the land use objectives by such measures as sensitive siting, woodland management, conserving and improving landscaped areas, wildlife habitats, water features, derelict and damaged land, outdoor sports and recreation opportunities and improving public access. The retention of agriculture and woodlands will be encouraged.

Protecting the Setting of the Metropolitan Green Belt and Metropolitan Open Land

RO6 Development within or conspicuous from the Metropolitan

Green Belt or Metropolitan Open Land will not be permitted if it would harm their visual amenity

6.25 Land near the Metropolitan Green Belt and Metropolitan Open Land

forms a setting for them. Gardens, for example, act as a buffer between built-up areas and open land. The siting, materials, design and scale of development, nearby or within Metropolitan Green Belt and Metropolitan Open Land will affect the visual amenity that they provide and so must be carefully considered and controlled.

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Cane Hill Hospital Site

RO7 Within the area shown on the Proposals Map development of

a science and business innovation park with associated ancillary uses and open uses of the undeveloped area will be permitted provided that new building: (i) takes place only within the development area boundary

shown on the Proposals Map; and (ii) does not exceed the height of existing buildings; and (iii) does not exceed the total ground floor area; (iv) provides 40% of the development area as landscaping;

and (v) is based on a comprehensive long term plan for the site

as a whole.

Provided also that the development as a whole would: (vi) Not have a greater impact on the openness of the Green

Belt and purposes for including land in it, and where possible have less than existing buildings;

(vii) Contribute to the achievement of the objectives for the use of land in Green Belts, by: a) Providing opportunities to increase public access

for everyone, including those with mobility difficulties, and provide outdoor sport and recreation;

b) Retaining existing trees and landscape features and taking opportunities to enhance them;

c) Improving the current damaged and derelict land; d) Protecting and enhancing the existing nature

conservation interest; e) Retaining the agriculture use of the open land

(unless an alternative open land use which contributes to Green Belt objectives and does not harm openness is proposed); and

(viii) make provision for public transport access into the site.

Conditions will be imposed, or a planning obligation sought, to address the following matters:

(ix) the limitation of the new building as set out in criteria (i)-(iv) above;

(x) the preparation and implementation of a comprehensive long term plan for the whole site indicating: the layout of



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the buildings; a landscape strategy for both new and existing landscaping; and the uses proposed for the undeveloped areas;

(xi) the provision to be made for public transport access and the timing of its provision;

(xii) the provision of a Travel Plan; (xiii) the provision to be made for public access to the site.

6.26 The former Cane Hill Hospital site is considered to be the only site in

Croydon that meets the definition of a major developed site, as defined by Annex C of Planning Policy Guidance Note No.2: Green Belts (1995). As such any proposals will be subject to the provisions of the Annex. This will help to ensure that the reasons for originally including the site within the Metropolitan Green Belt are not undermined.

6.27 Given the local topography, the visual dominance of this site over surrounding areas of development and its impact on local and long distance views, is an important consideration. Consequently the size and location of any new development will be assessed very carefully. Consideration should be given to the possibility of locating new development closer to existing buildings, where the removal of development would improve the visual quality of the Metropolitan Green Belt.

6.28 The Council adopted a planning brief for the redevelopment of the Cane Hill Hospital Site in January 1998. The brief is a form of supplementary planning guidance. The brief does not have the same status as policies in the plan, in determining applications. However, it is a material consideration. The weight accorded to it has increased because it has been prepared in consultation with the public and has been the subject of a Council resolution. This brief will be revised as part of Croydon’s new Local Development Framework.

6.29 Its aim is to set out detailed advice on the Council’s expectations from a developer, together with known site constraints. It is anticipated that the development brief will assist a developer in producing a scheme that meets the provisions of PPG2. The site is designated as CHH1 and CHH2 in the Proposals Schedule. This sets out the Council’s preferred use, a science and business innovation park. The Council believes that this is the most appropriate use for the site. A number of reports relating to the Croydon economy have concluded that the development of a science/technology park in a suitable location would secure significant benefits for the local and sub-regional economy. The Council considers that the Cane Hill site is the only location in Croydon where this type of proposal is possible. The site has an appropriate development area, excellent transport links and is set within high quality parkland. Such a use would also be able to achieve the objectives set out in PPG2. The potential of the site as one of London’s few opportunities to develop a



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science park that appeals to more conventional occupiers is recognised by the Mayor for London (see also policy SP16).

6.30 The parking provision for a science and business innovation park at Cane Hill should be limited and the public transport access to the site should be improved to promote greater use of public transport. A Transport Assessment and Travel Plan should be prepared in accordance with policy T2 and supporting paragraphs with the objective of reducing the parking provision and encouraging the use of public transport. The level of parking detailed in the Redevelopment of Cane Hill Site Planning Brief (page 5) is superseded by this paragraph.

6.31 The majority of the site is currently undeveloped and used for agriculture, horse grazing and woodland. In order to preserve the open character of the site and ensure that the original reasons for designating the land as Green Belt are not undermined these areas will remain undeveloped. Other appropriate open land uses, such as outdoor sport and recreation and nature conservation could also be acceptable.

6.32 Applications for this site should be based on a comprehensive long term

plan as required by PPG2 Green Belts. This should include sufficient supporting and technical detail to enable the Council to judge whether proposals meet all of the requirements of the policy including those relating to a comprehensive approach to redevelopment, high quality design, the potential environmental impact of the development and the timing and density of the development.

6.33 Given the location and history of this site, the Council will also have regard to methods to be taken to investigate, protect and interpret archaeological remains and the proposed turnabout of contaminated land and its impact on the chalk aquifer. The following related policies also require consideration:

• Policy EM8 - Employment

• Policy UC11, 12, 13 and 14 - Archaeological

• Policy EP2, 3 and 4 - Contaminated Land

LOCAL OPEN LAND AND EDUCATION OPEN SPACE

Protecting Local Open Land RO8 Development on Local Open Land will not be permitted

unless: (i) it is for outdoor sport and recreation or another

appropriate outdoor activity; or (ii) it is a replacement or extension of existing facilities; and (iii) it does not harm the open character of the land; and



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(iv) it does not harm residential amenity. In considering the harm to the open character of the land the Council will have regard to: (i) the size and location of the development; (ii) effect of the development on public views to and from

the open space; (iii) need for and impact of ancillary facilities such as car

parking; and (iv) effect on existing open space uses; and (v) the effect of increased overlooking, traffic flows or other

encroachment. Sites too small to show clearly on the Proposals Map will be treated as Local Open Land if, like the larger sites, they meet one or more of the designation criteria.

The Council will encourage the enhancement of Local Open Land and it will seek to enter into agreements where this is necessary to secure any benefits of development proposals.

Highway Open Space (see criterion (k) in paragraph 6.34 and paragraph 6.35) will be designated as Local Open Land but this will not affect its statutory designation as Highway Land.

6.34 As stated in policy SP6, the Council will protect open land other than

Metropolitan Green Belt and Metropolitan Open Land from development. The Council refers to this land as either Local Open Land or Educational Open Space. Local Open Land is not designated for its London-wide significance but for the vital contribution it makes to the quality of life in Croydon. However, it is important to allow developments that are desirable and beneficial for the open space. This will enable the maximisation of the outdoor sport, leisure and recreational use of existing open space facilities. In this way, (for example synthetic surfacing of grass sports pitches), access to facilities can be increased to help meet the recreational needs of particular groups and individuals in the community. The criteria used to designate Local Open Land are whether sites fall into one or more of the following categories:

a) Open spaces administered by the Parks and Open Spaces

Division of the Cultural Services Department, because of their recreational value;

b) Sites of Nature Conservation Importance identified by the Greater London Authority and the Council, to be safeguarded because of their value for wildlife;



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c) Parks and Gardens of Historic Interest designated by English Heritage and Parks and Gardens of Local Historic Interest to be safeguarded because of their historical value;

d) Open land in conservation areas and local areas of special character to be safeguarded because of their conservation value and open land which provides a setting for listed and locally listed buildings;

e) Open land in the area of the Borough with residential densities of more than 150 habitable rooms per hectare (identified on Map 5) because of their amenity value, being situated in heavily built-up areas;

f) Those sites where all or part of the site could alleviate deficiency areas, i.e. sites of more than 2 hectares within a deficiency area or within 400m of a deficiency area;

g) Those sites of less than 2 hectares in or adjacent to areas deficient in Local Parks which could have a qualitative, rather than a quantitative impact on deficiency in Local Parks;

h) Sites with valuable functions such as amenity, sports, recreation or kick-about areas, or allotments;

i) "Green Gateway" sites adjacent to, or visible, from major road and rail routes;

j) Open land within or on the edge of the built-up area which adds character to the fabric of the urban area;

k) Adopted highway that is managed by the Highway Authority as if it were open space (see paragraph 6.35);

l) Registered Common Land; and

m) Agricultural land. 6.35 The curtilage of residential properties, highway land (other than that

falling within criterion k) and "operational" land owned by statutory undertakers are excluded from designation as Local Open Land. Some loss of Local Open Land may be allowed if it is offset by the creation of additional open space of equivalent community benefit elsewhere.

6.36 The following sites fall within criterion (k) and have been designated on the Proposals Map: land between Farnborough Avenue, Broadcoombe and Heathfield Vale, South Croydon; land at Copse View, South Croydon; land at Greenview Avenue, Monks Orchard; land at Shirley Avenue, Shirley; land at Denning Avenue, Waddon; land at Chaucer Green, Ashburton and land at Norbury Close, Norbury.



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6.37 These open spaces contribute to the amenity of the area and perform a valuable open space function and add to the overall sum of open space in the Borough. However, as they are adopted highway, they cannot be developed in the same way as other open space and their open space designation does not affect their statutory designation as Highway Land and the statutory rights of the public to pass and re-pass over its whole area (in the same way that it does not for Adopted Highway within Green Belt or Metropolitan Open Land).

6.38 Smaller parcels of Local Open Land (less than 0.25ha) may still make a valuable contribution but cannot be shown clearly on the Proposals Map. It is also not considered practicable to provide a list of small Local Open Land sites. Such sites will be assessed on their merits, in accordance with the criteria set out in paragraph 6.34 above. However, most small sites will fall into one of six broad categories:

• Playgrounds (managed by the Council and others), e.g. Little Playground, Freemason’s Road

• Public and private sports facilities (e.g. bowling and tennis clubs) e.g. Gonville Bowling Club, Trafford Road, Thornton Heath.

• Amenity land laid out in public and private housing estates, including land secured through policy RO12 e.g. land at Attlee Close, Thornton Heath.

• Land between Metropolitan Green Belt and Metropolitan Open Land and built- up areas e.g. land rear of Goodenough Way, Old Coulsdon.

• Land adjacent to the highway (e.g. widening strips never used, land left after road schemes and land where roads merge e.g. Land adjacent to Norbury Station.

• Adopted highway managed by the Highway Authority as if it were open space e.g. Mayfield Crescent, Thornton Heath.

Education Open Space

RO9 The Council will allow education related development on Educational Open Space provided there is an identified need for the development and any harm to the open space is minimised. In particular the Council will have regard to: (i) the spread of development across the site; (ii) effect on valued open space uses such as playing fields

and features of nature conservation interest; (iii) effect on public views of the open space; and (iv) effect on residential amenity.

RO10 In considering proposals for the redevelopment of surplus

educational sites on Educational Open Space the Council will



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ensure no overall reduction in the amount of open space except insofar as this is desirable to achieve a redistribution of buildings which increases the public amenity value of a site’s open space.

6.39 Most educational premises comprise a cluster of school buildings

surrounded by a larger open space, usually playing fields, playgrounds and incidental open areas. In many cases the open space contributes to the character of the area as well as providing important educational, recreational and sporting functions. There is a greater recognition of the importance of educational open space and in many circumstances the disposal of educational open space is subject to controls by the Department for Education and Skills. However, not all sites or all types of development are covered by this. Therefore education premises set within open land has been designated as Educational Open Space where they meet criterion d), e), f), g), h), I), or j) for the designation of Local Open Land, as set out in paragraph 6.34.

6.40 There is a need to allow educational premises to meet their changing requirements. However, this needs to be balanced against protecting open space. Every effort should be made to minimise the impact on open space.

6.41 If redevelopment occurs there may be an opportunity to reconsider the location of any buildings so as to enhance the function of the open land. Following redevelopment the open space will be re-designated as Local Open Land.

Improving access to Local Open Land

RO11 The Council will seek to improve the accessibility of Local

Open Land, for everyone (including those with mobility difficulties), particularly in areas where local public open space is relatively scarce.

6.42 Although the Borough is generally well provided for, in some parts

publicly accessible local open space is relatively scarce - much of the central north and north west of the Borough is more than 400 metres from a Local Park. These areas are shown on Map 6 at the end of this Chapter. Increasing the accessibility of Local Open Land can be achieved in a number of ways, including allowing the public the right to use open space previously closed to them and by introducing new access points to existing public open space. It is generally desirable to increase access to Open Land, but particularly so in this more densely developed part of the Borough. The Council accepts that, in some cases, to achieve improved access some limited loss of dwellings and commercial premises may be necessary. These aims will primarily be achieved through the use of conditions and legal agreements.

6.43 Such opportunities should, wherever possible, be available for everyone, including the elderly and people with disabilities. Additional public access

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would not necessarily be appropriate on certain designated sites such as allotments. Local Open Land in residential schemes RO12 Planning permission will not be granted for residential

development unless recreational open space arising from the needs generated by the proposal is provided at a standard of 2.43ha per 1000 people. Commuted payments for off-site provision based on this standard will be acceptable where: a) the site is within an area of high density in accordance

with policy H10 (and shown on Map 5); or b) the scheme is for less than 30 units or the site less than

0.5ha net area; or c) the proposal involves the conversion of buildings. When determining the level of provision or commuted payment, the Council will take into account whether the site lies within an area of Local Park deficiency, shown on Map 6.

6.44 Open space makes a valued contribution towards the quality and amenity

of a predominantly urban environment (see also paragraphs 6.9 and 6.10). A comprehensive assessment of deficiency in open space and recreational provision in Croydon was undertaken in 1996, and since kept under review. Presently over 50% of the Borough’s residential areas are more than 400m from a local park facility having little or no access to recreational open space, and therefore could be said to lie within a deficiency area (Map 6). Thus there is a need to protect existing local park facilities and to secure opportunities for new publicly accessible open space for residential development, wherever practicable. This may not always be possible within the sites themselves and Council would then require a commuted payment to enhance local park facilities in the immediate vicinity. Enhancement could include monies towards children’s play areas or spaces for other forms of informal recreation. Planning Guidance Note 1: Planning Obligations (to be replaced by a Planning Obligations Supplementary Planning Document in due course) details Council’s approach to seeking contributions for addressing the needs generated by residential schemes, and should be read in conjunction with this policy.

6.45 All housing schemes are required to provide open space to a defined

standard to meet the needs they create. The Council requires provision according to the National Playing Fields Association minimum standard of ‘Six Acres’ (2.43ha) per 1000 people. In reality there may be different ways of meeting that need. Preference will be given to on-site provision where practicable, commuted payment or a combination of both, and it may be reasonable to take account of existing local provision when

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determining precisely the level of provision or commuted payment. The principle, however, must remain.

6.46 Where the development proposal involves the conversion of buildings

within the footprint of the existing, it may be impractical to make provision for open space on-site, even where the proposal is over 30 units or the site greater than 0.5ha net area (i.e. a large development). However, as the development will still generate a need for open space it is appropriate to require a commuted payment. USE OF OPEN LAND Green Corridors and Green Chains

RO13 Development will not be permitted which would harm the amenity or ecological value of the identified network of green corridors and green chains as shown on the Proposals Map.

6.47 Green corridors are relatively continuous areas of open space leading through the built environment which link up areas of nature conservation interest and open space with the countryside (Metropolitan Open Land and Green Belt). These corridors make open spaces and nature conservation sites more valuable beyond their size. For example, small woods linked by a path lined with trees can give the impression of a much larger wood. Similarly they may allow animals and plants to be found further into the built-up area than would otherwise be the case. It is therefore important to protect and enhance them. Green corridors are defined in the Glossary and shown on the Proposals Map.

6.48 Green chains provide a recreational access route to the countryside and

link up open spaces. There are six long distance footpaths linking green chains of open land (Vanguard Way, Wandle Trail, Downlands Circular Walk, Capital Ring, London Outer Orbital Path and the Mayor of Croydon’s (Socratic) Millennium Trail)and should be protected from development that would prejudice their use. The Council will, in conjunction with neighbouring authorities and other bodies (such as the London Walking Forum, the Corporation of London and the Downlands Countryside Management Project), continue to maintain and publicise the existing paths and give priority to promoting the Saffron Way. The long distance footpaths are shown on the Proposals Map and on Map 4 at the end of this Chapter. Green chains could be enhanced, for example by creating a new link or entrance to the green way with verdant landscaping. This is particularly important in parts of the Borough with few large areas of open land. Public Rights of Way

RO14 Planning permission will not be granted for development

affecting any public right of way unless the proposals include either the maintenance or the diversion of the public right of

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way as a route no less attractive, safe and convenient for public use.

6.49 A well maintained, promoted and signposted network of footpaths,

byways open to all traffic and bridleways, both through urban areas and the countryside, enables people to pursue different forms of recreation and to enjoy the countryside. The Council has responsibility as a highway authority for the management of the network of public rights of way, and is required to assert and protect the rights of the public to continued use and enjoyment of these areas. The public rights of way include:

“All those shown on the Definitive Maps prepared according to the provisions of the Wildlife and Countryside Act 1981, and any modifications of those Maps; and also those was shown but which can reasonably be alleged to subsist before any relevant planning application is determined.”

6.50 The Government and the Council take the view that the effect of

development on a public right of way is a material consideration in the determination of planning applications. The Council will therefore ensure that impact of development on public rights of way is taken into account. Development should not result in an existing or diverted public right of way being less attractive, safe or convenient for public use. The granting of planning permission does not give authority to anyone to move, close, obstruct, interfere with or drive over or along a public right of way. Such matters are subject to other statutory or legal process. The Council is required as highway authority to keep the Definitive Map and Statement, prepared under the Wildlife and Countryside Act 1981, under review. The Council will also prepare further guidance on the relationship between public rights of way and planning.

6.51 Where justified, enhancement of the network of public rights of way is

also a consideration. Development proposals can offer the opportunity to seek improvements to the existing network and provide new links, but can only be sought for the benefit of the occupiers of the development being proposed. The Council will work with other partners, such as the Downlands Countryside Management Project, to improve the Public Rights of Way Network. Outdoor Sport and Recreation

RO15 The Council will refuse permission for development that

results in the loss of outdoor sport, leisure and recreational facilities to other uses. This will apply to existing facilities and land last used for such facilities. Changes between outdoor sport, leisure and recreation uses will be permitted except those that result in the loss of a playing field. Exceptionally the Council may permit applications that result

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in the loss of playing fields if one of the following circumstances applies: a) A carefully quantified and documented assessment of

current and future needs has demonstrated to the satisfaction of the Council and Sport England that there is an excess of playing field provision in the catchment, and the site has no special significance to the interests of sport;

b) The proposed development is ancillary to the principal use of the site as a playing field or playing fields, and does not affect the quantity or quality of pitches or adversely affect their use;

c) The proposed development affects only land incapable of forming, or forming part of, a playing pitch and does not result in the loss of or inability to make use of any playing pitch (including the maintenance of adequate safety margins), a reduction in the size of the playing area of any playing pitch or the loss of any other sporting/ancillary facilities on the site;

d) The playing field or playing fields that would be lost as a result of the proposed development would be replaced by a playing field or playing fields of an equivalent or better quality and of equivalent or greater quantity, in a suitable location and subject to equivalent or better management arrangements, prior to the commencement of development; or

e) The proposed development is for an indoor or outdoor sports facility, the provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of the playing field or playing fields.

Applications that involve the loss of playing fields will also be subject to policies RO1, RO8, RO9 and RO10 (as appropriate).

6.52 The Council recognises the importance that all forms of outdoor sport,

leisure and recreation, including allotments, can have for the well-being and quality of life of the community. Allotments are considered to be an important recreational and agricultural resource; they facilitate low cost, high quality, often organic sustainable food production, including specialist, culturally important crops of food not otherwise available; they can contribute to a healthier diet; they can engender strong social interactions, thus promoting social well-being; and they facilitate productive exercise.

6.53 Land for these purposes is limited and once lost to other uses is extremely difficult to reinstate. In order to ensure its continuing benefit to the community, the Council will aim to maintain existing provision as a



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minimum level, with the exception of playing fields. Sport England has a well- established policy for considering applications that affect playing fields and therefore the Council has incorporated this into the Plan.

6.54 All playing fields in the Borough are designated as Metropolitan Green Belt, Metropolitan Open Land, Local Open Land or Educational Open Space and therefore applications for development will be subject to those policies as well.

6.55 It is recognised that not all outdoor sport, leisure and recreation demands in the Borough are currently being met. Some people have to travel considerable distances to find suitable facilities. Open space is a basic necessity for providing outdoor sport, leisure and recreation facilities and is more limited in the northern and central parts of the Borough. Particular attention will therefore be given to maintain and enhance facilities in those areas.

6.56 Extensions to education premises for indoor sport, leisure and recreational purposes will be considered in the light of policies RO9.

Selhurst Park

RO16 The Council will not permit development at Selhurst Park Stadium that would prejudice its continued use as a Premier or Football League football stadium, unless an alternative stadium that meets the required standards can be built within or close to the Borough.

6.57 Selhurst Park has been home to Crystal Palace Football Club since 1924. Following the Taylor Inquiry the stadium was partially redeveloped to provide all-seater stands, and so the site provides a stadium that meets the Football Association standards for a Premier or Football League Club. The presence of a Premier/Football League Club within Croydon brings many economic, social and cultural benefits. It is therefore important to protect the facilities that are considered necessary for the retention of such a club. These include the pitch, stands, clubhouse and car park. There may be circumstances where a new stadium can be provided elsewhere, in which case the redevelopment of the site may be considered. However, the new stadium should be within or close to the Borough in order to retain the historic link with Croydon. If the site is redeveloped an equivalent area of Local Open Land should be retained. However, this could be in a different form and location (subject to the views of Sport England). Development Involving Agricultural Land RO17 Development will not be permitted which would involve the

loss of best and most versatile agricultural land (Grades 1, 2

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and 3a). The Council will seek to enter into agreements to secure the removal of redundant agricultural buildings that harm the character and appearance of the Metropolitan Green Belt, unless the resulting planning benefits would be outweighed by those of any likely re-use of the buildings.

6.58 There is a small amount of good quality agricultural land in the Borough

which contributes to its landscape diversity. Much of it lies within the Metropolitan Green Belt. Government guidance recognises the important and varied roles of agriculture in PPS7, including in the maintenance and management of the countryside and the need to protect our valued landscapes, in particular the best and most versatile agricultural land (defined as land in grades 1, 2 and 3a of the Agricultural Land Classification).

6.59 The first step in protecting quality land from loss through inappropriate

development is by identifying where these sites occur. Agricultural land in Croydon is classified as Grades 3 and 4 (see Map 7). However, this classification is out-dated and more detailed investigation into the quality is required to identify whether this land truly is the best and most versatile and should be retained in agricultural use. When determining planning applications the presence of best and most versatile land will be taken into account alongside other sustainability considerations (e.g. biodiversity, heritage interest and soil quality).

6.60 The loss of agricultural land can also affect the viability of the holdings of which they form part leading to agricultural buildings becoming redundant and falling into disrepair. Re-use of appropriately located and suitably constructed existing buildings will be supported where this would meet sustainable development objectives (policy SP1). Particular regard will also be given to the functional need to retain any building on agricultural land, with preference given to removal if there are detrimental effects on the character and amenity of the Metropolitan Green Belt.

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7 Nature Conservation

PART ONE POLICIES

SP8 In considering proposals for development the Council will protect important species and habitats and place a high value on the protection of trees, woodlands and hedgerows both for their wildlife and amenity value. The Council will also seek sympathetic management and enhancement of these features and, insofar as nature conservation is not unduly harmed, seek public access. It will also have regard to nature conservation needs in land management.

REASONS FOR PART ONE 7.1 It is important to protect and enhance Croydon’s biodiversity. Access to

nature can provide psychological, education and health benefits. Conservation of flora and fauna helps to make Croydon an attractive place to live, work and visit and therefore contributes to the economic well- being of the Borough. It can also have functional benefits such as slowing down surface water run-off and so reducing the risk of flooding. It is also important to protect biodiversity for its own sake. Conservation of biodiversity is also an essential element in achieving sustainable development.

7.2 Those who live in the Borough should have a range of wildlife habitats within a reasonable distance with as full access as practicable, including those with mobility difficulties, to enjoy sites of nature conservation interest. In a few cases full public access to a site important for nature conservation may harm the flora and fauna that gives the site its importance and so will have to be limited.

7.3 Croydon contains many different habitats: woodland, hedgerows, heathland, grassland, meadows, ponds and streams. These are described in more detail in Supplementary Planning Guidance Note 5: Nature Conservation Strategy. Some habitats are of greater ecological value than others and require special protection and some require continuing management to retain their value and character. Maintaining a variety of habitats will enable the broadest spectrum of wildlife to coexist.

7.4 Nature conservation is an important consideration in many development proposals and planning decisions. The key principles that the Council should adhere to ensure that potential impacts of planning decisions are

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Nature Conservation

82 Croydon Replacement Unitary Development Plan adopted 13th July 2006

fully considered are outlined in Government policy guidance on biodiversity set out in Planning Policy Statement 9 (PPS9): Biodiversity and Geological Conservation, published in August 2005. Planning control powers are an essential complement to the work of other Council departments and agencies in achieving the conservation of nature. Development proposals may not only affect sites of high ecological value but also present an opportunity to increase nature conservation interest and its enjoyment by the public. The most important wildlife habitats in the Borough are those sites that have been designated as one of the categories in Policy NC1 and identified on the Proposals Map.

7.5 The protection of sites of high ecological value alone is not enough to preserve Croydon's wildlife. There is a network of other sites and features, such as hedgerows and trees, which make a contribution. These can be managed to encourage a greater variety of wildlife and enable people to enjoy it. Certain species of flora and fauna are protected by national and international legislation and this protection will be recognised by the Council in the exercise of its planning powers.

7.6 Woodland, trees and hedgerows are very important throughout the Borough for their contribution to amenity and the character of areas, as well as for their nature conservation value. It is therefore appropriate to protect them through the planning system. However, it should be noted that the appropriate management of other priority habitats (in particular heathland and chalk downland) requires the removal of trees.

SITES OF NATURE CONSERVATION IMPORTANCE

NC1 The Council will resist development proposals that would harm the nature conservation interest of Sites of Special Scientific Interest, Sites of Metropolitan Importance, Sites of Borough Importance, Sites of Local Importance and Regionally Important Geological Sites, as defined on the Proposals Map. The weight attached to such harm will reflect the relative significance of these designations. The Council will require an ecological assessment to be carried out prior to determination of an application in order to be able to assess the impact of the proposed development.

Where, exceptionally, harm to a site of nature conservation or geological interest is permitted the Council will expect compensatory measures of an equivalent nature conservation value.

The Council will encourage the enhancement of the nature conservation or geological interest of the sites and it will seek to enter into agreements where this is necessary to secure any nature conservation or geological benefits of development proposals.

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7.7 Croydon contains many Sites of Nature Conservation Importance (SNCI). These have been identified by English Nature and the former London Ecology Unit and are shown on the Proposals Map. Sites of Special Scientific Interest (SSSIs) are of national importance, Sites of Metropolitan Importance (SMIs) are of London-wide significance and Sites of Borough Importance (SBIs) are significant in a Croydon context. Policy NC1 therefore attaches considerable weight to maintaining the nature conservation interest of SBIs while giving added weight to the importance of SSSIs and SMIs in development control decisions.

7.8 The term ‘nature conservation’, as widely applied in the United Kingdom, includes the preservation of sites designated for their geology and/or geomorphological importance as well as biodiversity. It is important to recognise and protect features of earth science and landscape interest as they have educational, historical and aesthetic value. There is currently one site that meets the criteria for designation as a Regionally Important Geological Site, Croham Hurst Cemented Blackheath Pebble Beds. In terms of relative significance this site is broadly comparable to a Site of Metropolitan Importance.

7.9 Nature conservation interest would clearly be harmed by development that covered or excavated these sites. Works on nearby sites, or even further afield, could also be harmful, for example by altering local water conditions. Proposals that might affect such sites will therefore need to be carefully assessed. Any assessment will take into account both operations during construction and the changes likely to be brought about by the new use. For cases involving major development it may be necessary to submit an Environmental Statement, in accordance with current government advice.

7.10 Occasionally, there may be circumstances where the desire to protect nature conservation features is outweighed by other factors and harm is permitted. Compensatory measures of an equivalent nature conservation value will be required to offset the harm caused by the development. It should be noted that some habitats take hundreds of years to become established in their current form and therefore it may be impossible to secure a like-for-like replacement.

7.11 Some types of habitats are rare in Croydon compared with other parts of London and are therefore particularly valuable here, for example open and running water. The size and shape of a site is also a consideration. Long, narrow sites, such as railway corridors and 'fingers' of open land, are more valuable than their size alone would suggest as they bring wildlife close to a larger number of adjacent properties and people. Policy RO13 aims to protect such linear spaces.

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SPECIALLY PROTECTED AND PRIORITY SPECIES AND THEIR HABITATS

NC2 Planning permission will not be granted for development that

would cause demonstrable harm to a species of animal or plant, or its habitat, protected under British or European law, or the population or conservation status of Biodiversity Action Plan priority species, unless conditions are attached, or a planning obligation sought, requiring the developer to take steps to secure their protection. The Council will require an assessment to be undertaken prior to determination of an application where the Council has reasonable grounds to suspect the presence of specially protected and priority species. Where specially protected and priority species are found and development permitted subject to mitigation, the Council will require post development monitoring and/or assessment of mitigation measures.

7.12 Some species of flora and fauna are protected by national and international

legislation. The habitats of certain wildlife species are also specifically protected, although the retention of the habitats and adequate foraging areas of all protected species are considered essential for their survival. ‘Protected species’ are those plants and animals afforded legal protection by national and international legislation. ‘Priority species’ are identified in Biodiversity Action Plans (BAP) such as the United Kingdom, London Action Plan and the Croydon BAP (in preparation). The presence of such species is a material consideration in determining a planning application and it is therefore appropriate for the Council to ensure that protected species are not adversely affected by development. Species that are protected and their level of protection are provisional and kept under review, it is therefore important to check this at the time of considering a development proposal.

7.13 There are a number of measures that could be used to prevent demonstrable harm to protected species and habitats. For example the layout of the development could be altered or works on site could be restricted to certain times of the year. Exceptionally the Council may consider translocation of species, where they cannot be protected on-site, where there are other benefits from the scheme. This should be only being considered as a last resort as it is never 100% successful and in the context of animal translocation is stressful and some accidental deaths are almost inevitable. Conditions and/or obligations will be sought to secure mitigation and compensation measures where development will cause harm to biodiversity.

7.14 English Nature is consulted in cases where legally protected species may be

affected by development. In addition to obtaining planning permission for development that affects a legally protected species it may also be necessary to obtain a licence from either English Nature or the Department of Environment, Food and Rural Affairs. English Nature can issue licences for development that affects badgers. The Department for Environment, Food and Rural Affairs can issue

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licences for development that affects species protected by the Conservation (Natural Habitats, &c) Regulations 1994

7.15 Specially protected species can be found throughout the Borough, they are not restricted to designated sites of nature conservation interest. It is therefore always necessary to consider the presence of specially protected species. When considering applications that may affect specially protected species the Council will adopt the ‘precautionary principle’. This means it will not be acceptable to assume that a development will not cause harm, just because there is uncertainty, for whatever reason, about whether serious damage will occur. Where there are reasonable grounds to suspect that granting planning permission may affect a specially protected or priority species, the Council will expect an adequate impact assessment to be undertaken prior to determination, to establish whether or not that is the case. It may be necessary to obtain a licence from English Nature to carry out survey work.

7.16 Where development that affects protected species is permitted the Council will also require post development monitoring and assessment. For example if a protected species is to be translocated or restricted to a particular part of a development site it would be appropriate to monitor the success of the translocation or the affect of restriction on the well-being of the species.

NATURE CONSERVATION OPPORTUNITIES THROUGHOUT THE BOROUGH

NC3 Planning permission will not be granted for development on

sites where features of nature conservation interest are discovered unless:

a) the development would not harm the features; or b) the features would be protected from harm or

transferred to another habitat; or c) the importance of the development outweighs the value

of the features. The Council will impose conditions, or seek a planning obligation to secure the aims of this policy.

7.17 The Borough’s natural wildlife heritage, including individual species of particular interest or scarcity, is not confined to the designated SNCIs. Backland and other small open spaces, ponds, streams, back gardens, hedgerows, trees, unimproved grassland, heathland or ‘wasteland’ habitats can be important support for the Borough’s biodiversity and enable people to access and enjoy nature. This special value may

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require these sites or features to be protected from the adverse effects of development and retained, by using planning conditions or obligations.

7.18 Development proposals provide opportunities for protecting and

enhancing existing habitats and incorporating new wildlife attracting habitats into landscaping and building. In the built environment 'green roofs' can be a particularly useful way of providing a new wildlife habitat as they have a number of other benefits, they absorb rainfall reducing storm water run-off, plants absorb air pollution and dust, they help cool buildings and reduce the 'urban heat island' effect, they can provide green oases amongst built-up areas, they can provide health benefits, they can protect the building structure from sunlight and temperature fluctuations, they can cut the cost of drainage, heating and air conditioning.

7.19 Although Croydon, as a whole, has a large number of sites of nature conservation interest and a good range of wildlife habitats, some parts, especially in the northwest of the Borough are heavily modified and have fewer sites. Nature conservation interest cannot be spread evenly throughout Croydon, but it is important to sustain and where possible, improve the quality, extent of natural habitat and their connectivity, especially in these parts whenever opportunities arise. The future development of a 1.60 hectare linear site in Addiscombe as a public park, and the designation of additional SNCIs, following the London Ecology Unit re-survey in 1997, will assist in reducing the deficiency in accessible wildlife sites (as defined by the Greater London Authority).

7.20 The 1997 London Ecology Unit re-survey identified seventeen Sites of Local Importance that, while not meeting the criteria for designation as a site of borough or metropolitan importance, are of particular value to people nearby and have the potential to be designated as Sites of Borough or Metropolitan Importance if resources are available and nature conservation is considered the primary management consideration. Were this to happen the area of deficiency would be further reduced.

7.21 The London Mayor has indicated that Boroughs will be re-surveyed on a ten year rolling programme. Sites identified in the next re-survey will be considered for protection under appropriate policies at the next review.

7.22 Applications for uses that are likely to attract a large number of birds are subject to consultation with the Civil Aviation Authority.

WOODLAND, TREES AND HEDGEROWS

NC4 The Council will refuse permission for development that

results in the loss of valued tree(s) especially those protected by Tree Preservation Orders. Exceptionally the Council may permit such development where the loss of the tree is unavoidable and there are clear planning benefits that

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outweigh the harm caused by the loss of the tree. In such cases the Council may impose a condition to require its replacement either, if practicable and acceptable on-site, and if not possible and acceptable on-site, in another location where it might contribute to the amenity and biodiversity of the local area.

7.23 Woodland, trees and hedgerows are very important for their visual

contribution to the landscape and for nature conservation - a single mature tree, for example, may support several hundred species of animals and other plants (see policy UD14 for trees in development schemes). Trees have special value in a group, in small copses, in woodland and as linear features - trees can make footpaths and bridleways into attractive 'green ways'. Trees and hedgerows also provide shelter from wind and rain, help to filter out dust in the air and absorb and store carbon dioxide. Trees can also be of particular ecological value in open habitats, providing important food sources and nesting sites.

7.24 Many of the Borough's sites of nature conservation importance are woodland that was growing in 1600 and so may have never been in another use. This ancient woodland, as well as individual ancient trees, has evolved over centuries to be especially rich in wildlife today. It is an irreplaceable living historic record and contains a complex community of plants and animals that depend on one another; it needs to be protected from development.

7.25 Hedgerows can contribute to a range of important functions. They can provide an important source of food for wildlife and form valuable habitats and places of shelter and protection. They can be important wildlife corridors. Hedgerows can also make a valuable contribution to the landscape and have historical and archaeological value. They can also have a functional purpose by creating windbreaks, shelterbelts and noise barriers and marking rights of way. As a result of changing land management hedgerows have been removed at a prodigious rate. It is therefore necessary to seek to protect those remaining important hedgerows through the use of Hedgerow Regulations and conditions (where applicable).

7.26 Sympathetic new planting cannot generally be a substitute for established trees which may have significant amenity and or biodiversity value and would have taken many years or centuries to evolve. Therefore proposals that involve the loss of valued trees will usually be refused. Valued trees include trees subject to Tree Preservation Orders, trees within Conservation Areas and Local Areas of Special Character, trees with protective conditions, Great Trees of London and sylvan features that are considered irreplaceable (i.e. ancient trees/veteran trees). Developers should give consideration to retaining trees within development proposals, for example by using alternative layouts or

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reduced massing. As a last resort the loss of trees may be considered. In such cases the loss of the tree must be unavoidable and there must be clear planning benefits that outweigh the harm caused by the loss of the tree. Outcomes of a development that are considered part of the normal planning process e.g. affordable housing will not usually be considered as a planning benefit in the consideration of this policy. In addition any trees that are lost should be replaced onsite, or at an appropriate location in accordance with the policy, by an equivalent, in terms of public amenity and biodiversity.

7.27 In schemes of habitat creation and enhancement, the design of planting, including the selection of species to be used, must be sensitive to that particular location. The same style of planting will not be appropriate everywhere in the Borough. Landowners are encouraged to take advantage of financial help offered by the government and other bodies to plant trees and hedgerows.


8 Environmental Protection

PART ONE POLICIES SP9 The Council will take into account all the environmental

effects and interactions that are material to its planning decisions, and will encourage good environmental practice in the use of land.

SP10 The Council will take into account the need to prevent

pollution and will make full use of its powers in order to protect amenity and the wider environment.

SP11 The Council will use development opportunities to secure the

objectives of the waste hierarchy and the proximity/regional self-sufficiency principle. In considering proposals for waste management facilities the Council will have particular regard to the importance of protecting the environment and residential amenity of the Borough and will adopt the principle of ‘best practicable environmental option'.

SP12 In considering mineral extraction proposals the Council will

have particular regard to the importance of protecting the environment and residential amenity of the Borough whilst taking account of the need to meet local, regional and national minerals requirements. The Council will also encourage re-use of minerals.

SP13 The Council will seek to minimise the energy requirements of new developments and will expect the use of renewable energy technologies and sustainable materials.

REASONS FOR PART ONE

8.1 As part of its commitment to achieving sustainable development and

promoting the economic and social wellbeing of the Borough, the Council needs to ensure that there is effective protection of the environment and prudent use of natural resources. To do this the Council needs to assess the environmental impacts of development and take action to ensure that sustainable development objectives are met.

8.2 The Council has to screen appropriate applications for the need to

prepare an Environmental Statement in accordance with the 1999 Environmental Impact Assessment Regulations. Schedule 1 of the Regulations identifies those types of development where an

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Environmental Protection


Environmental Statement is always required and Schedule 2 identifies those types of developments where an Environmental Statement may be required. Based on advice from the Office of the Deputy Prime Minister it is the Council’s view that ‘urban development projects’ could encompass any development within the built up parts of Croydon, but in particular does include residential development.

8.3 The Council will require an Environmental Statement for developments that fall within Schedule 2 of the EIA Regulations and where significant environmental effects are likely. For other major developments (as defined by the General Development Procedure Order - see Glossary) an Environmental Performance Statement will be required (see policy UD1). The presentation of all the environmental impacts in a single document will assist the determination of applications. The Council will prepare additional guidance on these matters. It is important to appreciate that environmental issues are linked, so that for example, changes in the flow or quality of water will affect the wildlife that depend on it. Energy and pollution matters also link the Borough with other areas, both near and afar. For example, replacing a grass surface with tarmac increases the likelihood of flooding downstream, and gases released from fuel burnt in the Borough contribute to climate change.

8.4 The carrying out of many works which concern the public do not currently require planning permission and so cannot be controlled through planning powers. Nevertheless, there is still considerable scope for the Council to protect the quality of Croydon's environment. The Council can set a good example to others by ensuring that its own works are sensitively carried out and by working closely with other statutory agencies.

8.5 The Croydon Plan must include policies that allow for provision to be made to meet the Borough’s waste arisings for the lifetime of the plan. The policies should be prepared within the context of local, regional, national and international targets, objectives and principles and based on predictions of waste arisings and disposal methods.

8.6 It is estimated that in 2000/1 some 780,000 tonnes of controlled waste was generated in Croydon (controlled waste comprises construction & demolition waste, industrial waste, commercial waste, municipal waste and sewage sludge). Non-controlled waste comprises agricultural waste, mining & quarrying waste and dredgings. However, this is expected to be minimal in Croydon as there are little or no such activities within the Borough. Some 24% of controlled waste (195,356 tonnes in 00/01) is municipal waste processed by the Council’s Waste Management Service.

8.7 The Waste Management Services include refuse collection, street cleansing, waste transfer facilities, three civic amenity & recycling centres, a central composting site, neighbourhood recycling centres

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located borough wide and a kerbside recycling service for 33,000 properties (collecting four materials; paper, glass, metal and textiles). The kerbside recycling service will roll out across the whole Borough.

8.8 All municipal waste is collected and taken to the Council’s waste transfer station where it is sorted. It is possible that during the lifetime of the current waste management contract, the contractor may use its own transfer station. However, with either option there is nothing to suggest that additional facilities to deal with the collection of Croydon’s municipal waste will be required for the lifetime of this plan.

8.9 Recyclable material, such as paper and metal, are collected from the waste transfer station and taken to re-processing facilities elsewhere in the country. The majority of the remainder is taken to be disposed via landfill sites in Kent, Surrey and Essex. These locations reflect the availability of landfill sites in this region and the general shortage of landfill availability within the Greater London area.

8.10 While in general landfill capacity is rapidly diminishing, there is sufficient capacity in the landfill sites used by the Council to cope with the current waste generation. With the information currently at hand the Council expects the policy provisions to be adequate to meet waste requirements for a few years beyond 2005. A Best Value Review of Waste Management confirmed this situation.

8.11 In 2000/2001 Croydon recycled 16.36% of household waste (Best Value National Performance Indicator). Whilst this reduces the proportion taken to landfill sites, the overall amount of municipal waste continues to grow and therefore the amount landfilled continues to grow. In the medium to long term this has to change, if nothing else to meet the EU landfill Directive (see below).

8.12 During the lifetime of this Plan the Council’s waste disposal contract will be renewed. The options for disposal will be reviewed in the light of public policy (set out below) as well as progressive improvements that are occurring in disposal technologies. In addition to recycling and landfill, options for disposal currently include commercial composting, anaerobic digestion, pyrolosis and gasification, refuse derived fuel, resource recovery systems and incineration. However, some of these technologies are not commercially proven in the UK. In light of the above it is not considered appropriate or necessary to identify sites for waste disposal facilities. However, the plan provides a clearer framework for the development of such facilities within a wider range of locations across the Borough, than previously.

8.13 The Council’s Municipal Waste Strategy will address these issues in more detail, and the Plan will need to be reviewed in the light of this.

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8.14 There are three key principles for waste planning that require applications for waste management facilities to be treated differently to other industrial processes and storage facilities:

Best Practicable Environmental Option – Under this principle, developers will be expected to demonstrate that their proposal provides the most benefits (or least damage) to the environment as a whole at an acceptable cost in the long term as well as in the short term.

The Waste Management Hierarchy - Waste management options can be ranked into a hierarchy of most preferred to least preferred options, based on the relative sustainability of each. Within London this is: Reduction in waste generation (e.g. less packaging) Re-use (e.g. selling second hand goods) Re-cycling and/or composting (e.g. manufacturing newsprint from recycled paper) Energy Recovery (e.g. production of electricity from incinerating household waste) Safe Disposal (e.g. landfill).

The Proximity Principle – A principle based on the idea that waste should be disposed or, or otherwise managed, in close proximity to the point that it is generated. There are four reasons for this: i) It forces people to face up to the consequences of dealing with the waste that they generate; ii) It avoids the need to transport waste over long distances, thereby reducing the environmental damage and meeting sustainability principles; iii) It may well assist the local economy, and; iv) Overall costs should be lower.

8.15 As part of the ‘proximity principle’ the Government has stated that each region should be self-sufficient i.e. deal with all the waste that is generated within its areas. This poses particular challenges for London, for example in 2001/02, 90% of London’s municipal waste that was landfilled to sites outside London. The Mayor’s Municipal Waste Management Strategy will also provide advice and guidance on how regional self-sufficiency can be achieved.

8.16 There are also a number of targets and directives that will have an impact on the changing requirements for waste management facilities:

European Union Landfill Directive: Biodegradable Municipal waste landfilled to be 75% of 1995 level by 2010 Biodegradable Municipal waste landfilled to be 50% of 1995 level by 2013 Biodegradable Municipal waste landfilled to be 35% of 1995 level by 2014

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Best Value Performance Indicators: Recycling in Croydon as % of all household waste collected: 2000/01 BVPI 14% 2003/04 BVPI 28% 2005/06 BVPI 36%

National Waste Strategy Recover* value from 40% of municipal waste by 2005 Recover* value from 45% of municipal waste by 2010 Recover* value from 67% of municipal waste by 2015 * Recover value means obtain value from waste through recycling, composting, other forms of material recovery (such as anaerobic digestion) and energy recovery (combustion with direct or indirect use of the energy produced). Recycle or compost* at least 25% of Household waste by 2005 Recycle or compost* at least 30% of Household waste by 2010 Recycle or compost* at least 33% of Household waste by 2015 * Excludes home composting Industrial & Commercial waste to be 85% of 1998 level by 2005

8.17 Croydon will aim to reach these targets by providing a combination of

static recycling facilities located at both Civic Amenity Sites and Neighbourhood Recycling Centres and also by gradual expansion of the Kerbside Recycling Service. It will also seek to minimise the waste stream through education.

8.18 Minerals can only be extracted where they are found, and Croydon may prove to have oil and gas worth winning. However, in this predominantly residential Borough, extraction should only take place where it can be achieved without serious harm to amenity and other aspects of the environment.

POLLUTION Control of Potentially Polluting Uses

EP1 Development that may be liable to cause or be affected by pollution of water, air or soil, or pollution through noise, dust, vibration, light, heat or radiation will only be permitted if:

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(i) the health, safety and amenity of users of the site or surrounding land are not put at risk; and

(ii) the quality and enjoyment of the environment would not be damaged or put at risk.

The Council will impose conditions, or seek a planning obligation, to implement this policy.

8.19 Virtually all developments will have some effect on the surrounding

environment. However, some developments may cause a statutory nuisance. In many cases this can be avoided through sensitive design and layout. However, it may also be necessary to use conditions or planning obligations, for example to require the correct ventilation system or dust suppressers. Exceptionally there may be developments where the design and layout or the use of conditions cannot prevent a statutory nuisance from occurring. Under such circumstances planning permission will be refused.

8.20 Air pollution is harmful to health and the environment. Certain industrial

processes and developments that generate traffic have the potential to worsen air quality. In determining planning applications, it is therefore appropriate for the Council to have regard to potential impact on air quality and where necessary prevent development that would result in air pollution levels that would breach the air quality objectives or significantly worsen air quality in areas where the objectives are already, or are predicted to be, breached. In order to ensure that the impacts and/or mitigation measures are happening as predicted it may be necessary to require post development validation.

8.21 Health-based air quality objectives have been set in Regulations for a

number of pollutants. The Council has undertaken a review and assessment of air pollution levels throughout the borough compared with the air quality objective limits. The purpose of this is to identify parts of the Borough where air quality objectives are being, or are likely to be, breached in areas where the public may be exposed over the averaging period of the objective. The Council is required by law to declare these locations as one or more Air Quality Management Areas (AQMA). The Council may, however, for a number of reasons set out in Government guidance, extend the boundary of the AQMA beyond the precise area where public exposure to pollution above air quality objective levels is happening or is predicted to occur.

8.22 The Council’s review and assessment in 2000 showed that the air quality objective for annual mean nitrogen dioxide was unlikely to be met along busy roads in Croydon Metropolitan Centre without action to address the problem. The Council therefore declared an AQMA covering this area on 2 October 2000. Further review and assessment of air quality in 2002, using more recent vehicle emission factors, shows that the areas of



exceedence of this air quality objective are now likely to cover most of the borough’s main road network, not just Croydon Metropolitan Centre. As a result the Council designated the whole borough as an AQMA on 22 April 2003. The Council has published an air quality action plan, containing measures that will help to reduce air pollution levels. However, the Council has been unable to identify cost-effective and proportionate measures that it could take in order to ensure that the air quality objective levels are met by 2005. It should also be noted that air quality review and assessment is an ongoing process which local authorities are currently required to undertake on a rolling three-year basis. Air quality objectives are also subject to revision by the Government as issues such as new scientific research on the health effects of pollution and new technological developments to reduce or control pollution become commercially available. Therefore, although Croydon’s AQMA currently covers the whole borough and relates to the annual mean nitrogen dioxide air quality objective, the area and pollutant(s) covered by the AQMA may change in the future.

8.23 The Council will consider preparing further guidance to provide more detailed advice on matters such as; the circumstances when an air quality assessment will be required, the methodology for such assessments, the circumstances when post development validation will be required, the levels of pollution that would be considered significant and the forms of mitigation that may be needed. The levels of pollution that are considered significant may change during the life of the plan either as a result of changes in the science or changes in public policy, it is therefore not appropriate to set these out in the Plan.

8.24 It is essential to prevent the pollution of Croydon's drinking water supply, much of which is drawn from underground aquifers. The Council will have regard to the Environment Agency’s Policy and Practice for Groundwater Protection when considering proposals that may affect water resources. It is also important to protect surface water, as it is a scarce feature in Croydon, valuable for its appearance, recreational value and as part of relatively rare wildlife habitats.

8.25 Water pollution, including pollution of underground water, could arise during construction or as a result of the routine or accidental operation of development. For example, the hard standing of a car park or road may require an oil interceptor to prevent oil washing off and polluting a pond or aquifer.

8.26 Similarly, works in, under, over and adjacent to watercourses need to be properly evaluated, and may be controlled where planning permission is required. Badly designed works may lead to the erosion of a watercourse or a restriction of the access necessary for maintenance. In accordance with policies NC1 and NC3, the Council will also encourage the improvement of water environments to enhance the diversity of wildlife habitats.



8.27 In order to make potentially harmful development proposals acceptable, the Council will expect contributions to meet the full cost of any necessary remedial works arising from the development's impact on these natural resources and infrastructure.

8.28 Lighting is an important part of every day life. It helps to promote

security, reduce road accidents, advertise commercial enterprises, permit outdoor working and sports activities at night, decorate buildings and generally enhance the environment. However, lighting that is excessive, poorly designed or badly aimed can have adverse effects. It can add to sky glow, which shuts out the splendour of the night sky. Glare from excessively bright or poorly aimed lights can cause dazzle, which has safety implications for motorists, and pedestrians and can harm residential amenity. Light spill or trespass can cause annoyance to adjoining occupiers. Lighting can be particularly harmful in open spaces and other areas where the background level of lighting is low. Poorly designed lighting can also detract from visual quality of buildings. The visual impact of lighting columns and other apparatus can also be harmful, particularly in undeveloped areas, where they can create a sense of urbanisation.

8.29 Light pollution can also affect wildlife. The ecological effects of artificial lighting are still poorly understood and therefore it is wise to adopt a precautionary approach especially close to Sites of Nature Conservation Importance or known populations of Specially Protected Species. Artificial lighting can particularly affect nocturnal animals, the natural diurnal rhythm of animals and plants as well as modify natural behaviour patterns such as breeding.

8.30 It is not possible to control the adverse effects of lighting through environmental health powers and not all lighting installations can be controlled through the planning system. However, wherever possible the Council will ensure that floodlighting and other lighting schemes minimise light pollution and do not have a significant adverse effect on residential amenity. The Council will review Supplementary Planning Guidance Note 4 ‘Lighting’ to provide further guidance on the control of light pollution.

8.31 Noise is a significant problem in urban areas. In Croydon the Council

receives around 4,000 complaints every year from people disturbed by noise. In determining planning applications, it is therefore appropriate for the Council to have regard to the implications of noise and where necessary require a noise assessment in order to predict impact and highlight possible mitigation measures. In order to ensure that the impacts and/or mitigation measures are happening as predicted it may be necessary to require post development validation. The planning system can, if required, control the development of noisy developments and those which generate significant additional road traffic noise and ensure that they are kept apart from existing noise-sensitive land uses



such as residential properties, schools, hospitals and offices. In most cases, however, this is not necessary. Various measures can be employed to avoid noise issues preventing development. Such measures can include; minimising or screening noise at source, use of sound insulation, and control over the hours of use or times when deliveries may occur may be necessary. Sometimes issues of noise from new development potentially affecting noise sensitive uses can be partly addressed by tactics like positioning less sensitive development and uses in between or by consideration of the orientation or precise position within a site of the new development. The Mayor is developing a Strategy for the management of noise in the environment. It is appropriate to have regard to this when considering new schemes.

8.32 The World Health Organisation has established a set of guideline values

identifying the noise level that triggers certain specified critical health effects for different environments. These provide a useful basis from which the Council can decide whether a proposal will have an adverse impact in terms of noise; for example a development that resulted in a background sound pressure level in excess of 35dB LAeq in a school classroom during teaching sessions would affect the ability to hear and understand spoken messages, and would therefore be unacceptable unless it could be mitigated in some way. Other relevant legislation, guidance and codes of practice will also be applicable. The Council will apply a time base for these guidelines that reflect the actual duration of the source of the noise, for example if the noise source was from delivery vehicles that only deliver for 30 minutes each day, the Council will set a 30 minute average noise limit for the noise source.

Specific

environment Critical health effect(s) LAeq, [dB(A)]

LAmax, fast [dB]

Outdoor living area

Serious annoyance, daytime and evening Moderate annoyance, daytime and evening

55 50

- -

Dwelling, indoors

Speech intelligibility and moderate annoyance, daytime and evening

35

45

Inside bedrooms

Sleep disturbance, night-time 30

Outside bedrooms

Sleep disturbance, window open (outdoor values)

45 60

School class rooms and pre-schools, indoors

Speech intelligibility, disturbance of information extraction, message communication

35 -

8.33 It is always the case that the preferred option is not to locate new noise

sensitive development and uses where they will be affected by excessive



noise levels from existing sources. However, this is not always practicable in a heavily built-up area where the main sources of noise are often busy roads and railways. Whenever it is necessary to site new noise sensitive development in areas the subject of existing significant noise levels, new buildings will need to be designed to overcome these problems and make the development suitable for the proposed location. This can often be achieved through sound insulation of the building as well as through the internal layout of buildings on the site. Planning Policy Guidance Note 24 (PPG 24) provides guidance for determining whether or not a location is suitable for a proposed new noise-sensitive development by reference to a series of Noise Exposure Categories, which the Council considers appropriate to use without amendment. In the case of developments on sites falling within categories C and D of PPG 24, planning permission may be refused.

Recommended Noise Exposure Categories For New Dwellings Near Existing Noise Sources

Noise Levels corresponding to the Noise Exposure Categories for new dwellings LAeq,T dB

Noise Exposure Category

Noise source A B C D Road traffic 07.00-23.00 <55 55-63 63-72 >72 23.00-07.00 <45 45-57 57-66 >66 Rail traffic 07.00-23.00 <55 55-66 66-74 >74 23.00-07.00 <45 45-59 59-66 >66 Air traffic 07.00-23.00 <57 57-66 66-72 >72 23.00-07.00 <48 48-57 57-66 >66 Mixed sources 07.00-23.00 <55 55-63 63-72 >72 23.00-07.00 <45 45-57 57-66 >66

Source: Planning Policy Guidance 24 – Planning and Noise



8.34 In the cases of noise–sensitive developments in noisy environments other than those which fall within the scope of PPG 24, the developer will also be required to undertake an assessment of environmental noise before planning permission can be granted, and to submit a suitable scheme of any necessary mitigation for approval by the Council.

8.35 However, for developments which will entail large or prolonged

construction works, the Council will normally limit, by way of planning conditions, the hours during which vehicle movements to and from the site may take place, in order to minimise the potential for disturbance and nuisance to neighbouring properties. The Council will control noisy works on construction sites by means of legally binding notices or agreements with developers under the Control of Pollution Act 1974. The Council has produced a Code of Practice for the Control of Noise and Pollution from Construction Sites. The Council will also seek to enter into agreements with developers to maximise the use of rail as a means of delivery and removal of materials to and from development sites, where this would reduce the overall adverse environmental impacts, having regard to hours of operation.

Land Contamination

EP2 The Council will ensure that land is suitable for a proposed use and, following the principles of sustainable development will use the planning process to minimise the impacts on health and the environment from contaminated development sites.

EP3 The Council will require an investigation of the nature and extent of contamination where development is proposed on land which is known or suspected to be contaminated to an extent that it is likely to have an adverse impact on the development or occupiers. The investigation will also be expected to include proposals for remediation measures that satisfactorily deal with the contamination, should permission be granted these remediation measures will be secured through a planning condition or planning obligations. This investigation will need to be carried out before an application can be determined. If the contamination on a site is likely to be slight, the necessary investigation and remediation measures will be secured by imposing planning conditions on any planning permission.



EP4 Where sensitive land uses are proposed on land of which nothing regarding contamination is known or suspected, an investigation of the previous land uses on the site will be required from the developer before planning permission is granted, to identify any land uses which may have caused contamination. Where such uses are found, the Council will require the procedures set out above for further investigations and remedial measures to be followed.

8.36 Land mainly becomes contaminated through previous industrial uses or waste disposal and dumping. In most cases, contaminated sites can be remediated prior to redevelopment to make them entirely safe for their proposed new use. However, in order to do this it is necessary to carry out an investigation to assess the level of contamination and propose remediation measures. Where remediation is secured through condition or planning obligations the Council will expect submission of a validation report. The re-use of such sites is fully compatible with the principles of sustainable development, and can help promote a diverse mix of land use and alleviate development pressures on greenfield sites.

8.37 The Council has a statutory duty to identify land defined as contaminated under the Environment Act 1995 and has powers to ensure that it is remediated. A contaminated land strategy for the borough sets out how the Council will do this, using a risk-based approach to identify, investigate and remediate the most seriously contaminated sites first. Although this separate regulatory regime exists, the planning system has an important role to play in identifying and remediating contaminated land. Many sites will be identified and require treatment as a result of planning applications before they are dealt with under the Council’s contaminated land strategy. In addition, sites which may not be defined as “contaminated” under the Act, but which nevertheless require remediation prior to their proposed new end use, will still need to be dealt with through the planning system.

8.38 It is particularly important to ensure that land to be used by sensitive land uses is suitable for that proposed use. Therefore, in line with the precautionary principle, it will be necessary to carry out an investigation of previous uses. Sensitive land uses include land used for; residential, education, a children’s nursery or children’s play area, food production and those sites where the Council has reason to believe that further investigation into the site’s previous use will be necessary.

8.39 Conversely, there may be contamination issues relating to a development site which place no restrictions on the development, but which the Council is required to deal with under the Environment Act 1995, and which the development, once in place, could prevent the

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Council from doing (for example where contamination on a development site is causing pollution of controlled waters). Bearing in mind that it is usually much more expensive, more difficult, and sometimes even impossible, to deal with contamination on a site once a development is in place, the Council will seek to work with developers during the planning application stage to secure the identification and remediation of contaminated land under the provisions of the Environment Act 1995.

WATER – FLOODING, DRAINAGE AND CONSERVATION

EP5 The Council will apply a sequential test approach to the consideration of river flood risk when determining applications for development:

a) Areas of the Borough where there is little or no risk of river flooding (<0.1% probability) will have no constraints with respect to flooding.

b) Development will be permitted in areas of the Borough

where there is low to medium risk of river flooding (0.1 – 1% probability).

c) Development may be permitted in developed areas of the

Borough where there is a high risk of river flooding (>1% probability) provided the appropriate minimum standard of flood defence (including suitable warning and evacuation procedures) can be maintained for the lifetime of the development. If this is not possible permission will be refused.

d) Development will not be permitted within undeveloped and

sparsely developed high risk areas of river flooding, unless it is essential for that location. Where such development is permitted it should be provided with the appropriate minimum standard of flood defence and should not impede flood flows or result in a net loss of flood-plain storage.

e) Within functional flood plains of high risk areas, recreation,

sport, amenity and conservation uses may be permitted (provided adequate warning and evacuation procedures are in place). Exceptionally built development for essential transport and utility infrastructure may be permitted. Other development will not be permitted.

Development will not be permitted if it is predicted to increase

the risk of flooding from surface water run-off.

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A flood risk assessment appropriate to the scale and nature of development will be required for developments in high risk areas. An assessment may also be required in medium risk areas.

Where mitigation is required to achieve a minimum standard of flood defence the Council will impose planning conditions and/or seek planning obligations.

8.40 The experience of recent years suggests that the incidence of problems

due to river flooding may be getting worse, both in frequency and in scale. Flooding can cause damage to property and lead to personal injury or even death. Although there are only a few rivers in Croydon there is still a high risk of river flooding in some areas. It is therefore important, when considering development proposals, to assess the risk of flooding. The factors that should be taken into account when assessing risk include: the area liable to flooding; the probability of it occurring, both now and over time; the extent and standard of existing flood defences and their effectiveness over time; the likely depth of flooding; the rates of flow likely to be involved; the likelihood of impacts to other areas, properties and habitats; the effects of climate change; and the nature and currently expected lifetime of the development proposed and the extent to which it is designed to deal with flood risk. Where there is a risk appropriate measures should be taken to safeguard life and property. This could include design led measures such as raising floor levels. It is important that physical or management features employed to address flood risk are maintained for the lifetime of the development. Conditions and legal agreements will be used to achieve this.

8.41 Areas where there is a high risk of river flooding are those areas where

flooding is predicted to occur at least once every 100 years (i.e. >1% probability). These areas are identified on the Proposals Map and are taken from the Environment Agency’s Indicative Floodplain Map. The Environment Agency updates this information annually and places it on its Website (http://www.environment-agency.gov.uk/yourenv/).

8.42 Open land which floods has an important role in preventing the flooding

of built-up areas downstream and is valuable for wildlife. The positive role of open land in acting as flood storage space is a specific consideration in the implementation of this policy.

8.43 Flooding can also occur for other reasons e.g. groundwater overflowing

or run-off exceeding the capacity of piped drainage during periods of heavy or prolonged rainfall. This can be exacerbated by new development, as the replacement of undeveloped areas (which soak up water) by roofs and hard surfaces greatly increases the speed of water run-off. In areas where there is a risk of flooding from surface water run-off it is appropriate to control development that would exacerbate the

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situation. It may be possible to reduce surface water run-off through the use of Sustainable Drainage Systems (see policy EP6) and/or green-roofs.

EP6 Development requiring drainage will be permitted only if it

uses a sustainable drainage system unless there are practical reasons for not doing so, such as local ground conditions or the density of the development.

The Council will impose conditions, or seek a planning obligation, to ensure that the drainage system is provided and safeguarded in the long-term.

8.44 Conventional drainage can cause flooding because rainwater is piped to

watercourses before it has a chance to soak into the ground, this result in surges of water entering streams and rivers. It can also cause pollution because silt, oils and other pollutants are carried straight to streams and rivers before they can be trapped, removed and broken down naturally. Sustainable drainage systems allow collection and storage of run-off to allow natural cleaning to occur prior to infiltration or controlled release to watercourses. They can also enhance visual amenity and provide new habitats. Given that surface water is a scarce feature in Croydon the provision of sustainable drainage systems should be considered wherever practicable. Green roofs can also be used to absorb rainfall and therefore reduce surface water run-off (see also paragraph 7.18).

8.45 The Council has published Supplementary Planning Guidance 17 -

Sustainable Surface Water Drainage - to provide further advice on the issue.

8.46 It is important that sustainable drainage systems are managed and maintained correctly. It may therefore be necessary to use Agreements to achieve this.

8.47 Sustainable drainage systems may be inappropriate in areas where the soil has poor permeability, or the water table is naturally high. In high density areas they may be impractical because of the lack of space or close proximity of buildings. They may not be acceptable in areas where there are sensitive aquifers, in order to protect the use and quality of the water and to minimise the risk of pollutants. Large developments can cause a significant increase in surface water run-off from the site into a watercourse prone to flooding, so they should incorporate sustainable drainage systems wherever practicable.

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8.48 The Environment Agency Water Resources Strategy forecasts that demand for water could rise or fall significantly depending on political, social and economic factors. The implications for water supply of climate change are uncertain, but it makes sense to use existing water resources carefully and encourage flexible solutions to manage future demand. The Strategy concludes that increased water efficiency and water use minimisation should be an important aspect of resource management. The collection, treatment and distribution of water all have land use implications and the prudent use of natural resources is one the Government’s key objectives for sustainable development. It is therefore appropriate for the Council to encourage the provision of facilities that reduce the demand for water from public water supplies. This can be simple measures such as the provision of water butts in residential developments, which allow gardeners to re-use rainwater rather than tap water. In larger developments it may be appropriate to consider water-recycling facilities and capture of rainwater for internal non-drinking purposes. Water recycling facilities would usually involve the collection and treatment of ‘grey water’ (for example used water from baths and showers) and its re-use as a non-potable supply (for example for toilet flushing and heating/cooling systems).

8.49 The Council will consider preparing further guidance with a best practice guide, in conjunction with relevant agencies, setting out how new developments can incorporate sustainable drainage systems and reduce demand for water from the public supply. EP7 The Council will protect the Blue Ribbon Network from

development that reduces its length or harms its character. The Council will use development opportunities to enhance the Blue Ribbon Network and will place significant emphasis on opening culverts, naturalising river channels and improving public accessibility.

8.50 The quantity of Croydon's water environment is extremely limited. Much of what there is either culverted or contained within artificial channels. However, it does, or has the capacity to, provide an important wildlife habitat, a recreational resource, contribute to the public realm by providing an attractive setting to the surrounding environment and provide regeneration opportunities. It is therefore important to protect this environment and seek opportunities to enhance it. Given its limited extent the Council considers that opportunities to open up and naturalise watercourses should be given significant emphasis.

8.51 This water environment is known as the Blue Ribbon Network and comprises rivers, streams and lakes (including those within culverts and artificial channels). The extent of the Network is identified on Map 8 at the end of the chapter.

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WASTE AND RECYCLING

EP8 Development of waste management facilities will be

permitted in the following locations: (i) Purley Way North and South and Marlpit Lane Strategic

Employment Locations; (ii) The other Employment Areas; (iii) Existing industrial and warehousing sites elsewhere in

the Borough, and; (iv) Existing waste management facilities.

Provided:

(i) the location of the facility is appropriate for the scale of the proposal;

(ii) the proposal represents the best practicable environmental option for that waste;

(iii) the proposal adheres to the proximity and regional self-sufficiency principle;

(iv) the effect of the development on noise, odour, air pollution and visual amenity is minimised;

(v) the effect of motor traffic generation and whether the site has a short, safe and direct link onto the London Distributor Road Network and is within close proximity to the Strategic Road Network; and

(vi) the site is or is capable of being linked to the national rail network.

The Council will use conditions and where appropriate, will

seek planning obligations to achieve these aims.

8.52 The Council will particularly encourage waste management facilities that minimise the quantity of waste requiring disposal by landfill and maximise waste recovery within the Borough. There are a number of waste management facilities located across the Borough. Some of these are licensed by the Environment Agency the remainder are exempt. Waste Management Facilities incorporate a range of activities from composting facilities to incinerators; they can vary significantly in size and environmental impact. In order to meet future needs of the Borough the Plan provides scope for the development of waste management facilities in a range of locations across the Borough. Traditionally such facilities are regarded as bad neighbours, but this need not necessarily be the case particularly as new technologies are developed. However,

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environmental controls are necessary to ensure that the environment and adjoining occupiers are adequately protected.

8.53 Where waste management facilities require onward movement of large

volumes of material, the facility should be located to minimise the environmental effects of transportation, preferably with access to sustainable transport nodes such as the national rail network or at a minimum with easy access to the strategic road network.

8.54 For the purposes of this policy a waste management facility is defined as;

a facility for the recycling, reclamation, deposit, treatment, storage, processing and disposal of any controlled waste.

EP9 Development will not be permitted which would lead to the

loss of existing waste management facilities unless: a) it is established that alternative facilities are to be

provided; or b) there is no longer a need for these facilities; or c) the impact of the use of the existing facilities on

neighbouring development is so severe that the relocation of facilities elsewhere is justified.

8.55 The Council will seek to retain all existing waste management facilities

which are appropriately located in terms of their use of land, impact upon the environment and the amenity of their surrounds and traffic generation impact. Existing facilities which are inappropriately located at present will be encouraged to relocate to a more suitable location as indicated by the guidelines for suitable locations for new waste management facilities.

8.56 Any development for uses that generate waste for collection and / or

disposal, including recyclable waste, must provide sufficient temporary storage space, as already described in policy UD14. There is also a need to increase the amount of waste that is composted as this also reduces the amount of waste that has to be disposed of via landfill. The planning system can encourage composting by ensuring that new developments are provided with facilities for composting.

LITTER

EP10 The Council will only grant planning permission for Class A3

Food and Drink uses where there are adequate arrangements for the management of litter and its after effects resulting from any future take-away service on the premises. The Council will seek to enter into planning obligations if this is necessary to ensure sufficient provision of litterbins and an annual ‘deep clean’ of the pavement fronting the unit, prior to

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any take-away service commencing. Where a litter bin is to be provided through planning obligations the Council will also require a commuted payment to cover the cost of emptying and cleaning the bin.

8.57 Litter and its after effects, such as grease deposits, are an unnecessary

nuisance. Some land uses, hot food 'takeaways' in particular, tend to lead to more litter unless strenuous efforts are made to control it. The Council's planning powers cannot change the behaviour of individuals who cause the nuisance but can ensure that new uses that are likely sources of litter make adequate arrangements by providing extra bins (with provision for emptying and cleaning) and pavement cleaning. These will be secured by the payment of a commuted sum, secured through the completion of a legal planning obligation. As the Use Class includes public houses and restaurants and applications are sometimes received by the Council which do not specify whether the proposed use is for a hot food 'takeaway', planning obligations will be sought to ensure that a commuted sum is paid if the premises is subsequently used for hot food 'takeaway' purposes.

HAZARDOUS INSTALLATIONS

EP11 When development would involve the storage, processing or production of harmful materials in sufficient quantities to become a potential safety hazard or significant threat to environmental quality, the Council will require the incorporation of appropriate measures to minimise risk to public safety and alleviate adverse environmental effects. Where appropriate, the Council will secure these by planning obligations.

The Council will also seek to ensure that appropriate

distances are maintained between establishments where hazardous substances are present, residential areas, areas of public use and areas of particular natural sensitivity or interest. Where these safeguards cannot be achieved permission may be refused.

Applications for sensitive developments within the vicinity of existing establishments may also be refused if adequate safeguards cannot be achieved.

8.58 Hazardous development involves the presence of hazardous substances in excess of certain quantities, as specified in the Planning (Control of Major Accident Hazards) Regulations 1999. Accidents during the storage or handling of these substances can cause danger to health, life and

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property. This possibility can be minimised by, for example, limiting the amount of potentially harmful substances that are kept on a site, through the design and layout of the site, and by ensuring that there are surrounding buffer areas of open land. It may be necessary to prevent hazardous development near residential areas or other hazardous development; or to keep sensitive development, such as housing, schools and hospitals away from potential hazards. By their nature developments that involve the storage, processing or production of hazardous substances are likely to be directed to the industrial and commercial areas as a result of other policies in the Plan.

MINERALS

Mineral exploration and extraction

EP12 In considering applications for mineral extraction, the Council will take into account the likely impact on: (i) the amenities of residential, shopping or other

commercial areas by reason of noise, dust and traffic generation;

(ii) the functions and appearance of Metropolitan Green Belt or other designated open land and best and most versatile agricultural land, in accordance with the policies of the Open Land and Outdoor Recreation Chapter;

(iii) Sites of Nature Conservation Importance and other nature conservation interests, in accordance with policies in the Nature Conservation Chapter;

(iv) water resources, including groundwater, in accordance with other policies in the Environmental Protection Chapter;

(v) archaeological remains, in accordance with the Archaeology Chapter, and

In the event of development being permitted, the Council will ensure that harm to the environment and to local amenity is minimised and that the development site is restored to a standard which allows a beneficial and appropriate after-use. Where necessary the Council will seek planning obligations to achieve these aims. In considering applications for mineral exploration the Council will take into account the factors set out in criteria i - v. In assessing the weight of any harm the Council will have regard to the scale and duration of the exploration.

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8.59 Government guidance states that development plan policies should

recognise that the local, regional and national requirements for minerals need to be met, that minerals can only be worked where they are found and that, generally speaking, Unitary Development Plans should make a contribution towards a ‘landbank’ of minerals in the form of planning permissions for mineral extraction. However, the Government recognises that in London a joint approach to providing a minerals landbank is acceptable, given the constraints placed upon the extraction of minerals such as the amount of built development and the likely impact on residential amenities. In Croydon, there are no active mineral extraction sites or any extant planning permissions for mineral extraction. It is not considered appropriate, therefore, to make a specific contribution to a landbank. However, should any applications be received for mineral extraction, including oil or gas exploration, the Council will need to be certain that the exploration of, extraction from, and restoration of sites will not have unacceptable environmental consequences. Policies elsewhere in the Croydon Plan provide a framework for these considerations. It should be noted that mineral extraction is not necessarily inappropriate in the Green Belt provided high environmental standards are maintained and the site is well restored. It may be necessary for applications for mineral extraction to be accompanied by an environmental statement in accordance with the requirements of the Town and Country Planning (Environmental Impact Assessment) (England and Wales Regulations 1999) (as amended).

8.60 In exploration licence has been awarded covering much of the Borough, and oil and gas extraction already takes place at Palmers Wood, Godstone (Tandridge District). In the event of oil or gas being discovered in Croydon, an appraisal licence would then be needed to conduct a full investigation, with a further licence needed for extraction.

8.61 Exploration and further appraisal only take place for a short period and generally have such little environmental impact that planning permission is only required for any drilling necessary. However, if the exploration or appraisal phases of extraction seem likely to take place in particularly sensitive areas it may be appropriate to seek further planning powers such as Article 4 Directions to control it. If significant extraction seems likely it may be appropriate to publish supplementary planning guidance on the matter.

8.62 Careful restoration and aftercare is required to make mineral workings fit for beneficial after-use and environmentally acceptable. This may mean restoration to agriculture, forestry, management for nature conservation, provision of public open space, recreation or other development. Such issues will be considered as part of applications for mineral extraction and may involve schemes for progressive restoration after the mineral extraction has ceased.

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EP13 The Council will encourage development that facilitates the

use of construction materials from secondary sources, subject to adequate environmental controls being available to protect residential and other amenities.

8.63 Reusing or recycling construction materials (or ‘secondary aggregates’)

can save raw materials, reduce energy consumption and reduce the areas worked for new materials as well as those used for the dumping of waste. The Council will encourage developers to use such materials, where that use does not conflict with the other policies in the Croydon Plan (such as generating unacceptable noise or air pollution from crushing activities). The development of permanent recycling facilities may give rise to unacceptable impacts on residential or other amenities. Applications for such activities will be considered in the light of the need to protect those amenities as well as of the need to increase recycling.

Transport of minerals

EP14 The Council will not permit development that will result in the loss of the aggregates rail depot adjoining Purley Station so long as there is a long-term need for such a facility in this part of London. Any proposal to redevelop the depot will need to demonstrate that acceptable alternative facilities are available.

8.64 Although it creates some extra local road traffic, the transport of minerals

by rail has a lesser overall environmental impact than transport by road. This will become more important as larger amounts of materials are forecast to be used in the future. The aggregates rail depot adjoining Purley Station helps to service building programmes in the Borough and south London. The loss of this facility would risk an unacceptable intensification of the use of those that remain and could create a need for a new depot in the Borough in a less appropriate place. Measures may be needed to control the local effects of its use.

ENERGY

EP15 Proposals for developments for stand alone schemes to generate renewable energy locally will be permitted provided that the environmental, economic and social benefits clearly outweigh any adverse impact on: (i) landscape, townscape, natural, historical and cultural

features and areas; and

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(ii) the amenity of the area in relation to visual intrusion, noise, dust, odour and traffic generation.

EP16 The Council will encourage all developments to incorporate

renewable energy, but will require proposals for non-residential developments exceeding 1,000 square metres gross floorspace, and new residential developments comprising 10 or more units, whether new build or conversion, to incorporate renewable energy production equipment to off-set at least 10% of predicted carbon emissions, except where: a) the technology would be inappropriate; b) it would have an adverse visual or amenity impact that

would clearly outweigh the benefits of the technology; and

c) renewable energy cannot be incorporated to achieve the full 10%.

Where the 10% requirement cannot be achieved on major developments, a planning obligation will be sought to secure savings through the implementation of other local renewable energy schemes.

8.65 Three areas directly affected by land use planning - transport and the

construction and heating of buildings - use a large proportion of the fuel consumed in Britain. Fuel use is an important consideration because burning it causes local and distant air pollution and climate change, and because digging or drilling and transporting it causes further environmental harm. Renewable sources of energy such as sun, wind and water power, geothermal energy, district heating systems and combustion of waste materials can offer diversity and security of supply and can reduce harmful emissions to the environment.

8.66 The Government has already set out a target to generate 10% of the United Kingdom’s electricity from renewable energy sources by 2010, subject to the costs on consumers being acceptable. The White Paper sets out the Government’s aspiration to double that figure to 20% by 2020, and suggests that still more renewable energy will be needed beyond that date. The White Paper sets out policies to stimulate the development of new technologies to provide the basis for continuing growth of renewables in the longer term, to assist the United Kingdom’s renewables industry to become competitive in home and export markets, and in doing so, provide employment.

8.67 Stand alone schemes which either generate energy or contribute to savings in energy consumption, or both, include waste energy systems,



Combined Heat and Power systems and wind turbines. These facilities can be visually intrusive, and cause noise, light, smell and airborne pollution. However, the wider environmental, economic and social benefits of all proposals for renewable energy projects, whatever their scale, are material considerations when determining planning applications. The Council will assess the energy benefits of the proposal, while having regard to the degree of adverse impact on the existing character of the area and local amenity.

8.68 The design and layout of new development should maximise energy

efficiency (see UD2). Government advice in Planning Policy Statement 22 on Renewable Energy encourages the use of various energy saving technologies, and its companion guide includes good practice examples, which require residential developments of 10 units or more and non-residential developments of 1,000 square metres gross floorspace or more, to incorporate renewable energy production equipment to provide at least 10% of predicted energy requirements. The accepted method of calculating energy saving is by measuring carbon emissions (sometimes referred to as carbon dioxide emissions). Proposals for small scale developments can usually achieve the 10% target by incorporating solar water heating systems, micro-wind turbines and/or photovoltaic panels. The 10% threshold sets a reasonable standard for achievement using solar energy on buildings up to four storeys, and taller buildings should be able to achieve the target using other technologies, such as biomass heating or Combined Heat and Power systems.

8.69 The various renewable energy technologies will have different

environmental impacts, and it has to be recognised that some technologies may not be suitable in Croydon. The Council has published supplementary planning guidance on these matters. The strategic policies in the Transport and other chapters, which seek to consolidate the existing pattern of development, aim to promote fuel efficiency and reduce the need to travel.

8.70 A planning obligation can be used to address the impact of major

developments. The contribution will be negotiated on a case by case basis dependent on the scale and impact of the development and the costs of providing the energy schemes. The Council’s Planning Guidance Note 1 on Planning Obligations provides further details.



INSERT Map 8 – Blue Ribbon Development



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9 Transport PART ONE POLICY

SP14 The Council will promote sustainable transport in planning decisions by: (i) Actively managing the pattern of urban growth to make the

fullest use of public transport, and focus major generators of travel demand in the Croydon Metropolitan Centre and other appropriate Town, District or Local Centres, and near to major public transport interchanges;

(ii) Locating facilities which are accessed daily, near the people that use them in Local Centres so that they are accessible by walking and cycling;

(iii) Accommodating housing principally within existing urban areas, planning for increased intensity of development for both housing and other uses at locations which are highly accessible by public transport, walking and cycling;

(iv) Ensuring that development comprising jobs, shopping, leisure and services, offers a realistic choice of access by public transport, walking and cycling;

(v) Ensuring that strategies in the Croydon Plan and in the Council's annual Local Implementation Plan complement each other and that consideration of Croydon Plan allocations and local transport investment and priorities are closely linked;

(vi) Using parking policies, alongside other planning and transport measures, to promote sustainable transport choices and reduce reliance on the car for work and other journeys;

(vii) Giving priority to people over ease of traffic movement and plan to provide more road space to pedestrians, cyclists and public transport in town centres, local neighbourhoods and other areas with a mixture of land uses;

(viii) Ensuring that the needs of disabled people - as pedestrians, public transport users and motorists - are taken into account in the implementation of planning policies and traffic management schemes, and in the design of individual developments;

(ix) Considering how best to reduce crime and the fear of crime, and seek by the design and layout of developments and areas, to secure community safety and road safety; and,

(x) Protecting sites and routes which could be critical in developing infrastructure to widen transport choices for both passenger and freight movements.

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Transport


REASONS FOR PART ONE 9.1 PPG13 sets out the Government's objectives for sustainable

transport. These are to integrate planning and transport at the national, regional, strategic and local level to:

• Promote more sustainable transport choices for both people and for moving freight;

• Promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling;

• Reduce the need to travel, especially by car.

9.2 The Council’s Local Implementation Plan (LIP) sets out the Council’s proposals for taking forward the Government’s and the Mayor’s policies to promote sustainable forms of transport. The LIP is consistent with the transport policies in this Plan which promote sustainable transport through land use based planning policy.

9.3 PPS6 is seeking to reduce the need to travel by encouraging the

use of public transport, walking and cycling and reducing reliance on the private car, to facilitate multi purpose journeys and to ensure that everyone has access to a range of facilities. Jobs, shopping, leisure and tourist facilities should be located in town centres to take full advantage of high public transport accessibility levels. Paragraph 51 of PPG13 states that "in developing and implementing policies on parking, local authorities should take care not to create perverse incentives for development to locate away from town centres, or threaten future levels of investment in town centres."

9.4 The London Plan details the Government’s transport objectives in London. The London Plan seeks to achieve spatial development priorities by integrating development with existing and future public transport infrastructure and services as well as exploiting existing areas of good public transport accessibility.

9.5 The Council's transport strategy therefore seeks to support a wide range of sustainable transport aims and objectives. It is possible that conflicts between different aims and objectives may arise from time to time at particular locations or in respect of particular schemes. In order to resolve any such policy conflicts, the Council will adopt a hierarchical approach to transport in which priority will be given to road users as follows:

• Pedestrians

• Cyclists

• Public transport users and vehicles

• Essential car/delivery trips

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• Private cars 9.6 It is also recognised that taxis can play an important role in

supplementing public transport services, particularly for people with disabilities and those with heavy or bulky goods and that mopeds and motorcycles can provide an alternative to the car for some journeys, particularly where public transport is limited.

PART TWO POLICIES ROADS AND TRAFFIC MANAGEMENT The Road Hierarchy 9.7 The LIP contains details relating to the road hierarchy and traffic

management. The Council has adopted a road hierarchy comprising the Transport for London Road Network, London Distributor Roads, Local Distributor Roads and Local Access Roads to manage the road network.

Safeguarding Road Improvement Schemes

T1 Development will not be permitted if it would prejudice the Cherry Orchard Road improvement scheme shown on the Proposals Map as proposal CMC7 (and Map 9 at the end of the chapter).

9.8 Land outside the existing highway boundaries may be needed for

road improvement schemes. It would be difficult and expensive to make the improvements if this land is developed. Any development on frontages where land may be needed for road improvements needs to be designed to accommodate them.

9.9 Transport for London and the Council are considering options for

road improvements at Purley Cross. The road improvement scheme has not progressed to a point where a route can be safeguarded.

Traffic Generation from Development

T2 Planning permission will only be granted where the traffic generated by a development can be satisfactorily accommodated on nearby roads including allowing for the impact of ameliorating measures such as for the increased use of public transport, cycling and walking.

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9.10 All developments will be assessed for their traffic generation and impact upon road congestion and the local environment, having regard to: a) the present and future potential availability of public transport

and its ability to meet demand, b) possible ameliorative measures including:

i) those to control and reduce traffic generation from development, ii) those to promote public transport, cycling and walking, iii) improvements to local public highway.

For major developments and other developments likely to generate a significant number of vehicular trips, a Transport Assessment and Travel Plan will be required.

9.11 Some major developments could create significant increases in

road traffic or have significant adverse effects on the local environment. Where smaller developments could have significant transport and/or environmental implications, the developer should submit a Transport Assessment and Travel Plan alongside the relevant planning application. The coverage and detail of these documents should reflect the scale of the development and the extent of the transport implications of the proposal but the Transport Assessment should include details of the likely impact of servicing and deliveries, in line with policy T10.

9.12 There are a number of methods of overcoming potential traffic

generation problems arising from new development, through agreements between the Council and the developer. It may be possible to carry out localised highway works to accommodate generated traffic. However, it would be preferable to reduce the levels of traffic generation through developer contributions to improvements in public transport accessibility and services, new public transport, walking or cycling infrastructure, bus standing facilities in town centres, cycle parking, park and ride schemes, on-street parking controls or other suitable measures. The developer's proposals for reducing the levels of traffic generation will be set out in the Travel Plan and proposed contributions will be secured by a S.106 Planning Obligation and/or a S.278 Agreement under the Highways Act 1980, as appropriate. Potential future availability of public transport will be assessed by considering the contribution that a developer makes through S.106 planning obligations to the improvement of public transport and other committed public transport schemes (e.g. Tramlink extensions and the East London Line extension).

9.13 The Government wants to help raise awareness of the impacts of

travel decisions and promote the widespread use of Travel Plans.

Transport


The Council will therefore seek to work with and encourage local businesses, schools, hospitals and other organisations to adopt Travel Plans, and will continue to set an example by developing its own Travel Plan.

PEDESTRIANS

T3 In major developments and other developments likely to attract significant numbers of pedestrians, the Council will seek the provision of pedestrian facilities, including facilities to assist pedestrians with disabilities and impaired mobility.

9.14 Major new development should make suitable provision for

pedestrian access to and from the surrounding pedestrian network. Where appropriate, the Council will seek developer contributions (in S.106 Agreements) towards the provision of off-site pedestrian facilities or infrastructure (see also policies T2). Suitable facilities for pedestrian movement should be provided within all new developments. Within larger developments, pedestrians should be kept separate from vehicles, but this should not involve lengthy detours, and their exposure to vehicle emissions should also be minimised.

9.15 The LIP contains details relating to pedestrian facilities and

walking. The LIP promotes walking as a sustainable mode of transport and seeks to improve the safety and quality of the pedestrian environment.

9.16 To encourage walking it is necessary to improve the existing

pedestrian network. This can be facilitated through new on-site facilities and connections to the local pedestrian network as part of developments.

CYCLING T4 In major developments and other developments likely to

attract significant numbers of cyclists, the Council will seek the provision of cycling and cycle parking facilities. In considering applications for development, the Council will have regard to the cycle parking standards set out in Appendix 2.

9.17 Major new development should make suitable provision for cycling

access to and from the surrounding road network. Where appropriate, the Council will seek developer contributions (in S.106 Agreements) to off-site cycling facilities or infrastructure (see also policy T2). Suitable facilities for cyclists, including lockers, changing and showering facilities, should be provided within larger developments, where their exposure to vehicle emissions should also be minimised.

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9.18 New development should provide sufficient, safe and secure cycle

parking facilities.

9.19 The LIP contains details relating to cycling and cycling facilities. The LIP promotes cycling as a sustainable form of transport and seeks to improve the safety and quality of cycling facilities.

9.20 To encourage cycling it is important to provide cycle facilities, parking

and connections to the surrounding cycle network as part of developments.

PUBLIC TRANSPORT

Public Transport Network

9.21 The LIP contains details relating to the public transport network

including major public transport proposals, trains, light rail, buses, taxis and minicabs. The LIP promotes public transport use and an improved public transport network.

9.22 A safe and efficient public transport system integrated with land use is

fundamental in promoting sustainable transport choice and reducing the need to travel. Developments which generate high demand for movement should be located in existing centres to take advantage of high levels of accessibility to public transport.

Interchange

T5 Major developments in close proximity to public transport interchanges and termini which will require increased use of public transport will be required to enable or provide those facilities.

9.23 Adequate capacity, quick, easy and safe interchange is essential to

integration between different modes of transport. Interchange facilities that are safe, attractive and convenient will assist users and encourage greater use of public transport. Facilities such as the convenient location of bus stops, secure cycle parking, safe and direct access for pedestrians and set down areas for cars and taxis help to promote sustainable transport choice.

9.24 Developments which require improvements to interchange facilities

should make a contribution by a S.106 Planning Obligation.

T6 Development at railway stations will not be permitted if it would result in the loss of parking space, unless it is to

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facilitate improvements to public transport or public transport infrastructure.

9.25 A loss of parking spaces in developments will be resisted at the

following railway stations located south of the Croydon Metropolitan Centre: Coulsdon South, Kenley, Purley, Purley Oaks, Reedham, Sanderstead and South Croydon, if they do not facilitate improved public transport or infrastructure.

9.26 If a loss of parking spaces is proposed as part of a development

then replacement parking should be provided on an adjoining site. The replacement parking should be conveniently accessible to the station.

9.27 The LIP contains details on park and ride schemes and seeks to

retain the existing park and ride sites.

Taxis and Minicabs T7 Applications for minicab offices will be permitted

provided that they do not create traffic problems or harm residential amenity.

9.28 Although minicabs are important in supplementing the conventional

public transport system, their operational offices can cause considerable problems if inappropriately located. Minicab offices with inadequate parking facilities can cause operational problems on the main road network, particularly close to important junctions, and impede bus services. In residential areas, the coming and going of vehicles and the noise associated with short-wave radios, often at unsocial hours, can harm residential amenity.

PARKING Car Parking Standards in New Development T8 Development will not be permitted unless it provides

car parking in accordance with the standards set out in Appendix 2.

9.29 The Council will restrict the amount of car parking space in new

development in order to promote sustainable transport choices and reduce growth in the number of motorised journeys. The availability of car parking is a significant factor in the decision as to whether or not to make a particular journey by car or by another mode. Car parking also takes up a large amount of space in development and reduces densities. Reducing the amount of parking provision in new development is therefore essential to promote sustainable transport choices and reduce the propensity to

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travel by car. To achieve this, PPG13 states that local authorities should set maximum parking standards for broad classes of development in their development plans.

9.30 It is also important to link parking standards for many land use

classifications to levels of public transport accessibility in order to encourage sustainable transport choices and restrain the use of cars, particularly for commuting. The parking standards set out in Appendix 2 are linked to public transport accessibility levels using TfL’s ‘PTAL’ index. It is also important to locate development that generates a high demand for movement in locations where public transport accessibility levels are, or have the potential to be highest.

9.31 However, it is also important to ensure the parking standards do not

create perverse incentives for development to locate away from, or threaten future levels of investment in, the Croydon Metropolitan Centre and the Town, District and Local Centres. It is also recognised that some good quality short-stay parking is important in maintaining the vitality and viability of these centres. Where retail developments are proposed in a town centre or at an edge of town centre site, as defined by PPS6, consideration will be given to allowing parking, additional to the relevant maximum standard, provided that:

• the parking facilities would genuinely serve the town centre as a whole;

• there is a shortage of short-stay parking in the town centre; and

• agreement to this has been secured in a S.106 Agreement before planning permission is granted.

9.32 Residential density should also be linked to public transport

accessibility levels and car parking provision in order to achieve higher and more sustainable residential densities. For example, in the Croydon Metropolitan Centre and those Town, District and Local Centres where public transport accessibility is particularly good, the Council will encourage low or zero parking provision for residential development (see Housing chapter, policy H10). In such circumstances, the owners of such properties are unlikely to be granted on-street Residents' Parking Permits by the Council.

9.33 At present, public transport is inadequate to meet the needs of

many disabled people. While this is the case, private car travel is the only practical option open to many people with disabilities. Parking spaces will need to be carefully positioned and designed (see Supplementary Planning Guidance No. 10 - "Designing For Accessibility"). Car parking standards for people with disabilities are detailed in Appendix 2.

Transport


Temporary Car Parks

T9 Planning permission will not be granted for temporary car parks unless: (i) the provision would maintain the vitality and

viability of the existing town centres; and (ii) there is a demonstrable shortage of short-term

parking in the relevant town centre; and (iii) the management of the spaces ensures that they

are available only for short-term use; and (iv) the use is proposed for no more than 12 months.

9.34 Temporary car parks can support sustainable transport objectives

and help to maintain the vitality and viability of existing town centres where there is a shortage of short-term parking. Temporary car parks will encourage increased car use and therefore should not be permitted for a period more than 12 months.

Off Street Public Car Parking 9.35 Council’s policy on managing public car parks is detailed in the

LIP. Priority is given to short-stay parking in the Croydon Metropolitan Centre and the Town, District and Local Centres to strengthen the economic vitality and improve the attractiveness of the centres. Parking policies promote sustainable transport objectives and a reduction in reliance on the car for work and other journeys. Reducing long stay parking will help to reduce congestion, improve attractiveness of the Croydon Metropolitan Centre as an employment location and improve the environment and reliability of buses.

FREIGHT T10 New commercial development will be expected to

provide adequate on-site facilities for loading and unloading goods vehicles. Where it is not physically possible to do so, permission will be granted only where servicing from the public highway would not adversely affect bus and tram services or cause other traffic or safety problems.

9.36 All industrial and commercial properties require good access and

loading and unloading facilities if they are to operate safely and efficiently. Provision of adequate loading facilities helps to reduce the conflict caused by goods vehicles servicing premises directly

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from the road. For all major developments, the likely impact of servicing and deliveries on other road users and the local environment should be assessed as part of the Transport Assessment (see policy T2).

ROAD SAFETY

T11 Developments should provide well located and convenient access for pedestrians and cyclists and should be well connected to the surrounding transport network. Permission will be refused where the roads, footpaths, services, access points and parking areas in the development do not meet contemporary safety and design standards.

9.37 All developments will be assessed to determine the highway

implications of the proposal. The development will be assessed for:

a) access for pedestrians and cyclists, b) connections to the surrounding transport network, c) layout of the roads, footpaths, services, parking areas and

access points. 9.38 Road safety considerations should be fully taken into account in

the design and layout of roads, footpaths, services, parking areas and the access points to the development site.

9.39 To promote sustainable transport, developments should be easily

accessible for pedestrians and cyclists. Development should provide facilities for pedestrians and cyclists and ensure that they are well connected to the surrounding transport network.

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INSERT Map 9 – Cherry Orchard Road Safeguarding

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10 Economic Activity

PART ONE POLICIES

SP15 The Council will make provision for business, general industry and warehousing development in appropriate locations in the light of an assessment of strategic and local demand.

SP16 The Council will make provision for a Science and Business

Innovation Park at Cane Hill.

REASONS FOR PART ONE 10.1 Croydon's economy encompasses a broad range of activities. Virtually

all land uses can create some employment and the policies for shopping, hotels, leisure and tourism in particular will have an impact on the economy. The greater part of Croydon's economic activity, however, takes place in office, industrial and warehousing premises.

10.2 Proximity to Central London, motorways, international airports and a

supply of skilled labour provide the opportunities for Croydon to attract high quality offices, research and development functions and high technology manufacturing and other modern growth sectors such as ICT infrastructure, creative and media, and environmental/green industries. These are strong wealth creating activities and the Council is keen to encourage their growth in the Borough in order to enhance the overall quality of economic activity here.

10.3 It is clear that, with a wide variety of businesses, the local economy will

be better placed to exploit opportunities for growth and to withstand unforeseen changes. In order to sustain a diverse economy, it is important to ensure that sufficient land is allocated in appropriate locations for offices (Use Class B1a) and other business uses (Use Class B1b and B1c), general industry (Use Class B2), warehousing (Use Class B8) and other uses of a primarily industrial nature and impact, for instance activities related to the processing, recovery and reuse of recycled materials, for which an industrial or commercial area is the most appropriate location.

10.4 Changes between office (Use Class B1a), research and development

(Use Class B1b) and light industrial uses (Use Class B1c) can take place without planning permission. These are known collectively as business uses. References to business uses in this chapter refer to all uses falling with the B1 Use Class unless otherwise indicated in the text. Offices that provide financial and professional services principally

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to visiting members of the public, for example building societies and estate agents, are normally found in shopping areas and fall within the A2 Use Class. Policies for these are contained in the Shopping section of the Plan. Unless the Use Class is specified, industrial activities refers to light or general industry, “high tech” and storage and distribution uses. These make up Use Classes B1b and B1c, B2 and B8. Unless the Use Class is specified, the term “industry” refers to light industry and general industry.

10.5 Offices and industry are important elements of the local economy.

Offices are strongly represented, particularly in Croydon Metropolitan Centre, while there are significant concentrations of industry in some parts of the Borough. Retaining sites or buildings for office use where a demonstrable demand exists will ensure that there are adequate opportunities for residents to be employed locally.

10.6 As with offices, concentrating industrial and warehousing development

in areas already associated with such activities enables firms to benefit from business linkages. However, existing firms will not be prevented from expanding simply because they are located outside these areas. Nevertheless, proposals to redevelop or extend such premises will be considered in the light of their environmental impact, especially on nearby residential areas.

10.7 A similar approach is adopted for warehousing activities as these share

many characteristics with industry. These compete for the same types of location and use similar buildings: in many cases the environmental effects on surrounding areas are comparable. However, in view of the particular characteristics and requirements of large scale warehousing, the areas where this will be permitted should be limited to those close to the Borough's Strategic Roads.

10.8 In addition, some of the locations with concentrations of industrial

activities could take advantage of changes in national policy regarding the movement of freight by rail, which is supported by the Council’s Borough Policy Statement on Transport (see the draft Local Implementation Plan).

10.9 Cane Hill is a major developed site in the Green Belt. The Council’s

preferred use for this site is as a science and business innovation park with ancillary uses and appropriate open land use of the undeveloped parts of the site (see Policy RO7 and EM8). Policy RO7 sets out the factors that will be taken into when determining a planning application for the site. Detailed advice on the Council’s expectations from a developer, together with known site constraints, is set out in adopted supplementary planning guidance in the form of a planning brief (note: the planning brief for the redevelopment of The Cane Hill Hospital Site has been updated, as detailed in paragraph 6.30. The Planning Brief may be further revised as part of Croydon’s new Local Development Framework).

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10.10 The Borough's employment centre locations are shown on the Proposals Map and on Map 10. ‘Scale of development’ is defined in the Glossary.

OFFICES AND OTHER BUSINESS USES EM1 Development for Class B1(a) offices will be permitted

within Croydon Metropolitan Centre and the Town Centres shown on the Proposals Map. Such development will only be permitted on edge-of-centre or out-of-centre sites if: (i) the need for the development has been

demonstrated; and (ii) the development cannot be accommodated within the

defined centres; and (iii) the site is, or is capable of being, well served by

public transport and easily accessible on foot or by bicycle; and

(iv) the site is well connected to the defined centre and has the potential for linked trips.

10.11 Croydon Metropolitan Centre is designated as a Strategic Office

location and an Opportunity Area in The London Plan. This means it is to be seen as having significant capacity to accommodate new jobs and housing opportunities and appropriate mixed-use development. Redundant buildings will either be suitable for demolition and rebuilding or for reuse/conversion to other uses, as appropriate. Where redevelopment occurs it will be expected to maximise any opportunities for high density offices and/or high density mixed use redevelopment schemes, as appropriate. See policies in Chapter 16: Croydon Metropolitan Centre.

10.12 Policy EM1 specifically relates to redevelopment schemes for new B1

office uses or extensions to existing B1 offices, of all sizes. The Council considers Croydon Metropolitan Centre and the Town Centres to be the preferred location for large and small scale B1 offices of all sizes. Those B1 office use schemes providing under 500 square metres of new gross floorspace would also be acceptable in the District and Local Centres (see policy EM4). Office redevelopment schemes to replace existing B1 office buildings outside town centres are addressed under policy EM6.

10.13 Offices, Use Class B1, are considered to be a town centre use and

therefore needs to conform to the requirements of PPS6: Planning for Town Centres.

10.14 In terms of the sequential test for Use B1 offices, the preferred location

in the Borough for new office redevelopment schemes is one within the

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town centre boundary of Croydon Metropolitan Centre, Coulsdon Town Centre, Norbury Town Centre, Purley Town Centre or Thornton Heath Town Centre. Their location is shown on the Proposals Map.

10.15 An edge of centre office location would generally be one outside the

town centre but within 500 metres of a public transport interchange, including railway and bus stations that serves Croydon Metropolitan Centre or one of the designated Town Centres. An out-of-centre office location would be 500 metres or further from a public transport interchange, including railway and bus stations, that serves Croydon Metropolitan Centre or a Town Centre. Any offices that do not locate within the preferred town centre boundary are required to demonstrate need for the proposal, that there are no more central sites available, that the site is well served by public transport and easily accessible on foot or by bicycle; and that the site is well connected to the defined centre and has the potential for linked trips. (See Chapter 3 Sustainable Development, paragraph 3.5, for an explanation of the sequential approach to town centre uses).

10.16 Within Croydon Metropolitan Centre and the Town Centres, B1a offices

are considered appropriate subject to them not locating within a Main Retail Frontage or Secondary Frontage (in line with policy SH4). Any proposals for new build offices should also take into particular account the strategic policies, such as SP23 and Part Two policies such as UD1 Design and UD10 High Buildings. In terms of Croydon Metropolitan Centre, proposals for offices are additionally subject to the requirements of other policies in the Croydon Metropolitan Chapter (Chapter 16).

10.17 Government guidance in PPG13 Transport stipulates that Plans should

provide for travel intensive uses such as offices to be located where they are highly accessible by public transport. In addition PPS6 requires the scale of developments to be taken into account in allocating or approving locations for town centre uses.

10.18 Not all the town centres in Croydon have the capacity for new offices. It

is considered that Croydon Metropolitan Centre and the Town Centres have the most capacity for new offices of all sizes particularly larger offices (i.e. those with a gross floorspace of 500 square metres or more) while the District and Local Centres could generally accept smaller scale office refurbishments.

10.19 Larger offices are steered to the Borough’s higher level town centre

classifications, i.e. the Metropolitan and Town Centres, because those centres are well served by public transport facilities and they have capacity for such developments. (For details of the town centre hierarchy see Chapter 12, paragraphs 12.4 to 12.15).

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10.20 However, the greatest potential for office redevelopment proposals is provided by the major sites in Croydon Metropolitan Centre (see Chapter 16).

10.21 Proposal sites that have been identified for office locations in Croydon

Metropolitan Centre are either as pure offices (one site) or as part of mixed use schemes. These are listed in Appendix 1, Schedule 1d and are subject to the policies in Chapter 16; and if part of a mixed scheme with a housing element, also subject to policies in the Housing Chapter and listed in Appendix 1, Schedule 1b. There is also one proposal for a mixed use scheme involving offices in Coulsdon (see Appendix 2, Schedule 1d).

INDUSTRY AND WAREHOUSING IN EMPLOYMENT AREAS

EM2 Within the Employment Areas defined on the Proposals

Map planning permission will not be granted for a change of use from uses within Classes B1(b), B1(c), B2 or B8 unless uses within these Classes create unacceptable environmental or traffic problems or unless the proposal is for a sui generis use which would: (i) generate employment which is quantitatively and

qualitatively comparable to uses within those Classes; and

(ii) not harm the continuation of existing uses within those Classes.

Within an Employment Area planning permission will only be granted for a change of use from sui generis uses to Class B1(b), B1(c), B2 or B8 or to a sui generis use which would: (iii) generate employment which is quantitatively and

qualitatively comparable to uses within those Classes; and

(iv) not harm the continuation of existing uses within those Classes.

Any new use within an Employment Area will not be permitted if it would prejudice the use of adjacent employment sites for any uses with Classes B1(b), B1(c), B2 or B8.

10.22 The Borough’s Employment Areas are principally allocated for

industrial and/or warehousing type uses which fall either within one or more of the following Use Classes: B1(b): research and development, B1(c): light industrial, B2 : general industrial or B8: storage and distribution uses, unless such uses cause unacceptable environmental or traffic problems. They are also considered suitable for certain “sui generis” uses, that is those with industrial characteristics which are not

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included within the Use Classes Order, for example, car breaking, or metal recycling, which could potentially harm residential amenity are thus likely to be considered most suited to an Employment Area. Whether or not a new sui generis use is judged to be acceptable will be considered against two criteria: the comparability and the extent of the employment it would create; and the impact of the use on existing employment uses. A sui generis use would not be acceptable, for example, if it harmed the continuation of the employment uses which Policy EM2 protects. Similarly new uses should not be introduced into an Employment Area that would preclude industrial and/or warehousing type uses.

10.23 Outside the designated Employment Areas, there is also a pool of

industrial/warehousing floorspace which significantly contributes to the economic health of the Borough. Where retaining such sites for an industrial or warehousing type use is no longer appropriate, the Council will allow their selective release (see policy EM5).

10.24 The Council considers that its allocation of Employment Areas for

activities falling within the B1 (b), B1(c), B2 and B8 uses, and other suitable “sui generis” uses, reflects an identified need, continues to support the Borough’s long-standing strategic role in respect of industry and warehousing and is part of an overall strategy to maintain a diverse economy by protecting the preferred locations for such activities. It also meets a need to provide for appropriate sui generis uses.

10.25 Public and Corporate Economic Consultants (PACEC) prepared a

report in January 2005, on behalf of Croydon Council, on Industrial and Warehousing Employment and Floorspace Projections covering the period from 2001-2016. The study confirms that the Council’s strategy of protecting Employment Areas (EM2 sites) and allowing the release of EM5 sites in a selective way continues to be justified over the life of the Plan, considering projected floorspace requirements and floorspace availability. This means rigorously retaining the larger and consolidated Employment Area sites, which are more attractive to sustaining employment in the Borough, and allowing the release of those EM5 sites which, tend to be effectively smaller, fragmented, and less suitable for industrial use.

10.26 The Employment Areas were previously known as “Industrial Areas” or

“Commercial Areas”. They are now known collectively as “Employment Areas” because, although they are still primarily intended for industrial or warehousing type uses, the same policy applies to all the areas (e.g. there is no intention to protect any substantive industrial areas from warehousing and distribution uses).

10.27 There are eight designated Employment Areas in the Borough and

these are shown on the Proposals Map. Three of these Employment Areas, namely Purley Way North, Purley Way South and Marlpit Lane, are identified in the London Plan as being Strategic Employment

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Locations and are cited in Table A.2.1 as “Preferred Industrial Locations”. The other five Employment Areas are Gloucester Road, New Addington, Selsdon Road, Thornton Road and Union Road. Their long term protection provides a degree of certainty that can help to ensure that Croydon’s economy is diverse and strong. These Employment Areas meet strategic and/or the Borough’s local industrial and warehousing needs.

10.28 Marlpit Lane is an Employment Area in an established location of strategic importance close to strategic roads and a rail link. It is accessible from the national motorway network via the M23 and M25, is connected by the A23 Brighton Road which forms part of The Transport for London Road Network [TLRN] and Coulsdon South Station, which is on the London to Brighton Line, is well within 500m walking distance. Its location close to the strategic road network makes it particularly suitable for large scale warehouses and/or the other uses specified in policy EM2.

OFFICES, INDUSTRY AND WAREHOUSING OUTSIDE DESIGNATED LOCATIONS

EM3 Outside the Employment Areas shown on the Proposals

Map development within Use Classes B1(b), B1(c), B2 or B8 will only be permitted if it is less than 500 square metres.

10.29 The maximum benefit to industrial or warehousing firms will be

obtained if they are located in the preferred locations identified above where there are links between businesses. Outside the designated areas for industry and warehousing, the Council’s main objective is to maintain and improve the quality of the residential environment.

10.30 New small scale industrial and warehousing uses, which comprise less

than 500 square metres of gross floorspace, are acceptable outside the Employment Areas, subject to there being no adverse amenity/environmental and traffic impacts, and their not being at the expense of other uses such as housing or open land. The main policies that would particularly apply are EP1, T2, H1 and RO8.

10.31 The policy is directed to small-scale proposals because to do otherwise could serve to undermine the broad strategy of concentrating industrial and warehousing development in the most appropriate areas. The Council accepts, however, that there may be exceptional cases where sites become available (for example, as a result of the changing requirements of statutory undertakers) on which industry, or storage, may be the most appropriate use, even though the site is outside any of the designated areas. Cases like these will be determined on their planning merits, subject to any likely adverse environmental impacts being strictly controlled by attaching conditions when granting planning permission.

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EM4 Outside Croydon Metropolitan Centre and the Town Centres but within the District and Local Centres shown on the Proposals Map, development within Use Class B1(a) will only be permitted if it is less than 500 square metres and provided that the scheme does not result in any of the following: a) any significant adverse traffic impacts; or b) any significant adverse effect on residential amenity or

on the environment; or c) no net loss of satisfactory dwellings or housing land;

or d) no loss of any relevant Use Class A1 –A5 protected

under policies SH4 or SH5; or e) no loss of necessary community facilities Such development will only be permitted on edge-of-centre or out-of-centre sites if:

(i) the need for the development has been demonstrated; and

(ii) the development cannot be accommodated within the defined centres; and

(iii) the site is, or is capable of being, well served by public transport and easily accessible on foot or by bicycle; and

(iv) the site is well connected to the defined centre and has the potential for linked trips.

Any ancillary A2 office floorspace which primarily serves visiting members of the public from a local catchment area will not be included within the 500 square metres floorspace calculation.

10.32 New Use Class B1(a) offices or office extensions, which are small

scale (comprising less than 500 square metres), would be acceptable within the District and Local Centres, provided that there would be no adverse amenity/environmental and traffic impacts, and their not being at the expense of other uses such as retail uses in designated Retail Frontages or housing. The main policies that would particularly apply are T2, EP1, H1, SH4, SH5 and CS2. The optimal location for larger offices, that is those with 500 square metres of floorspace or more, which are going to generate significant trips, are Croydon Metropolitan Centre and the Town Centres (see policy EM1).

10.33 Some B1(a) offices (principally those of public bodies) sometimes

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include areas where members of the public visit in order to enquire about local services, such as “One Stop” facilities which are used to access Council services . The planning use of this floorspace, while technically B1(a) would, in the context of the policy, be seen as A2 office use ancillary to the B1(a) use, provided that the facility served the local area and did not encourage uses that would be more appropriately located in a town centre at a higher level in the hierarchy such as Croydon Metropolitan Centre. If this facility principally serves the local area only then would it not need to be included within the 500 square metres floorspace.

RETAINING INDUSTRIAL AND WAREHOUSING USES OUTSIDE DESIGNATED LOCATIONS

EM5 Outside the Employment Areas, Croydon Metropolitan

Centre and the Town, District and Local Centres shown on the Proposals Map, the development for other uses of sites or premises in, or last used for, employment uses will not be permitted unless: (i) the existing use materially harms residential amenity;

or (ii) it has been demonstrated that there is no demand for

an appropriate alternative employment use; and (iii) the proposal is for housing or a community use; and (iv) the proposed use would not prejudice the continued

use of adjacent employment sites.

10.34 Employment uses are those uses which are preferred Employment Area type uses, that is, B1(b) research and development, B1(c) light industry, B2 general industry, B8 storage and distribution, or appropriate sui generis uses (see policy EM2). The Council has assessed its industrial land availability including the important role played by sites and premises covered by policy EM5. It is of the view that the policy to protect such sites for activities falling within the B1 (b), B1(c), B2, B8 and appropriate sui generis activities for industrial and/or warehousing type uses reflects an identified need, continues to support the Borough’s long-standing role in respect of industry and warehousing and is part of an overall strategy to maintain a diverse economy by protecting such activities unless they are no longer suitable for continued employment use. Research undertaken by the Council supports18 months’ of marketing as good measure of suitability for continued employment use. Genuine marketing for an appropriate alternative employment use will be shown by evidence that it has not been fettered with hope value for uses such as housing that would check the interest of potential appropriate occupiers; that the particulars have been advertised in the local commercial press and circulated to clients on the appointed commercial agents list at

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reasonable intervals throughout the 18 month period; and, that the rental/sale price is a reasonable one for an appropriate alternative employment use locating within the area. The Council is supported by its Inward Investment and Business Liaison Manager in assessing this evidence.

10.35 Maintaining existing industrial uses and sites is as important to the local

economy as the creation of new employment opportunities, particularly in those areas of the Borough where unemployment rates are highest. Retaining such uses outside Croydon Metropolitan Centre, the Town, District and Local Centres, and the Commercial and Industrial Areas gives residents the opportunity to both live and work locally. There will be few opportunities to provide new sites for such uses. Therefore, retention of these sites and premises, so long as they are suitable for continued use is important for maintaining local jobs in industry and warehousing and the services they provide.

10.36 The pool of industrial/warehousing floorspace which exists outside the

designated Employment Areas, significantly contributes to the economic health of the Borough. Where retaining such sites for an industrial or warehousing type use is no longer appropriate, the Council will allow their selective release. All four criteria have to be fulfilled in order for the Council to be satisfied that permission can be granted for the loss of an employment site/premises. That is, the existing use must be detrimental to residential amenity (assuming that it is a lawful use/operation with no infringements of any extant planning condition); and the evidence of marketing must demonstrate that there is no interest in an alternative employment use site at the market value; and that the proposal is for housing or a community use; and the proposed use would not prejudice the operations of adjacent employment uses.

10.37 Public and Corporate Economic Consultants (PACEC) prepared a

report in January 2005, on behalf of Croydon Council, on Industrial and Warehousing Employment and Floorspace Projections covering the period from 2001-2016. The study confirms that the Council’s strategy of protecting Employment Areas (EM2 sites) and allowing the release of EM5 sites in a selective way continues to be justified over the life of the Plan, considering projected floorspace requirements and floorspace availability. This means rigorously retaining the larger and consolidated Employment Area sites, which are more attractive to sustaining employment in the Borough, and allowing the release of those EM5 sites which, by complying with all of the four criteria of the policy, tend to be effectively smaller, fragmented, and less suitable for industrial use.

10.38 The Borough will continue to monitor projected floorspace requirements

and floorspace availability to inform the release of industrial/warehousing land.

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REDEVELOPMENT OR EXTENSION FOR INDUSTRIAL OR WAREHOUSING USES OUTSIDE THE DESIGNATED EMPLOYMENT AREAS AND REDEVELOPMENT OR EXTENSION FOR OFFICES OUTSIDE CROYDON METROPOLITAN CENTRE AND THE TOWN, DISTRICT AND LOCAL CENTRES EM6 Outside the Employment Areas shown on the Proposals

Map, the redevelopment or extension of premises in, or last used for, uses within Classes B1(b), B1(c), B2 and B8 will be permitted provided that the development would not extend beyond the existing site and that the proposal would lead to: (i) the reduction in the level of noise; (ii) improved landscaping; (iii) removal of dilapidated and unsightly buildings or plant; (iv) improved off-street parking facilities; and (v) the reduction in the number of lorries and cars using

residential roads.

EM7 Outside Croydon Metropolitan Centre and the Town, District and Local Centres defined on the Proposals Map redevelopment to replace existing Class B1(a) offices will be permitted provided the existing floorspace is not exceeded.

10.39 Where existing industrial and warehousing type businesses which are not located within an Employment Area, wish to remain in their location but redevelop or extend their premises to provide new or additional accommodation, this will be acceptable in principle provided the works are contained within the existing site and the opportunity is taken to enhance the local environment in terms of the criteria specified in EM6.

10.40 Industrial and warehousing redevelopment or extension schemes will

be expected to provide for a reduction in the level of noise they cause (for example, by incorporating noise mitigation features, such as noise barriers and/or, say, agreeing to planning conditions which restrict the hours of servicing). Schemes will also be expected to improve the quality of landscaping, in terms of appropriate soft/hard landscaping, taking into account biodiversity, where feasible. Opportunity should also be taken to remove any dilapidated and unsightly buildings and plant. Furthermore, there should be improved off street parking facilities, subject to complying with the requirements of the Council’s parking standards (see policy T8). This is to ensure that there is not any increased congestion on the surrounding roads as a result of any floorspace expansion. Finally, schemes will be required to reduce the number of lorries and cars using residential roads, via a Travel Plan with any necessary associated planning obligation undertakings.

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10.41 The main purpose of policy EM6 is to ensure that local firms are allowed to expand to an appropriate scale in situ with associated environmental benefits to the surrounding area. If the existing site is not large enough for the firm’s expansion it should look to relocating within one of the Employment Areas (see policy EM2).

10.42 B1(a) offices (both commercial and those of public bodies) are defined

in PPS6: Planning for Town Centres as a town centre use. Where existing office B1(a) use businesses wish to upgrade their premises with new accommodation whilst remaining in a location which is not within a town centre, this will be acceptable provided the existing floorspace is not exceeded. If the office firm wishes to expand it should relocate within a town centre appropriate to its scale (see policies EM1 and EM3). The reason for this policy is in order to ensure that priority is given to the defined town centres for B1(a) Use office development.

10.43 Where existing uses create unreasonable nuisance, the Council can

use its statutory powers to seek to remove the nuisance.

CANE HILL MAJOR DEVELOPMENT SITE EM8 Planning permission will be granted for a Science and

Business Innovation Park within the Cane Hill Major Development Site as shown on the Proposals Map provided that it conforms to the requirements of Policy RO7.

10.44 This is an important proposal for consolidating and developing

Croydon’s economic base. Cane Hill is of strategic significance for London and parts of the South East given the good accessibility of the site by road (A23/M23/M25), rail (London to Brighton Line) and air (Gatwick Airport).

10.45 The Cane Hill Hospital site provides a unique opportunity due to its

location for a successful science and business innovation park with ancillary uses. The site comprises a total of 83 hectares of mature landscaped grounds and is designated Metropolitan Green Belt. The developable area of the site is identified as the development boundary. This covers an area of 12.5 hectares.

10.46 The development of this site reflects the aims of The London Plan and

the London Development Agency who support the retention and development of London’s science and research capabilities and encourage the establishment of new foci for innovation and research excellence.

10.47 The development of a Science and Business Innovation Park at Cane

Hill will help to grow new high-tech companies and provide a shared knowledge base for existing manufacturers in South London. The support provided by this science and business park will help to

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innovate and develop companies increasing their ability to compete both nationally and globally. This is consistent with the aims of the Council’s Sustainable Community Strategy, to regenerate the Borough.

10.48 Any offices at Cane Hill would need to be part of a mixed use

development involving a Science and Business Innovation Park. Thus, offices there should essentially be ancillary rather than independent offices which, as the Inspector states, are better located in Croydon Metropolitan Centre and the other defined Town Centres.

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11 Housing

PART ONE POLICIES SP17 The Council has made provision for the phased

development of at least 17,020 additional dwellings from all sources between 1997 and 2016, equal to an average provision of 850 per annum. The provision made will be subject to a Plan, Monitor, Manage and Review process.

SP18 The Council will seek to maximise the re-use of previously

developed land and the conversion and re-use of existing buildings by encouraging new housing development within existing residential areas and on other appropriate sites which meet its sustainability objectives and take account of relevant urban design policies in Section 4.

SP19 The Council will enable the intensification of housing

development at locations accessible by public transport (including Tramlink) through a design-led approach to sustainable residential development in order to meet its housing provision targets and sustainability objectives.

SP20 The Council will ensure that residential accommodation

provided in new development and in conversion schemes achieves levels of design quality and detailing, in accordance with policies in the urban design chapter.

SP21 The Council will encourage mixed use developments to

secure an increase in housing provision whilst retaining employment uses.

SP22 The Council will seek to ensure that housing is available in

the Borough to meet all housing needs, including for people on all incomes and those with special needs by: (i) aiming to achieve a target of 50% of the total additional

housing provision in the Borough is affordable; (ii) seeking from new housing development, a mix and

range of housing types and sizes; and (iii) seeking new housing which is designed to be flexible

and adaptable to meet changing lifestyle needs.

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The plan resumes on page 149

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REASONS FOR PART ONE

Housing Provision Target (SP17) 11.1 In London, the need for additional houses arises from two main

sources. Forecast demand for new homes is made up of about two thirds household growth and one third existing unmet housing need. The London Plan total forecast demand for new homes is in excess of 33,600 per annum. A large percentage of this demand is comprised of a need for affordable homes. The London Plan seeks to achieve a maximum provision of 30,000 additional homes per year from all sources.

11.2 However because of the very limited supply in London of land available for housing development and general agreement that the built up area of London should not expand in to the Metropolitan Green Belt or on to Metropolitan Open Land, the approach taken for setting actual housing requirement targets has been generally determined by an assessment of the capacity for housing development rather than predicted levels of demand. This applies to both the total minimum requirement for London and the individual requirement for Borough’s. The London Plan has a minimum London-wide provision target up to 2006 of 23,000 additional homes per year from all sources. The Mayor is promoting policies which seek to achieve and exceed this target. He has also indicated that new assessments of housing capacity will be undertaken and new minimum housing provision targets will be prepared as an early alteration of The London Plan.

11.3 Although stated as the London target for up to 2006, The London Plan has set provision targets based upon the 2000 Housing Capacity assessment for Boroughs for the 1997 to 2016 period. Table 3A.1 of The London Plan states that the target total for London as a whole is 458,000 additional homes between 1997 and 2016.

11.4 The provision for additional housing targets for Croydon Borough has been set by The London Plan as 17,020 for 1997 to 2016; an annual average monitoring target of 850. The London Plan minimum housing targets are, however, targets for the provision of additional homes from all sources. The majority of provision is intended to be new and additional homes from “conventional sources”, that is new housing development and conversions to housing of existing non housing property. A proportion of the additional dwellings is intended to come from “non conventional sources”, such as the bringing back into housing use vacant house units and the development of non-self contained accommodation.

11.5 In order to fulfill the requirements of The London Plan, and in view of the scale of the potential demand for new homes, Croydon Council has set the target of providing at least 17,020 additional dwellings between 1997 and 2016, equivalent to an annual rate of 850 new homes from all sources.

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Different Components of Housing Provision

11.6 Policy SP17 has set the target of providing at least 17,020 additional dwellings between 1997 and 2016, equivalent to 850 additional dwellings per annum for the whole period. 13,400 of the total or 670 dwellings per annum are expected to be self-contained homes provided by new development and conversions from non-housing development and property. The balance of additional provision is expected to be from non-conventional sources; the bringing of vacant homes and houses back into use as dwellings and the creation of non-self contained accommodation.

11.7 Additional dwellings to meet the 13,400 target will come from a variety of sources (See analysis of different components of housing capacity assessment at Table 11.1). A considerable number of additional dwellings have already been completed since 1997 and a large number of sites are currently under construction. The total completed and under construction has, however, fallen short of the annual average target rate by over 100 per year, resulting in a shortfall equal to about one year’s requirement.

11.8 There are, however, a very large number of dwellings with outstanding planning permission. The total with permission is equal to more than 4 year’s annual requirement. In the overwhelming number of cases, there would appear to be no practical or planning reason why the permitted dwellings can not be provided in the short and medium term.

11.9 Further dwellings can be provided on “new sites” identified in this plan. This includes very substantial numbers that can be provided on several mixed use town and district centre sites. Although it is likely to be towards the end of the plan period before some of the largest sites are developed and therefore some time before new dwellings are provided on them, a few sites could be developed in the short and medium term, that is by about 2010. These sites, taken together with outstanding permissions, provide the capacity to meet at least 5 year’s annual target of 3350 additional dwellings, or 4 year’s future requirement plus making good the shortfall which has arisen between 1997 and 2004.

11.10 All outstanding commitments and otherwise identified sites capable of providing 10 or more dwellings, including as part of mixed use developments have been:

• identified and allocated in policy H3;

• shown on the Proposals Map ; and

• listed in Schedules 1a and 1b of Appendix 1.

11.11 The Housing Capacity Study used by The London Plan made allowance for the provision of additional dwellings on sites and in schemes which it was not possible to identify in advance. This Plan sees no reason to question or dispute the assumed capacity for

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provision by unidentified sites. Consequently part of the Borough’s provision of additional housing will come from this source. Small unidentified sites with the capacity to provide up to 10 net additional dwellings could provide equal to four year’s requirement. This apparently quite large figure reflects the fact that in a largely built-up area, the majority of additional housing provision frequently comes from the development, redevelopment and intensification of small sites: sites with one or two existing dwellings, occupied by a single previous use or areas which can be satisfactorily separated from an adjacent retained use or property. The allowance for provision by small unidentified sites equal to about 250 per year could, in fact, prove to be an under-estimate. Between 1997 and 2004, a substantial proportion of the 550 or so dwellings per year which were provided, were in fact on sites which would have fallen into the small unidentified sites category.

11.12 The Housing Capacity Study also made assumptions about possible future provision on large windfall sites, that is sites which would normally be expected to be identified and allocated in a plan, but cannot because of the timing of their identification and availability. Notwithstanding that these sites are not identified and allocated in this Plan, it is appropriate to make an allowance for their potential contribution to additional dwelling provision. An allowance equal to about one year’s requirement has been made for additional dwellings from this source. This comparatively modest figure compared with the small unidentified sites allowance reflects the fact that large windfall sites are not common in a built-up area and many or most should be capable of identification in advance in a plan.

Table 11.1: Potential Additional Dwelling Provision from New

Development and Conversions

Dwellings Completed between 01/01/1997 and 01/01/2004 and Dwellings Under Construction at 01/01/2004 (from Monitoring of Housing Developments)

3826

Outstanding Permissions (not started) for Additional Dwellings at 01/01/2004 (from Monitoring of Housing Developments and Housing Trajectory)

433

Outstanding Permissions and Identified Commitments for Additional Dwellings from 01/01/2004 (Includes sites identified in policy H3 and sites with planning permission pending completion of planning agreements etc.) (from Monitoring of Housing Developments, Housing Trajectory and Plan Proposals)

5154

Allowance for provision on small unidentified sites from 01/01/2004 (from the Housing Capacity Study)

3526

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Assumed Provision from Large Unidentified Windfall Sites from 01/01/2004 (from the Housing Capacity Study)

626

Potential Total Provision of New Dwellings from New Development and Conversions – 1997 to 2016 13565

Potential Average Annual Provision – 1997 to 2016

678

Required Average Annual Provision – 1997 to 2016

670

11.13 The potential total provision of additional dwellings from all new development and conversions is estimated to be about 13,600 or equivalent to close to 680 per annum between 1997 and 2016. This has the potential to meet the requirements of The London Plan and the target stated in policy SP17.

Monitoring Housing Provision (SP17)

11.14 It is, however, recognised that some sites with planning permission or otherwise identified for housing may not deliver additional dwellings in the period of the Plan. Some sites may never be redeveloped, some sites may be put to an alternative non-housing use and the redevelopment of some sites may occur after the end of the plan period. The Council will adopt a Plan, Monitor and Manage approach to making provision for additional dwellings. This will be based on an annual programme on monitoring current and projected housing delivery in the Housing Trajectory Forecast of the Annual Monitoring Report. If a substantial shortfall in provision is forecast, both in total or for any identified period, appropriate compensatory action will be taken through the preparation of a new Housing Provision Plans – a Housing Provision Development Plan Document (DPD). It is probable that whatever the findings of the annual Housing Trajectory forecast, a new Housing Provision DPD will be needed within the next three years to cater for changes to the Borough’s Housing Provision Targets likely to be set by alterations to The London Plan.

11.15 As indicated above, sites with outstanding planning permission for housing plus some of the identified sites capable of development in the short and medium term equate to about 5 year’s annual provision. That is, even without additional provision coming from currently unidentified sources, which have in previous year’s been a major source of additional dwellings, the provisions of this Plan should be able to meet requirements up to about 2011. On the other hand, a few of the largest identified sites and most sites allowed for in the windfall provision category are likely to provide additional dwellings towards the end of the Plan period. Current Housing Trajectory forecasts are for a gradual

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increase in the annual provision of additional dwellings over the next 3 to 5 years, with a peak in potential provision rates occurring in the early next decade. By that time, there will be new housing provision targets placed upon the Borough and it is likely that new potential housing sites will have been identified and allocated in a new plan – a Housing Provision DPD.

11.16 At present, therefore there appears to be the potential for natural phasing of additional dwellings across the full plan period. There does not appear to be any grounds for this Plan to set out the required phasing rates for provision of additional dwellings. This is, however, a matter which will be closely monitored as part of the annual Housing Trajectory forecasting and, if necessary, addressed in a future Housing Provision DPD. Maximising Housing Provision (SP18, SP19, SP21)

11.17 As indicated above, The London Plan’s requirements for making provision for new and additional housing and the provision to be made by this plan is largely based upon an estimate of the capacity of the existing built-up and developed area to accommodate and provide new housing. The figures are not based upon an estimate of total need or demand for new and additional housing. If the stated levels of new and additional provision are achieved, there would still be, in theory, a significant level of unmet need for housing. The London Plan encourages Borough’s to attempt to exceed the minimum target levels for new and additional provision in order to contribute to meeting as much as possible of this otherwise unmet need for housing. There is therefore an obligation on Borough’s to adopt policies and proposals which maximise the potential for providing new and additional housing, consistent with other objectives and requirements of the plan, for instance maintaining and improving environmental quality and securing sustainable development.

11.18 Maximising the potential for new and additional housing provision without building outside the built-up area or on open land which needs to be maintained, means making the most of all opportunities to reuse for housing, for instance through redevelopment and conversion, existing developed sites and properties which are no longer required for their current use. On occasions a site needs to be reserved for another needed use, for instance an employment or community use and in other instances a site may be inappropriate for housing by virtue of its location or the neighbouring uses. However, in general, existing residential areas and town centres are appropriate and sustainable locations for new and additional housing and therefore in principle proposals for housing in these areas should be allowed. Mixed use development including housing provision is particularly encouraged in town centres. A mix of housing and local community uses and local facilities is also usually appropriate for sites in residential areas. There

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are also many small business uses and historic employment areas within or in close proximity to existing residential areas. Notwithstanding that these locations do often provide sources of local employment, some of these areas and uses adversely affect the amenity and quality of the environment of their surrounds. Where it can be established that there is no longer a need for a site to be maintained in a business and employment uses, it can be appropriate to allow these sites to be redeveloped for new and additional housing. The same principle applies to the reuse, by conversion of some office premises outside the main centres.

11.19 Maximising the potential for new and additional housing provision is not however just a matter of taking all available and appropriate opportunities for providing housing. It is a matter of making sure that the land or property actually provides the maximum number of new dwellings consistent with other considerations and requirements, for instance for not having any serious adverse effect upon the amenity and character of the surrounds. Given that the main need is for more small housing units, both small non-family and small family housing, maximising housing provision does mean accepting that in many situations intensification of development with an increase in densities is necessary and appropriate. However, intensification of development and accepting higher housing densities does require that very especial attention is given to the design of new development in order to avoid creating problems for or having an adverse impact upon the amenity and environment of the surrounds. The Council must, therefore strive to ensure that all new housing development is of a high quality design.

11.20 The Government, The London Plan and this Plan are committed to achieving more sustainable patterns of development. Concentrating new development and growth within urban areas makes a contribution towards this objective. However a further contribution can be secured from reducing peoples need to travel by less sustainable modes of transport; by locating new homes, jobs and facilities in the most accessible positions for walking, cycling and use of public transport. Intensification of uses, new homes and other uses, for instance through mixed use developments, in highly accessible locations is one way which both the objectives for maximising housing delivery and securing more sustainable development can be achieved. Consequently it is appropriate to indicate and allow more intensive development and higher densities in and around locations which have or can achieve high levels of accessibility

Quality of Residential Development (SP20).

11.21 The Council places a high priority on the need to maintain and improve

the quality of the built environment and new housing can make an important contribution in this respect. Development proposals will be considered against the detailed policies for the built environment in the

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Urban Design chapter to ensure they conform to the different aspects of good design and layout, and complement the form of existing development. To support the design aims of the plan and to provide further guidance to developers etc. on the requirements for new development, the Council will prepare and publish supplementary planning documents (SPDs) as listed in the Local Development Scheme approved by the Council. These SPDs will include Design and Planning Briefs for major or sensitive sites and guidance on house design, housing standards and high density development. They will be used to set out the Council’s solutions for securing high quality intensification of development at accessible locations. Areas of high public transport accessibility and access to major services in the Borough include Croydon Metropolitan Centre and the Town Centres and some areas along major transport routes.

Meeting All Housing Needs (SP22) 11.22 The Plan seeks to ensure that adequate provision is made for general

housing needs and the whole variety of market demand, together with allowance for those with particular needs. In assessing the overall relationship between population growth, household formation and dwelling provision, the GLA has ‘benchmarked’ its household forecast by assuming a stable average household size throughout the plan period. This results in an average annual increase in households of 900 per annum for Croydon. This additional household growth approximates to the identified housing capacity of 850 per annum and the additional policies to maximise housing provision should enable the requirement to be met. Within this overall requirement, the Council recognises the priority need to provide additional housing for people on low incomes, the different needs of family and non-family households, and the advantages from designing new housing which is flexible and adaptable to meet changing lifestyle needs.

11.23 The Council’s Housing Needs Survey (HNS 2002) has identified a net

affordable housing requirement of 4,214 units / annum. Analysis of the ‘affordability’ of housing within Croydon also indicates that, because of the relatively low average incomes of residents and the recent surge in house prices, the priority need is overwhelmingly for social rented accommodation and a small element of shared ownership. Discounted low-cost market housing would not meet the needs of most newly forming households in need because of the marked price differential between new-build dwellings and the price of equivalent dwellings in the existing stock. The needs of average income households seeking to secure private market housing would therefore be better met by purchasing existing properties at minimum entry level prices.

11.24 The policy’s aim to achieve a target of 50% of the total additional housing provision in the Borough as affordable refers to the proportion of affordable housing derived from all sources of affordable housing

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provision, not just from planning gain through S106 proposals. It includes affordable housing from 100% Registered Social Landlord (RSL) new development and conversion schemes, acquisitions of market housing in the current stock by RSLs, and affordable HMOs and other entry-level market housing. This objective is also representative of the recent pattern of overall affordable housing provision in Croydon. The scale and nature of affordable housing requirements identified in the Housing Needs Survey has convinced the Council of the need to maximise affordable housing provision. This would be secured through the application of a wide range of planning policies, including an affordable housing policy (see policy H13). These policies should provide a range of housing provision in individual schemes to meet the priority need for social rented housing and an element of shared ownership provision. The planning policies will also be complemented by other strategies identified in the Housing Strategy to improve access to private rented housing, adaptation and rehabilitation to the existing stock, and the purchase of existing private sector stock by social housing providers. Because of the constraints on public sector resources it will be necessary for all parts of the house building and development industry to play a major role in maximising housing provision to meet a range of needs.

11.25 Changing lifestyles are making new demands on the way residents use

their homes with greater demands for internal space, including working from home and leisure activities. Although the number of people living alone has increased, this does not translate into a demand for small flats as many people want spare rooms for visitors or as offices to work from home. In designing residential layouts and the internal arrangements, the flexibility to meet different requirements over a lifetime and changing needs should be designed into schemes. These objectives will be secured through a range of policies to ensure an adequate mix of housing types and sizes to meet the needs of families and non-family households (see policy H4 mix of dwellings, policy H11 for the retention of small houses, and policy H6 for the subdivision of existing dwellings). These policies are complemented by policy H14 which requires developments to incorporate design features to enhance flexibility in the accommodation to meet lifestyle changes and which meet Lifetime Home standards. To meet the needs of persons with impaired mobility a proportion of new dwellings should incorporate adequate wheelchair access.

HOUSING SUPPLY Retention of Residential Uses

H1 The Council will not permit development that would result in a net loss of dwellings or the loss of housing land, except where:

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a) Satisfactory living conditions cannot practicably be achieved;

b) To allow for mixed-use developments with environmental and regeneration benefits; or

c) To allow for the provision of community uses sought by other policies in the Plan.

11.26 Croydon performs an important residential role and has one of the

largest and most diversified housing stocks in London, which should be maintained. The demand for housing is increasing due to the growing number of smaller households and a continuing need for family accommodation. It is therefore important that existing dwellings and land are retained in housing use. The retention of housing will also ensure that the requirement for additional provision is kept to a minimum.

11.27 However, it would be inappropriate to maintain housing where satisfactory living conditions cannot practicably be achieved or where a mixed-use scheme could result in environmental improvements and regeneration benefits by maintaining employment and housing uses. The Council also accepts that in order to provide some community uses, a limited loss of dwellings may be necessary where there are no suitable alternatives available. The Council wants to encourage, for example, the provision of healthcare and childcare facilities, residential care homes and a range of hotel accommodation, including guesthouses, and these may involve a loss of residential accommodation. The Council, therefore, may regard applications for such uses as exceptions to this policy, where they meet the requirements of other policies in the Plan.

Supply of New Housing H2 The Council will permit housing development within the

existing built-up area provided this does not conflict with its aim of respecting the character of residential areas and there is no loss of other protected uses.

11.28 The net dwelling completions between 1992 and 2001, together with

the potential development in the housing pipeline as at 1 January 2002 (a total of 6,805 units) represents 70% of the total requirement (9700) in Strategic Guidance up to 2006. The Council is satisfied that it has the capacity to meet the remaining housing requirement of 4,300 net dwellings in the remaining period of the Guidance to 2006. For the period 2006-2016, the GLA 2000 Housing Capacity Study indicates an average capacity of 850 units / annum, which will form the basis for the levels of provision to be determined as part of the Mayor's London Plan for the period to 2016.

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11.29 The Council recognises the need to accommodate change but, at the same time, to protect the amenity and character of residential areas and to prevent the loss of other protected uses. A pleasant living environment contributes to the quality of life for Croydon's residents. Sensitive planning control is necessary to ensure that the cumulative effects of redevelopment do not damage the character and amenity of residential areas. The Council's policies for the design and layout of new development set out those elements that make up the character of residential areas and influence residential amenity, and the criteria against which applications will be judged (see the Urban Design Policies).

Planning Commitments and Identifying Housing Sites H3 (i) The following sites, shown on the Proposals Map and

listed in Schedule 1a, Appendix 1, are allocated for development which can contribute to the provision of additional dwellings in the period up to 2016. Subject to proposals satisfactorily meeting all other appropriate requirements of this Plan, planning permission will be granted for housing development on these sites:

Proposal Site No. Address

H01 72-74 Addiscombe Road, Croydon H02 14 Brighton Road, Purley H03 1272 London Road, Croydon H04 188-190 Canterbury Road, Croydon H05 10 Tavistock Road, Croydon H06 72-74 Mitcham Road, Croydon H07 71-73 Penwortham Road, Purley H08 55-63 Harrington Road, SE25 H09 4 Plough Lane, Purley H10 405-407 Beulah Hill, SE19 H11 6 Foxley Lane, Purley H12 172-174 Pampisford Road, Croydon H13 4 Foxley Lane, Purley H14 18-22 Addiscombe Grove, Croydon H15 1-13 Whitehorse Road, Croydon

H16 23-31 & land adjacent 11, Lower Coombe Street, Croydon

H17 115-119 Brighton Road, Purley H18 40-50 Spring Lane, SE25

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H19 4, Scarbrook Road, Croydon H20 152 Thornton Road, Croydon H21 19 Eldon Park, SE25 H22 Ex Allotments, Queen Elizabeths Drive H23 35-37 Croham Road, South Croydon H24 30 Thornton Road, Thornton Heath H25 13-15 Wandle Road, Croydon H26 281-329 Davidson Road, Croydon H27 98-106 Pampisford Road, Croydon H28 11 Manor Road, SE25 H30 30-32 Enmore Road, SE25 H31 Pavement Sq, Lower Addiscombe Road, CroydonH32 107 Albert Road, South Norwood H33 16a-18 Valley Road, Kenley H34 33 & Land Rear Of 35-41 Brighton Road, Purley H35 76-78 Addiscombe Road, Croydon. H36 422 Chipstead Valley Road, Coulsdon H37 15 Grovelands Road, Purley H38 Omitted H39 5-7 Kendra Hall Road, South Croydon H40 2-4 Kendra Hall Road, South Croydon H41 44-60 Cherry Orchard Road, Croydon

H42 54-60 Sydenham Road & Tripod House, Lansdowne Road, Croydon

H43 111-115 Addiscombe Road, Croydon H44 David House, 45 High Street, SE 25

H45 Reedham Depot & Land adjacent Reedham Station, Old Lodge Lane, Purley

H46 307-309 Beulah Hill, Upper Norwood H47 Car Park, Dale Road, Purley H48 53-61 Whytecliffe Road South, Purley

(ii) The following sites, shown on the Proposals Map and listed in Schedule 1b, Appendix 1, are allocated for mixed use development including a significant residential element. Subject to proposals satisfactorily meeting all other

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appropriate requirements of this Plan, planning permission will be granted for housing-related mixed use development on these sites: Proposal No. Address CMC1 & H71 East Croydon Station (Gateway) CMC2 & H68 Fairfield Halls, Park Lane, Croydon CMC4 & H70 West Croydon Station

CMC5 & H72 Randolph House & Pembroke House, Wellesley Road, Croydon

CMC7 & H73 Porter & Sorter & 1-5 Addiscombe Road, CroydonCMC8 & H74 College Road/George Street, Croydon

H49 Opposite 11-23 Epsom Road, Croydon H50 187-195 London Road, Croydon H51 344-354 London Road, Croydon H52 138-142 North End, Croydon H53 5-9 Mint Walk, Croydon H54 27B & R/O 27 High Street, SE 25 H55 St Mildreds Church, Bingham Road, Croydon H56 St Michaels Church, Poplar Walk, Croydon H57 1355 London Road, Norbury H58 344-354 London Road, Croydon H59 850-852 Brighton Road, Croydon H60 230 Addington Road, Selsdon H61 3-7 Campbell Road, Croydon H62 Sanderstead Road Car Park, Sanderstead H63 Clifford Road Car Park, South. Norwood

H64 Virgo Fidelis Convent, Central Hill, Upper Norwood

H65 Impact House, 2 Edridge Road, Croydon

H66 Black Horse Inn, 335 Lower Addiscombe Road, Croydon

H67 Croydon General Hospital, London Road, Croydon

H69 Queens Hospital, Queens Road, Croydon H75 Hermitage Lane/Streatham High Rd, Norbury H76 London Road/Norbury Avenue, Norbury

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H77 Redsan Works, 12-40 Sanderstead Road, South Croydon

H78 Ashburton Community School, Shirley Road, Croydon

H79 High Street/Woodville Road, Thornton Heath H80 Purley Memorial Hospital, Brighton Road, Purley H81 High Street & Whytecliffe Road South, Purley H82 Whytecliffe Road South Car Park, Purley H83 Pinewood Motors, Brighton Road, Coulsdon H84 Ex Red Lion P.H., Brighton Road, Coulsdon H85 Between Banstead Road and Russell Hill, Purley

11.30 The provision of additional dwellings could also be an appropriate part

of the mixed use development of the following sites: South West Side of Central Parade, New Addington and Redevelopment Opportunity Sites in Coulsdon, Purley and other Town and District Centres.

11.31 As indicated in reasoned justification of policy SP17, part of Croydon’s

provision for additional dwellings is to be made by development – normally redevelopment and intensification of use, of sites identified for housing. Some of these sites will be developed primarily as housing sites, that is the provision of new and additional dwellings will be the main use and development of the site. Some additional dwellings will be provided by the conversion and adaptation to housing of existing non-housing property again where housing will be the main use. In some cases, new and additional dwellings will be provided as part of a mixed use development of a site.

11.32 Most of the sites identified and allocated in policy H3 already have at

least outline planning permission. A few sites are subject to a resolution to grant permission pending the conclusion of a planning or other agreement. Some sites, although not yet with planning permission for housing, have been identified as appropriate for such a use in previously adopted plans and planning documents. The principle that the sites are suitable and potentially available for housing development has therefore already been established for all these sites.

11.33 The same principle applies to most of the sites suitable for mixed use

development which should include new and additional dwellings. Several have been previously identified in other plans and planning documents. A number of the sites are identified elsewhere in this Plan for mixed use development which should include a substantial number of additional dwellings. Schedule 1a, Appendix 1 lists these sites in policy H3 with either the permitted number of new houses or an estimate of their housing capacity where a permission does not already exist.

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11.34 There are also a number of potential mixed use development sites which, given their mainly town centre type locations, could appropriately include new and additional dwellings, although this is not currently a requirement of this Plan. The provision of additional dwellings on these sites has not been counted as part of the Plan’s identified provision for housing even though these sites are listed in policy H3. If additional dwellings did occur on these sites, it would constitute part of the assumed provision from large unidentified windfall sites. For this reason this sites have not been included in Schedule 1a & 1b in Appendix 1 for at present no attempt has been made to quantify the new and additional house numbers which could come forward from these sites.

Dwellings Mix on Large Sites H4 On sites of 1 hectares or more, or schemes of more than 30

units, planning permission will not be granted for residential use unless the mix of units reflects the needs for family and non-family housing.

11.35 The DTLR and GLA household projections for the London boroughs

have produced a range of household projections with different relative proportions of family and non-family households. Household projections have generally indicated significant increases over the period 1996-2016, a large part of which will be brought about by a change in the composition of households and a significant growth of smaller households. However, there is some evidence that the dwelling stock changes in the 1990s have not kept pace with the growth in potential small households and the Council’s 2002 Housing Needs Survey has demonstrated that some of their needs have not been met.

11.36 The rate of small household formation is significantly influenced by the supply of affordable smaller dwellings, the economic circumstances of new households entering the housing market, and the household and family characteristics among international migrants and asylum seekers, who have formed a major component of population change in London. The GLA are evaluating a range of migration trend projections and awaiting the results of the 2001 Census to determine household representative rates on which to forecast new household formation. Further work will be needed to determine the housing demand / supply relationships; however, this policy will take full account of changes in housing needs and widen the range of housing choice to allow the shift in household composition to be met.

11.37 There are several policy options to meet the requirement to widen

choice and access to housing for families and non-family households. The Plan includes a range of policies, which seek to ensure a mix of development on large sites, widen the choice and affordability in the Borough, and secure a better overall mix of dwelling types. Policy H4

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seeks to ensure a mix of dwellings types on larger sites; sites of 1 hectares or more, or 30 or more units. The 2001 Census suggested that at that time the need was for about 58% of dwellings to be family housing and 42% to be non-family housing. GLA Projections are that by 2016, the need will be for about 53% of dwellings to be family housing and 47% non-family housing. As a consequence the overall mix which the Council will seek to achieve from new housing development is in the region of 55% family housing and 45% non-family housing. Unless there are particular reasons for not achieving such a mix, for instance special design considerations, all schemes for larger sites will be required to generally meet such a mix of family and non-family housing. policy H10 seeks to secure a better overall mix of dwellings by increasing densities in acceptable locations which would probably best meet the needs of smaller households.

11.38 Developments requiring a mix of dwelling types would generally be

over 1.0 hectare or 30 or more units to allow for appropriately designed schemes which respected the amenity of family and non-family households and the residential character of the areas in which they were developed. Sites at this threshold size could accommodate between 40 and 75 units under the proposed change to the minimum densities for mixed family/non-family schemes (see policy H9). This threshold should be sufficiently large to enable mixed housing types on the same site.

11.39 The different requirements of families and non-family households may restrict the opportunities for developing mixed schemes in the same building. In larger schemes at accessible locations, the policy requirement for a mix of units could be relaxed because the form of development in these locations should provide additional smaller units as part of higher density schemes, and contribute to overall mix of dwelling types. The Affordable Housing policy H13 will also seek to ensure the provision of a range of dwellings to meet the priority need for social rented family housing, shared ownership schemes for smaller households and for ‘key worker’ households. Some of these schemes may come forward as part of mixed-use developments at accessible locations or through higher density redevelopment.

11.40 The Council accepts that the intensification of residential development

and the mix of flatted and family housing will need to be sensitive to existing residential character and amenity and larger sites within suburban areas will need to meet the design guidelines set out in the Urban Design chapter. The policy can be applied only in locations where a combination of family and non-family accommodation is feasible because of the design issues around making mixed developments work. For example, higher density development at accessible locations may not be suitable for families with children, and over intensive development in suburban areas with poor public transport access may not be sustainable. Higher density schemes would generally be combined with reduced parking requirements and

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this should enable more land to be devoted to amenity and privacy considerations in mixed housing schemes.

Back land and Back Garden Development

H5 Residential development on back garden and backland sites will only be permitted where it respects the character and protects the amenity of adjoining residential areas. In particular: (i) Adequate provision should be made for car parking

and secure cycle parking and proper access for vehicles, cycles and pedestrians;

(ii) The form, layout, siting and site area should respect the existing character and maintain adequate separation between existing and new development;

(iii) The design and landscaping should conform to other appropriate policies in the Plan;

(iv) The cumulative impact of different schemes in an area does not harm the visual amenity and residential character of the area;

(v) Sites of Nature Conservation Importance should be protected and the needs of wildlife taken into account;

(vi) Areas of open land that are designated, or meet the criteria for designation, as Local Open Land should be protected; and

(vii) the special character of Wooded Hillsides and Ridges should be protected (see policy UD9).

11.41 The Council recognises that the pattern of development, urban form

and character of well-established residential areas could be considerably altered by back garden and backland development. However, this form of development can, in certain circumstances, be satisfactorily accommodated provided the provisions in this policy are applied, together with other relevant policies in the Plan. The Council also considers that the application of this policy will prevent new housing development located immediately behind existing houses and sharing the same access ("tandem development"). The design-led approach will also ensure that the cumulative impact of different schemes in an area does not harm the visual amenity and residential character of the area.

11.42 Some back garden blocks provide better wildlife habitat than is found in the surrounding area so that development of that habitat could result in a local loss of wildlife. This particularly applies where linked back gardens support a natural habitat for wildlife and the soft landscaping has other environmental benefits (see policies NC1, 2 and 3). Where

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backland sites are not currently the back gardens of residential properties, they may be protected from development as areas of Local Open Land (see policy RO8).

Better Use of Vacant Property

H6 Planning permission will be granted for the adaptation, conversion or change of use to housing of long-term vacant property in housing or other uses provided that: (i) the living accommodation is self-contained and

satisfactory; and (ii) access to the accommodation, and to other uses in the

buildings, is satisfactory and secure.

11.43 The GLA 2000 Housing Capacity Study for the period to 2016 includes an element for the reduction in vacancies in the residential stock and this accounts for 1,485 units between 1997 and 2016. This estimate is based on the programme objectives of the Council’s Empty Property Strategy, which has been successful in bringing a range of properties back into use since 1997, and has also supported wider regeneration and environmental improvement objectives. This policy demonstrates the Council's positive support to encouraging the re-use of vacant property through adaptation, conversion, change of use, or mixed used schemes. Proposals for a change of use or conversion of long-term vacant property will be considered against the criteria to ensure it meets wider planning objectives.

11.44 The Government actively supports the provision of flats over shops and grants may be available for renovating such premises. The major constraints on the use of under-used upper floors are in some cases the physical characteristics and condition of the buildings. Problems of security and access often need to be satisfactorily resolved, although the main constraint has been related to the form of tenancy. The provisions of the Local Government Act, 1988 enable owners to create a residential tenancy within a commercial property. The Council wishes to encourage partnership arrangements and joint initiatives between owners and registered housing associations, who can act as intermediaries in the grant of assured shorthold tenancies and thus encourage the supply of appropriate schemes. The Council will encourage the provision of flats over shops and other commercial premises in Croydon Metropolitan Centre and the Town, District and Local Centres in the Borough, through appropriate conversion or adaptation of under-used accommodation.

11.45 The provision of housing to meet the needs of different types of households is an important part of the Plan's overall strategy (SP22). Accommodation above commercial uses may be suitable for single people and couples without children. In addition to expanding the housing stock, bringing under-used accommodation into use offers

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additional environmental and economic benefits. These include reducing the demands for housing land elsewhere, creating livelier and safer town centres, encouraging the refurbishment and utilisation of the existing stock, and providing additional income and reduced business costs.

11.46 The accommodation provided through the adaptation, conversion and change of use of long-term vacant property should be self-contained and satisfactory. More details of self-containment and standard of satisfactory accommodation are given in policy H7 and reasoned justification. The new dwellings also should have a safe, convenient and appropriate access onto the public highway. Main access via back private alley without adequate natural surveillance and separation of pedestrian and vehicular traffic could lead to crime and traffic hazard. In the case of existing residential accommodation to be brought back into housing use, the term long-term vacancy means vacant and unused for more than six months. Long-term vacant housing brought back into housing use is counted as part on the “non-conventional” supply of housing. Conversions H7 Planning permission will be granted for the sub-division of

a dwelling to two or more units provided that: (i) the new dwellings are self-contained and provide

satisfactory accommodation; and (ii) the sub-division of a property into two or more small

dwellings does not in itself result in the loss of needed small family housing; and

(iii) the conversion, in itself or cumulatively, does not harm the environment or amenities of the surrounding area.

11.47 Conversions form an important element of the Borough's housing stock

and are expected to form a significant proportion of the new supply of smaller dwellings, which are particularly suited to the growing number of small households. The accommodation provided through sub-division and conversion should be self-contained and satisfactory. This means it should be of an adequate size and layout with all essential living accommodation, i.e. with a kitchen and a bathroom, living and dining areas and bed space, for healthy living by the potential occupants. Self-containment means that all of the accommodation should be within a single private unit which is accessed from an individual and private door. The route to this door should be through a safe and secure, albeit possibly a communal area and not through another’s private area.

11.48 It is, however, equally as important that the process of creating more dwellings through the conversion and sub-division of property does not

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in itself result in the loss of needed small family housing. In order to ensure that this does not occur and to ensure that new accommodation is of a satisfactory size, sub-division will not normally be appropriate for dwellings less than 130 square metres gross internal area or 6 habitable rooms. The new dwelling should also be satisfactory in aspects of size, layout and stacking, private and communal amenity space, refuse storage area. The Council is committed to preparing an early LDD for residential development as part of the LDS and any conversion proposal is expected to have regard to the guidance in the LDD once it is adopted.

11.49 Because more households lead to a greater level of activity, converted

properties can be the source of increased noise, disturbance and parking problems, and can have an adverse effect on residential amenity. The cumulative impact of successive conversions in an area will also be considered in terms of any adverse effect on the residential environment. The layout of the existing building may make it difficult to secure well-designed conversions with good standards of privacy. It is necessary to balance the advantages and disadvantages of conversions by specifying a set of standards against which applications will be considered. The policy will be supported by supplementary planning guidance protecting residential standards and amenity and this will support the wider objectives to ensure the quality of residential accommodation in new build and conversion schemes.

H8 Applications for the conversion of a dwelling to non self-contained accommodation, or for the retention of such accommodation, will only be considered favourably by the Council if the development: (i) meets a known and established need; (ii) complies with, or is capable of reaching, the standards

laid down by the Housing Acts; (iii) does not have a significant adverse effect on the

residential environment, or the availability of local services; and

(iv) provides adequate amenity for residents and neighbours.

11.50 The Council wishes to encourage self-contained dwellings because

other types of conversion do not provide adequate privacy for individual households and result in a lower standard of accommodation. However, the Council recognises that houses in multiple occupation can be of value to small households because of the lower costs involved and that not all property is suitable for full conversion. Considerable emphasis will continue to be placed on the protection of residential amenity, in the interests of occupiers of such accommodation and of neighbouring properties. In assessing

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applications for non self-contained accommodation consideration will be given to the increase in demand for local community facilities and services and the availability of such services. Proposals will therefore need to ameliorate the impacts of noise and disturbance and visual intrusion, make adequate provision for refuse storage, and ensure that the intensification of the use is managed to reduce the impact on its neighbours. Residential Density H9 In assessing the density of development on sites larger

than 0.25 hectare (0.6 acre) the density of development will have regard to the following ranges; (i) for mixed housing schemes a density range of 160 to

300 habitable rooms per hectare; and (ii) for family housing schemes a density range of 150 to

250 habitable rooms per hectare.

11.51 Government guidance is that the best use should be made of existing land resources and particularly land available and suitable for development. The London Plan has a similar expectation. Moreover it is in everyone’s interest that available land for development is used efficiently in order to minimise the need to take further areas of green field land to meet the community’s needs for future development. The Government also requires that adequate provision is made to meet future housing needs and suggests that the first priority to do this must be to maximise the potential for additional housing from suitable previously used land within built up areas. The London Plan has a similar expectation that all or most additional housing provision in London to meet future needs should be achieved through use of previously used land. Both the Government and the London Plan indicate that achieving greater or best use for housing of previously used land within built up areas almost certainly means that higher densities than has hitherto traditionally been the case will be necessary and appropriate in many locations. The Government has set a minimum standard density of 30 house units per hectare for most locations, and has indicated that higher densities would be appropriate in the more accessible locations, that is locations where there is good access by a range of public transport to essential facilities and jobs. The London Plan takes a similar line in promoting higher densities in locations which have higher accessibility index scores.

11.52 Increasing housing densities should not however imply reducing housing standards or having an adverse impact upon the environment or the amenity of adjacent development and uses. Government guidance is that by the application of good, sensitive design, higher density development should not have any adverse impact or result in any reduction in housing standards. Policy SP3 requires that all new

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development to have a high standard of design which respects and safeguards the environment and amenity of an area. Consequently potential impact upon the surrounding area of a development is not by itself justification for lower densities. It is only if, even with the adoption of good design principles, potential adverse impact can not be avoided that a lower density of development may be appropriate.

11.53 The density ranges should normally be applied to all developments on

sites larger than 0.25 hectares. With this size of site there is normally sufficient space for a design and spacing of a development which can safeguard the privacy and amenity of adjacent uses. On smaller sites it may not be so easy to arrive at a design and spacing for a new development at the indicated density ranges which can adequately safeguard the privacy and amenity of surrounding development. For sites smaller than 0.25 hectare, the demands of achieving a design and layout which is in all respects satisfactory may require that the density falls outside the indicated ranges.

11.54 The density range for mixed housing schemes and for family housing

development across the Borough, together with the requirement that new housing should respect its surroundings, should enable appropriate forms of development to be achieved. The densities in this policy are quoted as ranges in order to allow for reasonable flexibility in individual cases and to allow for the considerable variation in the characteristics of development sites, such as shape, topography and tree cover, and the character of their immediate surroundings. The density guidelines should also allow for mixed housing schemes in different parts of the Borough where the proposals also satisfy the townscape criteria and environmental and other policies in the Plan. However, the Council recognises that there may be exceptional circumstances where a scheme may be acceptable outside the ranges given and any proposals would therefore need to justify the grounds for this. Exceptional circumstances may, for instance, arise where the specific position and alignment of adjacent development would result in serious problems of overlooking from a high density development. Exceptional circumstances may also occur where the local character of the area demands a particular style and form of development or where the development is intended to provide accommodation for special needs which can not be achieved in a high density development. Finally, exceptionally high density development may result from building high buildings in appropriate locations like parts of Croydon Town Centre. Additional design guidance will be given in a supplementary planning document on residential design to protect lower density suburban areas from over development.

H10 The Council will permit proposals for residential

development at densities higher than those specified in policy H9 on appropriate sites in areas of high accessibility to services and public transport provision. In assessing

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whether a site is suitable for higher density residential development the factors that will be taken into account include: (i) the accessibility of a site to a centre offering a range of

services; (ii) whether a scheme is appropriate given the character

and context of the area and can meet the requirements for a high quality design;

(iii) the accessibility of a site to public transport provision; and

(iv) the impact of the development on the achievement of other policies on the plan including urban design, retailing, leisure, community services and conservation policies.

11.55 The Government's approach to increasing housing provision and the

Mayor of London's emerging strategy clearly point to the Council needing to maximise housing provision through intensification of residential development within the built-up area. In making this provision, Government guidance is committed to promoting more sustainable patterns of housing provision by concentrating most additional housing development within urban areas and by making the most efficient use of land by maximising the re-use of previously developed land and the conversion or re-use of existing buildings. This approach is directed towards promoting regeneration within urban areas and minimising the amount of greenfield land being taken for development.

11.56 A fundamental objective for sustainable development is to reduce the

need for people to travel by car. This means giving priority to residential development in areas where people will have a real opportunity to walk to jobs, local facilities, services and public transport. New residential development can add further to the mixed-use character of many centres, and support the development of a more sustainable urban structure of denser centres of activity linked by public transport. Sustainable transport modes of travel, e.g. walking and cycling will also be encouraged within town centres (see Policies T3 and T4).

11.57 A sustainable approach to housing development will also meet other

planning policy objectives which encourage a pattern of land use and transportation that makes the best use of existing facilities and reduces the need to travel. By encouraging mixed uses and the location of higher density housing development close to public transport hubs, residential development should also increase the vitality and contribute to the regeneration of town centres and reduce the levels of congestion from the use of private cars. There can be some relaxation of parking provision to reflect the development's location relative to public transport and other facilities (see policy T8 and Appendix 2).

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11.58 The objectives of high-density residential development can often be achieved in medium and low-rise schemes and different approaches to achieving high quality, high-density schemes will be developed further in a supplementary planning document on residential design. To support the design aims of the plan, additional design guidance in the form of Area Action Plans, for town centres and other large distinctive areas of the Borough will be used to set out the Council’s solutions for securing high quality intensification of development at accessible locations. Areas accessible to major services in the Borough would include Croydon Metropolitan Centre and the Town Centres. Other areas highly accessible to public transport provision could include areas adjacent to these centres along strategic transport routes; and on sites close to some suburban railway stations and appropriate sites along Tramlink corridors (see policy T8 and Appendix 2).

11.59 The accessibility of some areas is likely to increase with planned

improvements to public transport and other transport infrastructure, for instance where there are firm proposals to provide new transport links and services to an area or to create new or enhanced transport hubs providing good access to and from all directions by public transport and in particular to and from main centres for facilities, services and jobs. Higher density development may be appropriate in or close by these locations provided that the accessibility improvements are firm commitments and the timing of the development and the improvements correspond. Table 2 of Appendix 2 provides an indication of appropriate densities for new residential development related to the type of accommodation being provided and the accessibility level of the location within which it is sited.

11.60 It is recognised that redevelopment incentives to encourage

intensification at the most accessible town centre sites could result in schemes which are more attractive to small households and could lead to schemes of predominantly smaller dwellings. This could narrow the choice of housing and reduce the range of provision to meet the Council's objective to widen the choice and access to housing without other complementary forms of development which also meet family housing needs. The full range of dwelling types will not be possible in all schemes, but the overall housing provision should still meet a range of household and family requirements by encouraging a better overall mix of dwelling types.

11.61 This approach, whilst supporting the need to increase overall housing

supply will also seek to protect and enhance stable residential areas. New housing will need to reflect the best qualities of the existing built environment, while providing for new forms of urban living. In order to ensure that the form of development reinforces local distinctiveness and character and is of a high level of design quality, additional design guidance in a supplementary planning document should protect lower density suburban areas from over development.

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HOUSING FOR PARTICULAR NEEDS Retaining Small Houses H11 Permission will not be granted for development, including

residential conversions, which would involve the net loss of small houses (see also policy H7 Residential Conversions).

11.62 The Council wants to maintain the quantity and variety of smaller family

housing and would not normally permit the redevelopment or conversion of houses with less than 130m² gross internal area where this would involve the net loss of small houses. However, it would be inappropriate to maintain housing where satisfactory living conditions cannot practicably be achieved. A wide variety of housing is needed, so that people can live in the Borough at all stages of their lives.

11.63 Small houses are versatile, being suitable for families with children who

need access to a garden as well as meeting the needs of smaller extended households for more flexible accommodation. Much of the stock of small houses is of older terraced property, which is the cheapest type of family housing in the Borough (see the Glossary of Terms definition of 'small house'). These houses often provide good single-family accommodation, but are often too small to convert into adequate flatted accommodation that maintains residential standards and amenity.

Residential Care Homes H12 Applications for residential care homes will be permitted

except where such homes would have a significant adverse effect on residential amenity or the character of residential areas. When considering such applications the Council will have regard to the following: (i) the cumulative effect of similar uses within the area; (ii) the impact on the street scene; (iii) traffic generation and parking provision; and (iv) the level of noise, disturbance and intrusion.

11.64 Residential homes accommodate people who need personal care. The

Government's "Care in the Community" programmes are likely to create some additional demands for such facilities. Throughout the 1990s there has been only a marginal increase in total retirement population but over the same period there has been a more substantial increase in those over 85, and this trend is expected to continue.

11.65 These facilities can have an impact on the character of residential areas and on the amenity of neighbours, particularly if they are

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concentrated in an area. A balance must be struck between the benefits provided by a residential home and its impact on neighbours and the character of the area (see policy H1). Affordable Housing H13 An element of affordable housing will be sought to meet

local needs on all appropriate housing developments of 0.5 hectares or more and on sites capable of accommodating 15 or more units.

On sites between 0.5 hectare and 1 hectare and capable of accommodating 15 to 29 units the Council will negotiate to achieve 40% affordable housing provision. On sites of 1ha or more and capable of accommodating 30 or more units the Council will negotiate to achieve 50% affordable housing provision.

In these negotiations the Council will have regard to: (i) the size of the site; (ii) the economics of providing affordable housing; (iii) the extent to which the provision of affordable housing

would prejudice other planning objectives of developing the site; and,

(iv) the mix of units necessary to meet local needs and achieve a successful development.

The housing provided under this policy should always be available to meet local need. To ensure that this is so, the Council will either impose appropriate planning conditions, or seek to negotiate a planning obligation.

11.66 The planning system can play a part in ensuring that housing is provided for all in the community irrespective of income and resources. It does this by ensuring that there is firstly, an adequate supply of housing and secondly, an adequate supply of housing which meets people’s needs and is affordable. However because of the acute housing need situation in London and the limited resources and opportunities available for providing needed housing, it is imperative that all sectors involved in the provision of housing play a part in meeting needs. Both the public and private sectors have a role in providing accessible and affordable housing. Various policies of this plan are aimed at ensuring that the right type of housing to meet estimated needs is provided e.g. policies aimed at securing the right type and size of housing. However providing housing which is affordable is the greatest of all housing needs and it is necessary that

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the private house building and development industry must play a full part.

11.67 PPG3: Housing (2000), Circular 6/98 and The London Plan (2004) recognise several kinds of affordable housing requirements including those met by: (i) social rented housing to meet the needs of households who cannot gain access to non-subsidised housing for rent; (ii) subsidised market housing for entry into the private housing market (rent or purchase arising from a mismatch between local house prices and incomes; (iii) discounted equity market housing for sale provided by private developers, at well below average market costs, will only exceptionally meet a local need.

11.68 Since the adoption of the SPG6 Affordable Housing in 1998, it is the Council’s experience that only predominantly rented social housing accommodation actually meets the needs of those in affordable housing need. Shared ownership dwellings are encouraged as part of larger schemes to ensure a more mixed and balanced community. However, “low-cost” market housing does not, in the Council’s experience, meet the requirements of the vast majority of those in housing need, unless provided as part of a substantially discounted shared equity scheme to meet the needs of an emerging “intermediate market” for key workers on low to middle incomes. Therefore, it is resolved that only social rented housing and subsidised market housing would meet the priority need for low income households in the Borough and are included in the definition of affordable housing in the Plan as follows:

Affordable Housing is defined as housing designed to meet the needs of households whose incomes are not sufficient to allow them to access decent and appropriate housing in the Borough. It could be in the form of social rented housing or subsidised market housing. Low cost market housing will not be acceptable in most cases unless it is provided as part of a substantially discounted shared equity scheme.

11.69 It is acknowledged that the above definition is a departure from the definition of affordable housing in Circular 6/98, but the omission of low cost market housing is justified by the exceptional local circumstances of household income and prices of new houses. More details on affordable housing is given in the Supplementary Planning Guidance No. 6.

11.70 The 2002 Housing Needs Survey identified that of all types of housing need, affordability was the greatest problem which needed to be addressed. The supply of affordable housing, particularly social rented housing needs to be significantly increased if all in the community has equal access to the accommodation which meets its needs. The 2002 HNS identified that a significantly high proportion of those in need in the Borough were in need because of relatively low income or resources and therefore limited access to affordable housing. The 2002

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HNS survey estimated that over the next 5 years the total requirement for new affordable housing stood at 21,070 or 4,214 per annum which is over five times the estimated capacity of the Borough for providing additional housing of all types from all sources. It is, however, unrealistic to expect all new housing provided in the Borough to be affordable housing. There are not adequate resources to make such provision only through the public sector. Other policies in the Plan controlling the type and size of private housing will not guarantee that even a large proportion of the housing built will in fact be affordable to those in greatest need. Policy H13, therefore, places an obligation on all parts of the house building and development industry to play a part in meeting the very substantial need for affordable housing in the Borough.

11.71 The London Plan sets the target that at least 50% of total provision of new and additional housing in London should be affordable housing. It is appropriate for the Borough to have this target to ensure that 50% of all new housing in the Borough is affordable housing. This affordable housing target needs to be achieved by two or three main routes: the provision of social and affordable housing by social housing providers on their own schemes, where most or all of the housing will be affordable, and the provision of affordable housing as part of conventional housing schemes undertaken by private and/or public sectors. The GLA also recognises that the contribution of non-conventional housing, e.g. housing in multiple occupation and hostels by both the public and private sectors to meet the special needs for the affordable housing. This Plan therefore sets the target of securing at least 50% affordable housing from all appropriate larger housing developments, that is sites of more than 1 hectare or capable of providing 30 or more units. Sites of 0.5 to 1 hectare or capable of providing 15 to 29 units will be expected to provide at least 40% affordable housing. Although there is no set requirement for smaller sites to provide affordable housing, the Council will still seek to negotiate some affordable provision from most small sites given the scale of the overall affordable housing needs. Likewise, where appropriate, the Council will seek to secure a greater than specified provision of affordable housing on medium and larger sites.

11.72 In seeking to negotiate affordable housing provision from all developments the Council will have regard to a number of factors in determining what is an acceptable level of provision. These include the economics of providing affordable provision. In some cases, significant extra or unusual development costs can limit the extent to which scheme can support the cost of providing the proportion of affordable housing as required by policy H13. In such case, it could be inappropriate to prejudice the provision of otherwise desirable housing on an available site. Where the Council is being asked to accept a lower than normal level of affordable provision on the grounds of financial viability, it will require the developer to substantiate the case with supporting evidence. Likewise where a lower level of provision is

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justified by other factors in an otherwise desirable scheme, the developer must satisfy the Council that the reasons for a particular mix and type of housing provision on the site outweighs the specific requirement for a set proportion of affordable housing.

11.73 The Council has set higher affordable housing provision targets for larger sites, i.e. sites of more than 1 hectare or capacity for 30 or more dwellings for these are most likely to benefit from higher residual values by the inclusion of a substantial number of market houses and other complementary uses. Sites of 0.5 hectares or capacity for 15 to 29 units normally have tighter economics and less capacity to generate residual value by the inclusion of large numbers of market houses or other uses. However it is still considered that these size sites normally have capacity to make a useful contribution to meeting affordable housing needs. The London Plan suggests that no greater than 15 units should be the threshold for seeking affordable housing from all housing schemes. It also advocates that Borough’s set a lower threshold where this can be justified locally. The Council has determined that 15 should be the threshold for the present time until there is conclusive evidence that a threshold at this level is incapable of providing in the long term the target of 50% affordable houses from all sources. If and when this is shown to be the case, the Council will consider whether it is appropriate to set a lower threshold, and/or higher provision rates from sites through the preparation of a new local development document.

11.74 The provision of affordable housing does not, however, mean that all such housing has to be social rented housing even though there is evidence that this is the greatest need in most areas. Affordable housing can include various forms of intermediate housing, for instance shared equity housing. Affordable housing can also include the provision of what might be termed ‘key worker housing’ although these schemes are in fact largely for supporting or assisting house purchase by specified key workers rather than actually providing or developing houses. The London Plan suggests that 70% of all affordable housing should be social rented housing and 30% intermediate housing. Although this is the overall target for all affordable housing from all sources and not the target for provision from developments within the scope of policy H13, it is a useful guide to what might be an acceptable breakdown of sites. As indicated the greatest need is for social rented housing and therefore it is appropriate to limit the proportion of affordable housing that is intermediate. As a general guide, the Council will aim for at least 35% social rented housing and 15% intermediate housing on larger sites of more than 30 units and 25% social rented and 15% intermediate housing on smaller sites (15-29 units).

Defining Appropriate Sites – the Size of Scheme / Site Thresholds

11.75 The Council will seek to negotiate with developers an element of

affordable housing on all appropriate sites of more than 0.5 hectare or

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on sites capable of schemes where the gross number of units is 15 or more units. These thresholds are below the guidelines in Circular 6/98 for Outer London boroughs, but the Council has demonstrated at inquiry the exceptional ‘local circumstance’ for adopting a lower threshold in a Borough in which substantially more than half of residential development comes forward in schemes below these thresholds. The Council is concerned to maximise affordable housing provision on all appropriate sites and will need to be satisfied that schemes just under the threshold for an affordable housing requirement do not represent an underdevelopment or inappropriate mix of housing on a site. Proposals will therefore be evaluated to ensure that they maximise housing provision and make an appropriate contribution to meeting affordable housing needs. The unwillingness of an applicant to provide an element of affordable housing on schemes which fall between the thresholds in the policy and those set out in Government guidance (Circular 6/98 and PPG3), will be a material consideration and justify a reason for refusal of planning permission.

Negotiation on Individual Schemes

11.76 It is recognised that the policy will need to be responsive to the circumstances of each case and in negotiating the level of affordable housing requirement will take into account individual site costs, economic viability, the availability of public subsidy, and other planning objectives. The policy is sufficiently flexible to ensure an appropriate balance between the need to meet affordable housing requirements and the merits of other benefits, and the Council will assess the relative merits of different planning gains to meeting its objectives and ensuring a viable scheme. In determining applications, the Council will have regard to the size and suitability of the site, the considerations of other relevant planning policies including Government guidance. Market considerations and site conditions, the requirement for affordable housing, the types of low-income households eligible to occupy affordable housing and the methods to control occupation will also be taken into account. Only exceptionally will off-site contributions be acceptable and the Council would prefer to encourage on-site provision and mixed tenure schemes in all cases. The Council will seek to secure this provision through planning obligations, legal agreements, joint ventures, partnership schemes and the involvement of social housing bodies.

11.77 The Council will negotiate with developers to make a proportion of the

housing on appropriate sites affordable. This could be made available for rent at a level which meets the housing needs of people on low incomes; or for sale on a shared ownership basis through appropriate RSL. In determining the extent of such provision on individual sites, the Council will take into account a range of factors. These include other planning policies (e.g. the need for local open land in areas of deficiency), market considerations with regard to the scale and mix of housing and its viability, and site conditions and constraints (e.g.

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topography / tree cover may restrict the amount of developable land). Where it is difficult to meet these requirements because of market or site conditions, the Council will be prepared to enter into agreements either to accept affordable housing on alternative sites, or to require contributions to enable such provision.

11.78 Persons eligible for occupation of affordable housing will generally

reflect the priorities established in the Council's Housing Needs Survey and the Housing Strategy. The Council's preference would be for predominantly social rented provision and an element of shared ownership. This mix in schemes would help to maintain a significant supply of social rented housing to meet the needs of statutorily homeless households, and to ensure re-housing opportunities for households on the transfer and waiting lists. The Housing Strategy also recognises the need for choice and diversity in housing provision for lower income residents who seek access to private sector housing. Social housing tenants, who may also benefit from assisted routes to home ownership, will also be eligible for occupation of subsidised market housing for shared ownership.

11.79 The provision of affordable housing by all agencies will be monitored and the proportion of affordable housing to be sought will reflect the degree to which the overall requirement is being met. This approach should retain flexibility in the consideration of specific proposals and be responsive to the extent of local need and the suitability of a particular site.

Lifetime Homes

H14 New housing will only be permitted if it is designed and laid out so as to have an element of flexibility and adaptability to meet the changing lifestyle needs of potential residents. Planning permission will be granted for new housing if it is built to “Lifetime Homes” standard and if 10% is designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users, unless: a) in the case of new housing from conversions of

existing properties which are otherwise satisfactory in all aspects, it is not practicable to design for flexibility and adaptability;

b) the new housing is designed to meet a specific and special housing need, including non-family and communal accommodation; or

c) development to meeting these standards in full would have an unacceptable adverse impact on the amenity and privacy of surrounding development and uses or other interests of acknowledged importance.

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Where a new housing development cannot achieve all the standards for the above reason(s), the Council will seek to maximise the potential for the inclusion of some “Lifetime Homes” and homes accessible to wheelchair users.

11.80 Changing lifestyles are making new demands on the way residents use

their homes with greater demands for internal space, including working from home and leisure activities. Moreover their requirements can change with their lifestyle, health and age. On occasions their access to existing homes is constrained by the accommodation not meeting their requirements both in terms of what is provided and how it can be used and accessed. In order to achieve the objectives of securing mixed and balanced communities and to increase social inclusion and equality of access, it is desirable that all new housing is accessible and useable by people with a diverse range of needs as possible.

11.81 Changes in lifestyles and household situations can result in new and different demands on the way people use their homes. More and more people need to work from home. People generally have more leisure time and opportunity to pursue home based leisure activities. Households grow and shrink through time. People living in small accommodation still require space to accommodate occasional, short term visitors. Personal requirements of their housing can change. People need to have an opportunity to meet their varying and changing needs by varying and adapting their use of their accommodation.

11.82 It is also the case that an increasing proportion of the population has limited mobility at some stage of their life and many need to use a wheelchair. This situation both limits their access to and ability to use a lot of existing accommodation. Again this problem can be addressed by ensuring that a proportion of all new housing is designed to be accessible to and useable by wheelchair users.

11.83 It is most desirable that as far as possible new housing has a degree of potential for flexibility and adaptation in its use. Unless there are sound reasons for not doing so, new housing should be designed to allow for a degree of adaptation in its use. In this context, a degree of potential for flexibility and adaptation in use means that habitable rooms and spaces should be of a sufficient size and shape so as to allow their concurrent use for several purposes or short term alternative use for a purpose different from that they were originally designed.

11.84 “Lifetime Homes” standards are aimed at making homes accessible and useable for a very wide range of the population at all stages in their life. Homes built to “Lifetime Homes” standards will contribute to meeting the need for accessible and affordable housing and the objectives of securing balanced and mixed communities and greater social inclusion and equality. Lifetime homes should be designed to incorporate flexibility in the layout and access arrangements to allow for future adaptation should the need arise. Lifetime homes have sixteen design features that ensure a new house or flat will meet the needs of

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most households throughout their life. (See www.jrf.org.uk). 11.85 If housing is designed and constructed to lifetime homes standards, it

will be capable of meeting more people’s housing needs for longer periods of their lifetime. In due course this may contribute to a reduction in the need to provide housing to meet some special needs, for instance accommodation designed for persons with some limits on their mobility. Provided that community support can be made available, it may also affect, in the long run, the need for sheltered housing as more people are able to live longer in their own homes. However in the meantime, the Council recognises that the need for special needs housing and sheltered housing will continue and will take account of the requirements in supplementary planning document on residential design.

11.86 There may, however, be situations where it is not practicable or reasonable to design and provide all new housing to “Lifetime Homes” standards or to design 10% to be accessible to and useable by wheelchair users. For instance, the scope for designing to these standards for conversions may be limited by the structure and design of the original building. Whenever an exception to achieving the standards and requirements in full is justified and acceptable, the Council will nevertheless seek to maximise the opportunities for securing as many as possible homes that are accessible and useable by all of the community.

11.87 The exceptions to this requirement will normally occur when (i) the

property is being converted to housing has limited scope for a creative and adaptable design, (ii) the housing being provided is designed to meet a specific, special need such as persons with a particular disability, or to provide non-family and possibly communal accommodation, (iii) the new housing would have an unacceptable adverse impact on the amenity and privacy of the existing surrounding properties or acknowledged interests if these standards were to be met in full.

Accommodation and Pitches for Gypsies and Travellers

H15 Development will not be permitted which would lead to the loss of existing sites providing accommodation and pitches for gypsies and travellers unless: a) suitable and appropriately located alternative provision

is to be made which at least makes good the loss of accommodation; or

b) it is established that there is no longer a local need for the accommodation.

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11.88 Gypsies and travellers are a group in the community which require a particular type of accommodation to meet their needs. Although by definition they tend to be mobile and moving around the country, many gypsies and travellers often have a close association with one or other area or sub-region for part of the year. Many gypsies and travellers return to an area year after year and some choose to reside in an area almost permanently. The accommodation required by gypsies and travellers often falls into two types; short-term or transit sites where they can stop for a short period whilst travelling through an area and long-term or permanent sites where gypsies and travellers can stop and reside for longer periods, for instance for most of the year. The Government has urged planning authorities to make provision for gypsies and travellers as an element of the assessment of local housing need. The London Plan makes a similar requirement. However making an assessment of local need and, more particularly making appropriate provision is a complex task and may need to be undertaken in a sub-regional context.

11.89 It is evident, however, from the number and frequency of illegal and

unauthorised encampments which occur in virtually all areas that there is a deficiency in the provision of gypsy and traveller sites to meet both short-term and longer-term needs. It is therefore expedient that any established and authorised site which is satisfactorily sited should be maintained in such a use unless and until suitable alternative provision is to be made or it is clearly established that the need for the site no longer exists.

11.90 The Council intends to make a full assessment of the need for gypsy

and travellers sites as part of a future assessment of housing needs and will, if necessary, make provision for additional sites as part of preparing its Local Development Framework. This will also set out local criteria for identifying the suitability of new sites. As indicated above, this work may need to be undertaken in the first instance, on a sub-regional basis.

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12 Shopping

PART ONE POLICY

SP23 The Council will seek to maintain and enhance the vitality and viability of its hierarchy of town centres within the Borough supported by a network of Shopping Parades. The town centres are the preferred locations for retail development and such development is encouraged there. The scale of any shopping development should be appropriate to the size and function of the centre.

REASONS FOR PART ONE POLICY

12.1 The Borough has a network and hierarchy of centres where a variety of

town centre type uses, such as shops, offices and leisure facilities, are concentrated. These town centres vary in their size, the range of goods sold and services provided, along with the catchment areas they serve. They are generically termed “town centres”. There are four different types of town centres in the Borough’s hierarchy of centres; one Metropolitan Centre, four Town Centres, five District Centres and nine Local Centres. The status of each of the town centres in the hierarchy, as shown in Table 12.1 below, broadly complies with government advice as stated in Annex A, Table 1 of PPS6 Planning for Town Centres. The location of these town centres is shown on the Proposals Map along with the Shopping Parades (and on Map 11).

12.2 Not everyone has the use of a car; their needs must continue to be

satisfied by easily accessible shops and services, which are provided by the centres in the hierarchy identified here and the network of shopping parades that support them. In the wider context, such easily accessible shops and services are valuable in that they do not encourage reliance on car-based transport and contribute to a wide range of shopping opportunities. People with impaired mobility are also more likely to rely on local shops and services.

12.3 Therefore, the best way to ensure that the Borough achieves and

maintains sustainable patterns of development and continues to provide a wide range of shopping, service and complementary facilities is to retain and support appropriate development within the borough’s shopping centres. The Council wants to ensure that commercial confidence and vitality in the Borough’s centres are maintained and improved. Croydon’s centres will therefore need to become increasingly multi-function locations, accommodating a wide range of uses and activities, including more housing rather than purely shopping

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and office centres. To this end, much new retail provision in centres may be part of mixed use developments.

12.4 Table 12.1 below shows the Borough’s town centre hierarchy. The town centre designations of “Metropolitan”, “Town Centre”, “District Centre” and “Local” Centre” are meant to reflect the services, facilities, scale and catchment area of each of those centres. Any new development should not be out-of-scale with that centre.

12.5 The opportunities for redevelopment at higher densities are likely to be

greatest in the Croydon Metropolitan Centre and the Town Centres with opportunities for major refurbishment at least with some extensions, in the four District Centres and more modest refurbishment schemes/extensions in the Local Centres. Croydon Metropolitan Centre and the Town Centres have most potential for redevelopment schemes for shops and other main town centre uses (such as offices and leisure facilities) with the potential more for refurbishment schemes in the District and Local Centres.

Table 12.1 Croydon’s Hierarchy of Centres

Centre Classification

Name of Centre

Metropolitan Centre Croydon Metropolitan Centre (formerly known as Central Croydon Town Centre)

Town Centres

Coulsdon Norbury Purley Thornton Heath

District Centres

New Addington Selsdon South Norwood Upper Norwood

Local Centres

Addiscombe Brighton Road, South Croydon Broad Green Hamsey Green Pollards Hill Sanderstead Shirley South Croydon Thornton Heath Pond

12.6 Croydon Metropolitan Centre is the largest of the Borough’s town

centres and functions as a city centre. It has a wide range of facilities and civic functions complementing its role as a major shopping and employment location with high public transport accessibility. It is of regional significance, identified in The London Plan as a Metropolitan

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Centre and is the subject of a separate chapter in this Plan (See Chapter 16 Croydon Metropolitan Centre).

12.7 The Borough’s second level of centres are the four Town Centres of

Coulsdon, Norbury, Purley and Thornton Heath, which tend to provide a variety of services and facilities, including public and community facilities for a wide catchment.

12.8 The third level of centres are the four District Centres of New

Addington, Selsdon, South Norwood and Upper Norwood, which also tend to provide a range of services and facilities, including public and community facilities.

12.9 The fourth level of centres are the nine Local Centres of Addiscombe,

Brighton Road (South Croydon), Broad Green, Hamsey Green, Pollards Hill, Sanderstead, Shirley, South Croydon and Thornton Heath Pond. These, unlike the higher level centres, primarily have a more local catchment and tend not to have public and community facilities.

12.10 The London Plan hierarchy differs to that of the Borough’s in that the

former has a single category of “district” centre which includes most of the Borough’s centres, while at that level, the Borough has different categories ranging from the Town Centre, District Centre to Local Centre. As stated in PPS6, many of the “district” centres identified in the Mayor’s Spatial Development Strategy (otherwise known as The London Plan) typically perform the role of town centres.

12.11 The London Plan classifies Coulsdon, Norbury, Purley and Thornton

Heath as ‘District Centres’ (as opposed to the Borough’s ‘Town Centre’ designation); Addiscombe as a ‘District Centre’ (as opposed to the Borough’s ‘Local Centre’); and The London Plan has no designation for New Addington and Selsdon (which the Borough designates as ‘District Centres’).

12.12 New Addington is included in the Borough’s hierarchy as a District

Centre because it has a wide range of facilities and also serves a substantial, well defined area, which is larger than the catchment for a Local Centre. (There are Shopping Parades serving smaller areas within New Addington/Fieldway as a whole). New Addington is part of a Neighbourhood Renewal Area, with clear justification for seeking to attract new investment. The shopping centre is in particular need of regeneration and, although no Proposal Sites are identified, it has the potential for extension or redevelopment at higher density. The Council has prepared the “Central Parade, New Addington Regeneration Strategy & Planning Brief Planning Guidance Note 2” to assist in setting the framework for this process. Central Parade provides a particular redevelopment opportunity that could include retail as part of a mixed use development, as identified in the regeneration strategy.

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12.13 Selsdon is designated as a District Centre because although it may not have the floorspace totals to match the others, it has a wide range of facilities including a large Sainsbury superstore at the former car park site. Its catchment area includes part of Sanderstead and a number of large housing estates, such as Forestdale, Monks Hill and Selsdon Vale. Selsdon also has some potential within it for extensions/minor redevelopment.

12.14 Whilst Addiscombe has substantial floorspace in A1 (retail), A2

(Financial and Professional Services), A3 (Restaurants and Cafes), and A5 (Hot Food Takeaway), it has no other key community facilities, and the library is well outside the centre. Furthermore, the potential for change is limited and would be highly constrained because it is a "single sided" centre, with dense but only low-rise, residential terraces (mainly comprising family housing) around it. Therefore, its appropriate designation is a “Local Centre”.

12.15 On balance, the opportunities for redevelopment at higher densities are

likely to be greatest in the Croydon Metropolitan Centre and the Town Centres, with opportunities for major refurbishment at least with some extensions in the four District Centres and more modest refurbishment schemes in the Local Centres. Croydon Metropolitan Centre and the Town Centres have most potential for redevelopment schemes for shops and other main town uses (such as offices and leisure facilities) with the potential more for refurbishment schemes in the District and Local Centres. Thus the Borough’s town centre hierarchy ensures, as practicably as possible, within the lifetime of the replacement UDP, that the town centres are capable of performing the role that their designated status merits.

12.16 The Local Public Inquiry Inspector was satisfied that the Borough’s

hierarchy reasonably reflects that in The London Plan. LOCATIONS FOR SHOPPING DEVELOPMENT

SH1 Retail development will be permitted within the primary

shopping areas of the Metropolitan, Town, District and Local Centres defined on the Proposals Map provided that it is of an appropriate scale.

SH2 Outside the primary shopping areas of the Metropolitan,

Town, District and Local Centres defined on the Proposals Map, retail development will only be permitted if: (i) the need for the development has been demonstrated;

and (ii) the development is of an appropriate scale; and (iii) there are no more central sites available; and

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(iv) there would be no harm to the vitality and viability of existing Metropolitan, Town, District and Local Centres; and

(v) the locations are accessible from all areas by a choice of transport modes.

SH3 The sub-division of units, extensions (including mezzanine)

and the range of goods and mix of convenience and comparison goods to be sold in shopping developments or ancillary shopping development elements permitted outside the primary shopping areas of the Metropolitan, Town, District and Local Centres defined on the Proposals Map, will be controlled by the imposition of planning conditions. Shopping proposals involving extensions (including mezzanine) where the gross floorspace exceeds 200 square metres will be subjected to the sequential approach.

12.17 In accordance with Government guidance, the Council wishes to see new investment directed towards established shopping centres. Other policies in the Plan, and the Council's urban regeneration objective exemplified in, amongst other things, the Vision 2020, support this end. Therefore, preference will be given to retail development proposals that serve to enhance the vitality and viability of the Borough’s centres. Development in such locations builds on existing infrastructure and is generally highly accessible by public transport.

12.18 The defined town centres include predominantly leisure, business and

other main town centre uses within or adjacent to the primary shopping area.

12.19 The town centre boundaries are shown on the Proposals Map and

comprise all the centres shown in Table 12.1 above i.e. Croydon Metropolitan Centre; Coulsdon, Norbury, Purley and Thornton Heath Town Centres; New Addington, Selsdon, South Norwood, and Upper Norwood District Centres; and Addiscombe, Brighton Road (South Croydon), Broad Green, Hamsey Green, Pollards Hill, Sanderstead, Shirley, South Croydon and Thornton Heath Pond Local Centres.

12.20 Primary shopping areas are the areas of town centres where retail

development is concentrated. Generally, these comprise a centre’s primary or main retail frontages and those secondary frontages which are contiguous and closely related to the primary or main retail frontage. (The main retail frontages are those which are likely to include a high proportion of retail uses, while secondary retail frontages provide greater opportunities for a diversity of other uses - see policies SH4 and SH5). For larger centres, the primary shopping area is normally only part of the whole town centre. There are normally areas where retail development is not concentrated and in these areas other main town centre uses, including leisure and business uses, often

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predominate. For many smaller centres however, there is often no separate area where other town centre uses predominate, and where retail development is not concentrated. In these cases, the town centre may not extend beyond the primary shopping area; that is the boundary of the primary shopping area and the centre is the same.

12.21 A primary shopping area within the town centre can be defined for

Croydon Metropolitan Centre, the four Town Centres listed in Table 12.1 and paragraph 12.7. A separate primary shopping area can also be defined for the two physically larger of the District Centres, that is South Norwood and Upper Norwood. The primary shopping area for all seven centres is shown on the Proposals Map. For all of the Local Centres and the two other District Centres, the primary shopping area has the same boundary as that for the centre itself.

12.22 Retail proposals are to locate in the sequentially preferable location,

taking account of an appropriate scale of development, in relation to the role and function of that centre. The first choice should be locations within the primary shopping area of existing centres, then in edge-of-centre locations and then in out-of-centre locations. Being allowed to locate in out-of-centre locations (or extend in an existing edge-of-centre or out-of-centre location if the gross floor area of the extension – including mezzanine - exceeds 200 square metres) is dependent on applicants proving there are no more central sites available. In dismissing more central sites applicants must demonstrate that they have been flexible, in terms of their business model flexibility regarding scale and format of the development, car parking provision and the scope for disaggregation. They must also prove that their proposed location is well served by a choice of means of transport and that the proposal is also acceptable in terms of need, appropriate scale, and impact on vitality and viability of existing centres.

12.23 For sequential purposes, an edge-of-centre location for a retail

proposal (including Use Class A1 and warehouse clubs and factory outlet centres) is one which is well connected to and within easy walking distance (i.e. up to 300 metres) of the primary shopping area. For the other Class A uses: A2, (Financial and Professional Services), A3 (Restaurants and Cafes), A4 (Drinking Establishments) and A5 (Hot Food Takeaway) and other non-retail uses (with the exception of offices), an edge-of-town location is likely to be well connected and within 300 metres of a town centre. An out-of-centre location is one which lies beyond one which satisfies the edge-of-centre definition. (See Chapter 3 Sustainable Development, paragraph 3.5, for the reasons for an explanation of the sequential approach to town centre uses).

12.24 It is not necessary to demonstrate the need for retail proposals within

the primary shopping area or for other main town centre uses located within the town centre, subject to the proposal being of the appropriate

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scale because these are considered to be the correct location for such uses.

12.25 Nor it is necessary to demonstrate need for extensions (including

mezzanine) to existing edge-of-centre or out-of centre proposals where the sequential approach applies if the gross floorspace proposed does not exceed 200 square metres. However, if it does exceed that figure the sequential approach will be a relevant consideration and the test of need for that further floorspace will specifically apply to the class of goods to be sold.

12.26 In terms of the subdivision and range of goods and mix of convenience

and comparison goods sold, outside the defined primary shopping areas of town centres, there is a need to ensure that the character of a development is not subsequently changed to create a form of development that would originally have been refused. The use of conditions in such cases is to ensure that such developments do not have any significant adverse impact on the vitality or viability of the shopping function of an existing Metropolitan, Town, District or Local Centre. For the same reason, the Council will impose conditions on the ancillary retail elements to other forms of developments (such as petrol filling stations, leisure, tourist or recreational facilities) which are outside the defined primary shopping areas, to ensure that the retail element is limited in terms of scale and range and mix of convenience and comparison goods sold, and that it remains genuinely ancillary to the main development. This approach is in line with paragraphs 3.29 -3.31 of PPS 6 Planning for Town Centres.

12.27 These policies apply to all shopping proposals, i.e. new development,

redevelopment of existing facilities, extensions to existing facilities (including mezzanine), changes of use involving development, renewal of extant planning permissions, and applications to vary or remove existing planning conditions, which would have the effect of creating additional floorspace (e.g. mezzanine floors) or changing the range of goods and the mix of convenience and comparison goods sold, thereby changing the scale and/or character of the development.

12.28 All consumers can benefit from retail development being focused in

shopping centres where the proximity of competing businesses facilitates competition. Additionally, these are locations where there is also a wide range of shops, services and facilities to which people have easy access, which will maximise the opportunity for shoppers and other town centre users to undertake a number of different activities at one location. Because they are generally well served by public transport, users can also use means of transport other than the car to get to them.

12.29 The six retail parks located either side of 2½ kilometres (1¾ miles) of

Purley Way are now an established part of the Borough’s and sub-region’s retail provision. Although several of the parks include a

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substantial amount of retail floorspace, none are defined as town centres in The London Plan or in this Plan. None of the parks, either individually or collectively, act as a central focus for a discrete catchment area. The retail parks do not meet the criteria of PPS6 for a town centre of any size or level or for regional or sub-regional shopping centres. In PPS6 terms they are retail parks (an agglomeration of retail warehouses) in an out of centre location. Much of the area around them is designated as Employment Areas and identified as a Preferred Industrial Area type of Strategic Employment Location that could be seriously undermined should the Retail Parks continue to expand. Additionally, retail developments in out-of-centre and edge-of-centre locations should not undermine the objective of sustaining and enhancing existing centres as part of the framework for achieving sustainable development. Therefore, there would need to be justification for the retail development and the Council will need to be confident that all town centre options have been exhausted and that a flexible approach to format, design and scale of the proposed development has been taken in assessing these options.

12.30 Out-of-centre retailing, relying largely on car-borne customers, is a

major generator of road traffic and the Council must be satisfied that any proposal does not have a significant adverse impact on the environment or local amenity. Moreover, their composition can change over time and the Council would want to ensure that a development does not change its character unacceptably in ways that would create a development that it would have refused on grounds of impact on vitality and viability of an existing centre.

RETAIL VITALITY

SH4 Within the Main Retail Frontages of Croydon Metropolitan Centre, the Town and District Centres and Addiscombe, Hamsey Green, Sanderstead, South Croydon and Thornton Heath Pond Local Centres and the Shopping Area Frontages in Brighton Road, Broad Green, Pollards Hill and Shirley Local Centres, a) changes of use from retail (A1) to A2, (Financial and

Professional Services), A3 (Restaurants and Cafes), A4 (Drinking Establishments) and A5 (Hot Food Takeaway) will only be permitted if retail vitality is not undermined and such non-retail uses are not concentrated so as to detract from the established retail character of the centre. In coming to this judgement, the factors to be taken into account will include:

i) the characteristics of the use proposed, including the level of activity associated with it.

ii) the location and prominence of the premises concerned.

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iii) the concentration of non-A1 uses that would result. In Main Retail Frontages, the Council would not generally support proposals that result in less than 65% of units overall being within A1 use or more than 2 non-A1 uses in adjoining premises. In Shopping Area Frontages, the Council would not generally support proposals that result in less than 50% of units overall being within A1 use or more than 2 non-A1 uses in adjoining premises.

iv) the impact on the amenity of the area and those living nearby.

b) changes of use from financial and professional services (A2) to food and drink establishments (A3) will be permitted;

c) changes of use from A1, A2, A3, A4 and A5 to any other uses will not be permitted.

12.31 Retailing is essential to the vitality and viability of the centres in the

Borough. It is a key function of a centre and its strength can affect the success of many other town centre activities. Whilst other A class uses, such as Building Societies (A2), restaurants (A3), pubs (A4) and hot food take aways (A5), can add to the vitality and viability of the centre as a whole, it is important that the predominantly retail function of a centre’s Main Retail Frontage is not undermined.

12.32 The boundaries of the Borough’s centres are widely drawn to allow for

other uses. In the centres with designated Main Retail Frontages, further frontages are designated as Secondary Retail Frontage (see policy SH5 and Glossary definitions) or have no designation and a freer interchange of uses is acceptable there. Also, concentrations of single, non-shop (non-A1) uses, such as restaurants and take-aways, can cause local problems and any application for change of use from a shop will be assessed on the cumulative effects of such matters as parking and local residential amenity.

12.33 The Council also wants to ensure that commercial confidence and

vitality is maintained and where possible improved in the Local Centres with designated Shopping Area Frontages. However, there have already been a number of changes of use from retail (A1) to other A uses in these centres and, consequently, they have no readily definable Main Retail Frontage. However, retailing is still important to their continuing vitality and viability. Therefore, the predominantly retail function of the Shopping Area Frontage (see Glossary definition) should be retained to ensure the vitality and viability of the Centre as a whole.

12.34 The Main Retail Frontages and Shopping Area Frontages are listed in

Schedule 2 of Appendix 1 and are identified on the Proposals Map.

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SH5 Within the Secondary Retail Frontages of Croydon Metropolitan Centre, the Town and District Centres and Addiscombe, Hamsey Green, Sanderstead, South Croydon and Thornton Heath Pond Local Centres, changes of use between A1, A2, A3, A4 and A5 Uses will be permitted.

The Council will refuse permission for development that

would result in the loss of A1, A2, A3, A4 and A5.

12.35 There are a variety of uses, as well as shops, which are generally found in shopping areas and which add to the character and vitality of such areas. These uses provide financial, professional and other services appropriate to a shopping area and places providing refreshment.

12.36 Small shops, restaurants, building societies and the like situated along

main pedestrian routes can provide an additional level of variety and interest for shoppers and the public at large. Keeping such uses will help maintain interest and increase diversity. The Secondary Retail Frontages are listed in Schedule 2 of Appendix 1 and shown on the Proposals Map.

12.37 The remaining frontages outside the designated retail frontages in the Borough’s centres are generally in a variety of commercial uses. Applications for development or change of use in these frontages will be treated on their merits subject to other policies in the Plan but policies in the Economic Activity, Leisure and Indoor Recreation and Community Services chapters would support a wide range of commercial and community uses in such locations.

PARADES AND CONVENIENCE SHOPS

SH6 Within Shopping Parades, changes of use between A1, A2, A3, A4 and A5 Uses will be permitted so long as the retail function and vitality are not undermined and the A2, A3, A4, and A5 Uses are not concentrated so as to detract from the established retail character of the parade. In coming to these judgements, the factors to be taken into account will include: i) the characteristics of the use proposed, including the

level of activity associated with it. ii) the location and prominence of the premises

concerned. iii) the concentration of non-A1 uses that would result.

The Council would not generally support proposals that result in less than 50% of units in the parade being

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within A1 use or more than 2 non-A1 uses in adjoining premises.

iv) the impact on the amenity of the area and those living or working nearby.

The Council will refuse permission for development that would result in the loss of Shopping Area Uses.

The Council will consider applications for uses not otherwise permitted by this policy where the premises have been vacant for at least a year and genuine attempts have been made to market them for uses that accord with the policy.

12.38 Not all residents live within walking distance of the Town, District and

Local Centres and so rely for their day-to-day needs on convenience shops in local parades or individual corner shops. Additionally, such shops are also convenient for casual shopping. There are a number of shopping parades (see Glossary definition) in the Borough that serve a local community and are generally well supported because they are 400 metres (a quarter of a mile) or more from a designated centre or a major food store. While there is an emphasis on retail uses (A1) in these parades, the acceptance of uses providing financial, professional and other services (A2) appropriate to a shopping area and places providing refreshment (A3) within the shopping parade will ensure their continued vitality and viability. However, they should not undermine the retail function of the Parade. Also, concentrations of single, non-shop (non-A1) uses, such as restaurants and take-aways (A3), can cause local problems and any application for change of use from a shop will be assessed on the cumulative effects of such matters as parking and local residential amenity.

12.39 Easily accessible shops and services are essential for those without

the use of a car and do not encourage reliance on car-based transport. However, the aim of retaining local retail provision should not result in long-term vacancies, particularly where there is no prospect of the reuse of a unit for retail. This would only serve to undermine the attractiveness of the whole parade. Nevertheless, the Council would have to be confident that every effort has been made to market the unit for an appropriate use before it considers waiving the policy. Applications for the change of use to, or between, Shopping Area Uses in a Shopping Parade will also be tested against the relevant transport and environmental policies in the Plan.

12.40 The Shopping Parades are listed in Schedule 2 of Appendix 1 and

shown on the Proposals Map. SH7 The Council will not permit development involving the loss

of a convenience shop where this would result in an

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increase in the number of people living more than 400 metres from alternative provision unless: (i) the application is for an appropriate use; and (ii) the property has been vacant for at least a year and

where genuine attempts have been made to market them for retail (A1) use.

12.41 Convenience shops (see Glossary definition) are needed throughout

the Borough so that all residents, especially people with restricted mobility or without the use of a car, can do their everyday shopping locally.

12.42 The Council recognises that its powers are very restricted in trying to

protect such uses, as planning permission is not required to change from one type of shop to another. The Council can, however, prevent the loss of convenience shops to other non-retail uses. Easily accessible convenience shops are essential for those without the use of a car and do not encourage reliance on car-based transport. However, the aim of retaining local convenience shops should not result in long-term vacancies, particularly where there is no prospect of the reuse of a unit for retail. Nevertheless, the Council would have to be confident that every effort has been made to market the unit for a shop use before it considers waiving the policy. Detailed evidence would need to be submitted to support any claim that the property was marketed as a convenience goods shop for a minimum of a year to no avail.

12.43 For an alternative proposal to be of an appropriate use it would need to

take into account the other policies of the Plan. Which policies that apply will depend on such matters as the nature of the use proposed and its likely impacts.

SH8 On significant residential developments, the Council may seek the provision of associated retail facilities.

12.44 Local, small scale retail facilities play an important role in providing for

day-to-day needs and can act as a community focus. Moreover, they do not encourage reliance on the car. Not all new residential developments are within walking distance of a District or Local Centre, shopping parade, isolated convenience store or larger food store. Where this is the case, in developments of 100 or more dwellings, the Council may seek to secure small scale retail provision as a reasonable benefit from development.

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INSERT map 11 – Shopping Areas

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13 Hotels and Tourism

PART ONE POLICIES

SP24 The Council will encourage the development of visitor accommodation in appropriate locations in the Borough, having regard to the scale of accommodation and accessibility by a variety of modes of transport.

SP25 The Council will develop Croydon's potential for attracting

visitors, including business visitors. Croydon Metropolitan Centre will be the preferred location for major facilities, although the Town, District and Local Centres may also be appropriate for relatively small scale developments. The Council will continue to promote visitor attractions which, through their historic or other interest, are inevitably in other locations throughout the Borough.

REASONS FOR PART ONE 13.1 Traditionally London has been both a tourist city and a gateway to tourist

attractions in the rest of the country. Government guidance contained in the document ‘Tomorrow’s Tourism’ states that there should be initiatives to widen access to tourism and to further increase the supply of visitor accommodation. Tourism is recognised as having the potential to generate jobs and income both directly and indirectly and research confirms these activities result in substantial investment in the Croydon economy. A report commissioned by the GLA ‘Demand and Capacity for Hotel and Conference Centres in London’ (2002) concluded that London needs an additional 36,000 bedrooms by 2016. This is a policy target of The London Plan. Croydon Metropolitan Centre could be a major contributor to the increase in hotel accommodation in South London.

13.2 The Council is keen to promote Croydon as an area of interest to visitors from both home and abroad. However, it places a high priority on maintaining residential character and enhancing the status of the Borough as an attractive place in which to live. There are also additional constraints on development, which apply in many areas across the Borough, for example in the Green Belt, Conservation Areas and Local Areas of Special Character.

13.3 The provision of a major new indoor arena on the Croydon Gateway site, as set out in policy CMC1, will further enhance the attractiveness of Croydon Metropolitan Centre as a visitor destination, building on other

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major entertainment developments such as ‘Grants’ in the High Street and the proposed revitalisation of the Fairfield site.

VISITOR ACCOMMODATION

HT1 The development or enlargement of hotels of 50 or more

bedrooms, or the provision of conference or exhibition facilities, will not be permitted outside Croydon Metropolitan Centre as defined on the Proposals Map unless: (i) a need for the development has been demonstrated, and

a sequential test approach to select a site has been undertaken.

The development or enlargement of hotels of up to 50 bedrooms, or the provision of conference or exhibitions facilities, will be permitted in the other Town, District or Local Centres provided that: (ii) The scale of the development is appropriate to the

location; and, (iii) The location is, or is capable of being, accessible by a

variety of modes of transport. New or extended guest house and bed and breakfast accommodation will be permitted in other locations provided that: (iv) the anticipated demand for car parking and any

increased road traffic does not have an adverse effect on residential amenity; and

(v) the cumulative impact, particularly of smaller scale facilities within residential areas is acceptable; and

(vi) it does not lead to the loss of housing.

13.4 The main town centre uses referred to in paragraph 1.8 of PPS6 on Planning for Town Centres include arts, culture and tourism (theatres, museums, galleries and concert halls, hotels, and conference centres). A sequential approach should be applied in selecting appropriate sites for these uses within centres. This approach requires that locations are considered in the following order. Firstly, locations in appropriate existing centres, taking account of the scale of the development in relation to the role and function of the centre; secondly, edge-of-centre locations, with preference given to sites that are, or will be, well connected to the centre; and thirdly, out-of-centre sites, with preference given to sites that are, or will be, well served by a choice of means of transport, and which are close to the centre and have a high likelihood of forming links with the centre.

13.5 The Council wishes to encourage more visitors to the Borough and to

offer them a choice in the range of accommodation available. The

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Council believes that Croydon Metropolitan Centre is the most appropriate location for large hotels in keeping with its status as a centre of metropolitan importance. It is also the area that is most accessible in terms of public transport and where large developments would be more in scale with other buildings. For the purposes of this policy, large hotels are defined as those having more than 50 bedrooms. Because of their size, they are not normally appropriate in smaller centres or in residential areas.

13.6 Whilst major hotel facilities should be directed only to Croydon

Metropolitan Centre, mid-sized premises may be appropriate in other centres. On the other hand, small guesthouses by their very nature are more likely to be located in residential areas, where protection of residential character and amenity are particularly important.

13.7 Some proposals will lead to a loss of housing, as guesthouses and small

hotels are commonly established by changes of use from residential property. If a range of visitor accommodation is to be encouraged, such cases will have to be treated as possible exceptions to planning policy for housing (see policy H1), but always subject to the criteria set out above and the overall aim of protecting residential character and amenity. Criterion (vi) in policy HT1 aims to prevent the loss of small houses suitable for families (see policy H11), and conform with policy 3A.12 of The London Plan.

13.8 The above policy applies to hotels and guesthouses, offering

accommodation for visitors. Hostels are uses with different characteristics and proposals for these will be considered on their individual merits.

13.9 Owners of hotels, for commercial reasons, will often wish to provide

facilities such as sports facilities, restaurants and bars, which are available to non-residents. Consideration will be given to ensure that the scale of such additional business activity is appropriate having regard to its location, its accessibility by public transport and whether it would adversely affect residential amenity.

13.10 The Council wishes to encourage further conference and exhibition facilities. It considers that increased provision would enhance the attractiveness of Croydon as a business location, both to existing firms and those considering relocating or setting up new branches in the Borough. Croydon Metropolitan Centre will be the preferred location for large scale conference facilities; a purpose-built facility in Croydon Metropolitan Centre, with the flexibility to stage major events and exhibitions, would serve to anchor local firms to Croydon, as well as improving their operational efficiency. Smaller facilities in locations within other town, district or local centres, perhaps provided in conjunction with hotels, would help stimulate the economy at the more local level and may be appropriate having regard to their accessibility by public transport.

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TOURISM

HT2 Within Croydon Metropolitan Centre, or a Town, District or

Local Centre defined on the Proposals Map, visitor attractions will be permitted provided the scale of the development is appropriate.

Outside these areas, visitor attractions will be permitted provided the scale of the development is acceptable and whether the location is, or is capable of being, accessible by a variety of modes of transport.

13.11 The Council is keen to promote Croydon as an area of interest and the Borough already has a range of facilities to satisfy visitors. It includes both urban and rural areas and offers the advantages of both. It has one of the largest shopping centres in the south east outside London's West End and a wide variety of existing entertainment, such as concerts, plays and exhibitions and events at the Croydon Clocktower, which will be enhanced by the proposed regeneration of Fairfield and a major new indoor arena at Croydon Gateway.

13.12 The sequential test approach, described in paragraph 13.4 of this chapter, also applies to visitor attractions. They comprise a broad range of activities, and are capable of generating a considerable amount of traffic. Whilst the location of some will be fixed, the availability of public transport or the potential for access by all modes, especially by public transport, will be an important factor in considering the acceptability of new development. The fixed locations include historic buildings, areas of open space, woodland and sites of nature conservation interest, or ancillary facilities in connection with these.

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14 Leisure and Indoor Recreation

PART ONE POLICIES

SP26 The Council will encourage new leisure, sport, arts, cultural and entertainment facilities, while seeking to retain and increase access to existing provision, having regard to the appropriateness of location, accessibility, scale and catchment. The preferred locations for new facilities will be Croydon Metropolitan Centre and the Town, District and Local Centres.

REASONS FOR PART ONE 14.1 Sport and recreational facilities are important for everybody, of all ages

and for people with disabilities. Sport and recreation are important components of civilised life and participation can help improve an individual's health and sense of well-being, whilst the promotion of sporting excellence can foster civic pride. Sport can also contribute to urban regeneration and bring economic, social and environmental benefits.

14.2 The Council is committed to developing opportunities for people to

participate in sport, both through direct provision and in an enabling role with other agencies. The Council’s objectives and statements for future sporting requirements are set out in its adopted Sports Strategy and this will be an important factor in the consideration of proposals for new indoor sports development.

14.3 The Council recognises the importance of arts, cultural and

entertainment activities to the quality of life in Croydon. They enrich the life of local communities, and can also attract visitors. The Council’s Local Cultural Strategy sets out its objectives in this regard and this will also be taken into account in the consideration of planning applications. By the same token, the Council’s policies for licensing entertainment facilities and for maintaining public safety and security in the town centres will be taken into account when considering proposals.

PROMOTING LEISURE AND INDOOR SPORTS, ARTS, CULTURE AND ENTERTAINMENT FACILITIES AND RETAINING EXISTING FACILITIES

LR1 The development of leisure, indoor sports, arts, culture and

entertainment facilities will be permitted within Croydon Metropolitan Centre and the Town and District Centres

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defined on the Proposals Map provided that it is of an appropriate scale.

LR2 Outside Croydon Metropolitan Centre and the Town and

District Centres defined on the Proposals Map the development of leisure, indoor sports, arts, culture and entertainment facilities will only be permitted if: (i) the need for the development has been demonstrated;

and (ii) the development is of an appropriate scale; and (iii) there are no more central sites available; and (iv) there would be no harm, to the vitality and viability of

existing centres; and (v) the locations are accessible.

LR3 Development which would lead to the loss of leisure, indoor

sport, arts, cultural and entertainment facilities will not be permitted unless: a) suitable alternative provision is made; and b) the existing premises are not suitable for the use; or c) the use or the traffic it generates harms the amenities of

the surrounding area; or d) the site is in a location not easily accessible by a range of

means of transport.

14.4 Leisure, sport and cultural development is capable of generating a considerable amount of traffic and needs to be considered against sustainable objectives. Siting such, or new development in Croydon Metropolitan Centre, which is highly accessible by a wide range of public transport and already supports a variety of other activities and sub-regional functions, would reduce reliance on the motor car and enable users to combine their trips thus reducing the need to travel. The provision of such facilities could also serve to enhance and diversify Croydon Metropolitan Centre’s night-time economy. The Council will seek to manage the impacts of night time economy uses in an integrated way, however, not all sites may be appropriate because of the need to safeguard residential amenity and protect other valued activities. Significant leisure opportunities for Croydon Metropolitan Centre which are considered appropriate, are detailed in Chapter 16, including in particular for Croydon Gateway Site (see CMC1).

14.5 In assessing the need for additional floorspace for leisure development

the sequential approach will be pursued and both quantitative and qualitative considerations will be taken into account alongside sustainability considerations such as transport and accessibility (further

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guidance is given in PPS6 paras 2.33-2.37 and other policies in this Plan). A key aspect of the quantitative assessment is the need for additional floorspace for specific types of development, to be weighted against future demand and growth of centres. The policies indicate the Council's preferred location for development, with a material consideration being how new facilities could be accommodated most effectively to strengthen or regenerate existing centres, and to address deficiencies in current service and facilities provision.

14.6 Croydon Metropolitan Centre and the Town, District and Local Centres in the Borough also act as a focus for the local community. Within them there is a range of retail, services, employment and entertainment facilities, and most are supported by good public transport networks. Retaining and promoting the vitality and viability of these centres is a key consideration in assessing the qualitative need for additional facilities, retaining consumer choice. It is therefore appropriate to distribute leisure and recreation (including indoor sporting) facilities in accessible locations which further enhance their future vitality and viability and allow genuine choice to meet the needs of the whole community, particularly those living in deprived/deficient areas. Not all sites within these centres would be appropriate because of the need to safeguard residential amenity and protect other valued activities.

14.7 Food and Drink Establishments (Class A3 uses) are not subject to policy

LR1 but are considered in the light of other Croydon Plan policies, especially those in the Shopping chapter.



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15 Community Services

PART ONE POLICIES

SP27 The Council will encourage the provision of community services in appropriate locations having regard to their scale, catchment and accessibility.

REASONS FOR PART ONE 15.1 To ensure that Croydon remains attractive to both workers and residents

an appropriate level of community support services are needed. The Council recognises this and will seek to facilitate their provision in liaison with the relevant public, private and voluntary partners.

COMMUNITY FACILITIES, INCLUDING EDUCATION, HEALTH AND MEDICAL CARE, DAY CARE PROVISION FOR CHILDREN; AND PLACES OF WORSHIP CS1 The development of new community facilities will be

permitted provided that: (i) The location of the facility is appropriate for the scale

proposed; the likely numbers of people attending; and the extent of the catchment area or the extent of the area from which visitors and members would be attracted;

(ii) The location is, or is capable of being, accessible by a variety of modes of transport;

(iii) The anticipated demand for car parking and any increased traffic would not have an adverse effect on residential amenity; and,

(iv) It would not cause unacceptable noise, disturbance, cumulative impact and other potential harm to the character and amenities of any surrounding residential areas.

15.2 Croydon Metropolitan Centre, in line with its role as a strategic centre

and because of its accessibility, is the most appropriate location for major community facilities such as law courts, colleges of further education and the main library.

15.3 Community services such as libraries, social and health services are

generally most appropriately sited in Croydon Metropolitan Centre and the Town, District and Local Centres where they are easily accessible to

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the communities they serve. Where practicable the Council will attempt to improve the distribution and accessibility of these services.

15.4 In order to make full use of resources it is important to maximise their

availability to the community. This can be done by designing buildings to be used in a sufficiently flexible way to meet a range of needs including those of young people and people with disabilities, encouraging dual use of facilities and improving access.

15.5 The Council recognises that, in order to meet people’s needs for adequate health services, these should be available at appropriate times, in suitable locations; and also to allow for any changes within the organisation of the National Health Service framework.

15.6 The Council recognises the benefits of health care services and childcare facilities in locations where they are easily accessible to the communities they serve, which may often need to be within residential areas as well as within town, district or local centres. Such development will often involve a change of use from housing but the loss of a limited amount of residential accommodation may be offset by the provision of services in close proximity to the residential areas they serve (see Policy H1).

15.7 In the case of childcare facilities in particular, a balance needs to be

struck between the benefits provided by these services and their impact on the environment and amenity of nearby residential areas. Larger establishments can generate substantial traffic over short periods at the beginning and end of the day, which may be a hazard to pedestrians and vehicles. Parking requirements for staff, and drop-off/ pick-up areas should not create a hazard for pedestrians or vehicles. Locations near public transport routes or in town, district or local centres will often therefore be most appropriate. However, in residential areas, childcare facilities should normally be in large detached properties to ensure that the impact on residential amenity is minimised. This type of property will normally have a large garden providing adequate space for children's play, although other properties may be suitable if indoor and outdoor play areas can be sited so that the amenities of nearby residential occupiers are adequately protected.

15.8 The Council has other powers to ensure that premises providing childcare are suitable and that people managing these premises are competent. Applicants are advised to contact the Social Services Department before making an application for planning permission.

15.9 Places of worship and associated facilities play an important social role and represent a valuable resource to the community. For historical reasons, they are often located within residential areas but, in accordance with the considerations relating to other activities which can generate a large number of visits, they would now preferably be located within easily accessible locations within town, district or local centres. More detailed guidance is contained within the Council’s Supplementary Planning Guidance Note (No.9) on Places of Worship.

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CS2 Development which would lead to the loss of community

facilities including education, health and medical care, day care provision for children, and places of worship, will not be permitted unless it has been demonstrated that: (a) there is no need for them; or (b) there are no alternative community uses which could

make use of the buildings or site.

15.10 The Council will need to be satisfied that the potential for alternative community uses have been fully explored before any change of use may be accepted.

CS3 The Council will seek opportunities for the provision of new community facilities in major mixed use developments, including the re-use of existing buildings.

15.11 As is the case with some leisure and indoor sport activities, community uses are vulnerable to competition from other land uses and opportunities for the creation of new facilities are limited because they cannot compete financially on equal terms for land. In some developments, it may therefore be appropriate to consider the provision of new community facilities secured through planning obligations.

STATUTORY UNDERTAKERS AND EMERGENCY SERVICES

CS4 The Council will seek to ensure that appropriate land and buildings are available for the operational needs of statutory undertakers and emergency services. The Council will liaise with statutory undertakers at an early stage in the design of road and environmental improvement schemes.

15.12 The efficient operation of Statutory Undertakers and Emergency

Services (as defined in the glossary) is essential for the economic and social well being of the Borough. Many services provided by statutory undertakers need to be sited underground and it is important to avoid unnecessary roadworks which would waste resources and cause disruption and delay; and which could have a harmful impact on sites of geological value or trees.

CS5 In granting planning permission for development which increases the demand for off-site service infrastructure, such as water supply, surface water, foul drainage, sewerage treatment or power, the Council will apply conditions preventing the implementation of the development until sufficient capacity can be provided in time to serve the

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development without harm to the environment. When improvements in off-site infrastructure are programmed, the phasing of development will need to be co-ordinated with its provision.

The Council will impose conditions or seek the completion of planning obligations to ensure that satisfactory infrastructure can be implemented in sufficient time to serve the completed development.

15.13 New development should be co-ordinated with the public utilities

infrastructure it demands and take account of the existing capacity. The adequate provision of infrastructure is therefore an essential element of all major new developments. If it appears that there will be difficulties with the capacity within the existing utility systems and networks, it will be necessary for developers and the relevant statutory undertakers to reach agreement on the phasing and funding of any new infrastructure requirements. The attachment of conditions to planning permissions and/or planning obligations may be an appropriate means of ensuring that adequate services can be provided before a development is completed.

15.14 The requirements for new public service infrastructure may be reduced and sustainable objectives more likely to be met through the design and layout of new development seeking to minimise the demand from, for example, public water supplies and drainage facilities, whilst maximising energy efficiency (See Chapter 9- Environmental Protection).

TELECOMMUNICATIONS

CS6 The Council will permit or grant prior approval to the installation of telecommunications equipment where:-

a) the siting and design ensure that the visual impact on the

local environment is minimised; b) as far as practicable, installation takes place on existing

facilities that can easily or readily be shared, e.g. existing large masts; and

c) there is no material harm to the external appearance of buildings which are either statutorily listed, locally listed or within or immediately adjoining areas designated as Conservation Areas or Local Areas of Special Character.

15.15 The Council recognises that telecommunications technology is an

essential component of a local and national economy and therefore acknowledges the desire of the Government to facilitate the growth of new and existing systems such as cable and satellite. However, the Council is also aware of the need to strike the right balance between

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the maintenance and development of telecommunications systems and the protection of the environment. It is therefore important to control carefully the spread and location of all telecommunications equipment within the Borough. For instance, radio masts, antennae, aerials and dishes, if insensitively sited, dominate their surroundings and can have an adverse effect on the appearance of an area and the amenities of adjoining occupiers. In addition, particular regard will need to be made to the siting, colour, materials, screening, cabling routes if applicable, and design and scale of such external apparatus where it would affect a Conservation Area, Local Area of Special Character or buildings which are either statutorily listed or locally listed.

15.16 Under Part 24 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995 and the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2001 which relates to development by Telecommunications Code System Operators, operators are able to carry out certain development without making a planning application to the local authority. However this is generally conditional on the operator making a prior approval application to the local authority. Applications for prior approval will need to comply with the most recent relevant legislation and Government guidance and should include evidence, for example, that the possible use of an existing mast or structure has been explored and information about the purpose and need for the development. In most cases, the Council will wish to give the opportunity to the local community to make representations on the proposal and to give full consideration to its potential impact. Owing to the relatively dense residential character of widespread parts of the Borough and the quality of its open space, it is unlikely that an application for prior approval of the siting and appearance of a new facility would not be required. Providing an approved facility is correctly sited, the Council is unlikely to subsequently seek its relocation unless there is a material change in circumstances.

15.17 With regard to the issue of effects on health, the operators of any telecommunications apparatus must abide by the Health & Safety at Work Act 1974. They also have a responsibility under the Management of Health and Safety at Work Regulations 1999 to assess any risk to health and safety which may arise, including any risk of established health effects from exposure to Electro Magnetic Fields (EMFs) The latest Government guidance contained in PPG8 states “ It is not for the local planning authority to seek to replicate through the planning system controls under the health and safety regime;… enforcement of health and safety legislation in this area is a matter for the Health and Safety Executive (HSE)”. It remains central Government’s responsibility to decide what measures are necessary to protect public health. In the Government’s view, if a proposed mobile phone base station meets the guidelines of the International Commission on Non-Ionising Radiation Protection (ICNIRP) for public exposure, it should not be necessary for a local planning authority, in processing an application for planning

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permission or prior approval, to consider further the health aspects and concerns about them.

SURPLUS LAND

CS7 The Council will seek to ensure that any land in its ownership surplus to its requirements is brought into appropriate use and will press for land no longer needed for the operational requirements of other public services to be released for suitable alternative uses. In considering alternative uses, the Council will have regard to location, sustainability objectives and other priorities and strategies.

15.18 The Council wishes to ensure the most efficient and effective use of

land in the Borough. The development of ‘brownfield’ land no longer needed for public services can make a significant contribution to urban regeneration and help meet housing, employment, community or other needs while alleviating pressure to develop the countryside and other open spaces. The development of all such land will be considered within the context of the policies of this Plan, having particular regard to the needs of the area in which the land is situated, together with any clearly stated priorities as part of other strategies.


16 Croydon Metropolitan Centre PART ONE POLICY SP 28 The Council will encourage the regeneration of Croydon’s town

centre as a Metropolitan Town Centre, one of London’s two strategic office centres outside Central London and as South London’s main Opportunity Area capable of accommodating a substantial number of new jobs, homes and new facilities. It will build upon the Council’s strategy to re-brand the offer of Croydon to meet modern commercial needs and to improve market and public perceptions of the town centre.

Croydon Metropolitan Centre will be the preferred location in the Borough for major town centre type development which is intended to serve or have as its catchment area as all or most of the Borough and part or all of the surrounding sub-region.

Croydon town centre will be promoted and enhanced as a: (i) Metropolitan Shopping Centre and the preferred location for

major and new retail development; (ii) Strategic Office Location and the preferred location for

major and new office based employment development; (iii) Major Centre for leisure, entertainment, cultural and tourist

facilities and the preferred location for major and new developments of these types;

(iv) Centre of high sub-regional accessibility and the preferred location and destination for improvements to public transport capacity.

(v) Place to live in and location for new housing.

REASON FOR PART ONE

16.1 Croydon Metropolitan Centre is one of London’s biggest and most important business and commercial centres. It is also one of the biggest shopping, service, leisure and entertainment centres outside Central London. The London Plan identifies Croydon town centre as London’s largest Metropolitan Centre which serves a wide sub-regional catchment area covering parts or all of several London boroughs and extending into Surrey.

16.2 Croydon Metropolitan Centre can be easily accessed from most of the sub-

region and beyond. It is the focus for a large number of overground train services, a major part of South London’s bus network, the new Tramlink system and the main road network. Its sub-regional accessibility may increase

Croydon Metropolitan Centre


further as a result of proposals to extend the East London Line Extension. Extensions to the Tramlink network are also under consideration by Transport for London (TfL). Croydon Metropolitan Centre is therefore a key location for sustainable development; for promoting sustainable growth which maximises the uses of public transport and enables combined trips for a variety of purposes. However, some of the public transport infrastructure e.g. East Croydon Station, serving Croydon Metropolitan Centre are approaching capacity limitations and improvements will be needed to accommodate significant extra demands arising from substantial growth and intensification in the town centre.

16.3 The London Plan also identifies Croydon town centre as South London’s only

Opportunity Area with an indicative estimated capacity for 5,500 new jobs and 2000 new homes by 2016. Opportunity Areas have the capacity to accommodate a considerable amount of new development and the potential for significant intensification in their use. Croydon town centre offers some of the best opportunities in the sub-region for accommodating major, new developments and major, new facilities.

16.4 Croydon Metropolitan Centre provides appropriate locations for high density

housing given its accessibility to amenities, services and public transport. Intensification of housing provision at accessible locations will also contribute to achieving more sustainable patterns of development by reducing the need to travel by locating new homes, jobs and facilities in the most accessible locations for services and public transport facilities. It would also contribute to meeting the objectives for maximising housing delivery, securing more sustainable development and increasing the vitality, diversity and security of the town centre. Making the town centre more liveable will, in part, be achieved through the encouragement of mixed use developments and the viability of such schemes will be enhanced by the cross-subsidy provided by high value housing elements as part of the schemes. These developments would require high quality designs in order to provide appropriate accommodation and enhance the amenity and environment of the town centre.

16.5 In the past, the foundation of much of Croydon Metropolitan Centre’s

development was based upon its high accessibility. However in recent years, the Centre has suffered from structural changes in the office market and strong challenges to its retail offer. Whilst its high accessibility will remain as a major factor in the further development and growth of the Centre, it also needs to redefine and develop its role as a major, modern and multi-function centre; a leading centre for business, shopping, arts, culture and entertainment.

16.6 The London Plan advocates the promotion of the cultural and entertainment

offer of London through the development of new cultural and entertainment facilities in its main town centres. It says that the sequential approach should be taken to the location of such facilities which means that those which serve or depend upon a sub-regional catchment area should be directed to the most accessible sub-regional centres such as Croydon.



16.7 In 1999, Croydon Council launched a new Regeneration Strategy for Central Croydon (Croydon town centre) in Vision 2020. Part of that Strategy was to attract to the Centre major new regional and sub-regional leisure, recreation, cultural and entertainment facilities. It indicated, for instance the opportunity for a major indoor leisure and entertainment arena on a site adjacent to East Croydon Station and the case for refurbishing, extending and up-grading Fairfield Halls which has been the main sub-regional entertainment venue for several decades. The main themes and priorities of Vision 2020 have been taken account of in Croydon’s Sustainable Community Strategy and were detailed in Supplementary Planning Guidance Note 11 adopted by the Council in 2002.

16.8 Key targets for the regeneration of the town centre included in the Sustainable

Community Strategy include increasing visitors numbers to the Centre above the national average, attracting inward investment for office, retail and leisure developments, moving the Centre into the top 15 for retail and improving the capacity and operation of public transport serving the Centre. The development of the Gateway, Fairfield and Park Place sites have been identified as key sites for these objectives, in terms of offering opportunities for developments which can both add a new or extra dimension to the facilities and image of the Centre and attract more people to it. A key component of the Council’s Strategy for Croydon is its policy to secure the development of a major leisure, entertainment and cultural facility such as an arena on the Gateway site.

16.9 Croydon’s Cultural Strategy identifies that cultural development can play a key

role in helping the regeneration of Croydon Metropolitan Centre. It identifies a “Cultural Quarter” in the form of an arc on the east and south side of the town centre focused on East Croydon Station as offering the best opportunity for new and more cultural related developments. The Fairfield site is seen as a major opportunity to bring new and better cultural and entertainment facilities to the Centre. The Park Place site is viewed as being the best opportunity for significantly enhancing the retail and services offer and attractions of the Centre.

16.10 This Plan presents the main planning and land-use aspects arising from the

Regeneration Strategy, the Community Strategy and the Cultural Strategy. 16.11 The London Plan requires a planning framework, building on the Council’s

Strategy to re-brand Croydon, to be drawn up for the Opportunity Area of Croydon town centre. Croydon Council therefore intends to prepare in the near future an Area Action Plan (AAP) - Development Plan Document, to further the regeneration of the centre and the exploitation of the opportunities it offers. This Croydon Plan will provide the strategy and policy basis for the AAP.

16.12 As indicated above, the regeneration of Croydon Metropolitan Centre is a

priority of the Council. It is a process which needs to be pursued with urgency given that parts of the town centre clearly do not now meet existing and future needs. The process of regeneration of the town centre needs to be led by the



redevelopment and reuse of a number of key, high profile opportunity sites for a variety of uses which avoid dependence on market led demand for offices as a driver for regeneration. Moreover the need is for the redevelopment and reuse of these sites to occur within a fairly short time frame. The Council would wish for the process of regenerating the Centre to be well underway by early next decade, for instance by the time that the Olympics come to London. The requirement for Croydon Metropolitan Centre to make a substantial contribution to meeting the Borough’s additional housing needs to 2016 also means that there is a degree of urgency in getting the main opportunities for providing additional housing redeveloped within the time period covered by this plan. Croydon Metropolitan Centre Boundary

16.13 For the purposes of implementing Croydon Plan policies which relate to Croydon Metropolitan Centre, the application of Government policy and guidance in Planning Policy Statement 6: Planning for Town Centres (PPS6) and the requirements of The London Plan for Croydon town centre, the town centre – Croydon Metropolitan Centre, is defined as the area shown on the Proposals Map and the Proposals Map Inset. TOWN CENTRE REGENERATION SITES CMC1 The Croydon Gateway Site

On the Croydon Gateway site shown on the Proposals Map, planning permission will be granted for a comprehensive mixed use development which regenerates and helps to re-brand and change perceptions of Croydon Metropolitan Centre as a modern centre capable of meeting future needs, provided that: (i) the scheme includes landmark buildings of high quality and

originality; (ii) there is a high quality in the design and provision of public

spaces throughout the site; (iii) the scheme includes offices and housing; (iv) at least 800 dwellings are provided; (v) the scheme maximises the site’s accessibility by public

transport, cycling and walking and provides for and enhances pedestrian linkages to other nearby strategic sites within the Metropolitan Centre;

(vi) the scheme facilitates or makes allowance for improvements to East Croydon Station and public transport services in the area;

(vii) the proposal is based on a Master Plan for the development of the whole site. The Master Plan should include phasing

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proposals and demonstrate how the comprehensive development of the whole site will be secured;

(viii) it can be demonstrated that the proposal is capable of development and completion within the time frame of this Plan.

In order to help to lead the regeneration and re-branding of Croydon Metropolitan Centre, the Council’s strong preference is for a comprehensive mixed-use development which incorporates an arena development capable of attracting major entertainment events. Planning permission will be granted for other forms of comprehensive mixed use development only if they demonstrate a similar ability to regenerate, re-brand and change perceptions of Croydon Metropolitan Centre as a modern centre capable of meeting future needs. Conditions will be imposed or a planning obligation sought to address the following matters: (i) the provision of affordable housing; (ii) highway and access works and improvements including

improved pedestrian links to the rest of the town centre; (iii) improvements to the capacity of East Croydon Station and

pedestrian links between the station and the site; (iv) safeguarding of part of the site for improved passenger

access to East Croydon Station in accordance with a scheme of improvements or redevelopment for the station;

(v) the provision of local community facilities to meet the additional demands from the increase in residential population on the site;

(vi) the timing of the start and completion of any enabling development in relation to the start and completion of the development it is intended to enable;

(vii) the phasing and development programme in accordance with the agreed Master Plan.

16.14 Regeneration and re-branding of Croydon Metropolitan Centre as a 21st

Century Centre meeting 21st Century needs will have to be lead by the redevelopment and reuse of a number of key sites and locations around the Centre. Regeneration and re-branding of Croydon Metropolitan Centre as a major retail or shopping centre will be led by the main redevelopment and intensification opportunity within and adjacent to the Primary Shopping Area, that is the Park Place site (see CMC 3). In other respects the regeneration and re-branding of Croydon Metropolitan Centre as a modern and leading metropolitan business centre with employment, services and facilities serving a wide part of the sub-region will be led by one or two other sites.

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16.15 The Croydon Gateway site is probably the most important site in the context of leading the regeneration and re-branding of the Centre. It is a significant part of the major opportunity offered by Croydon Metropolitan Centre. It is a large consolidated site capable of accommodating a very large scale development. It is also largely free of existing development and permanent uses and is therefore potentially available for development at an early stage. It is in a high profile, and for the most part, highly visible position at “The Gateway to Croydon Town Centre”. Finally it is the most accessible position in the whole town centre, probably all of Croydon and may be even the sub-region, as: - it lies alongside East Croydon Rail Station which is served by the

greatest number and frequency of train services in the sub-region; - it is close by the main Tramlink stop where tram services interchange

with other transport modes; - it is close by numerous bus services and the bus station serving the

areas to the east of the town; - it is accessible by local main roads and can be accessed from several

nearby residential areas by foot and cycle.

16.16 The very high accessibility of the Gateway site makes it an appropriate location for new and improved facilities of a sub-regional significance and catchment area. Its high profile and visibility gives it a potentially critical role in leading the regeneration and re-branding of Croydon Metropolitan Centre. In order to perform its vital role, proposals for the redevelopment of the site must: - be of a very high quality design in terms of the type and nature of the

development and use; - maximise the opportunity offered by the site to provide a development of

significant public benefit; - be a development which all of the community should have cause to visit

and use and have good access to; - be comprehensive, treating all the site as a coherent whole and not as

several separate developments; - be capable of being developed at an early stage so as to lead

regeneration of the Metropolitan Centre.

16.17 Although the Policy requirement is for the development to be completed within the time frame of the Plan, the Council considers that in order to properly fulfil the role of leading the regeneration of the Metropolitan Centre, it would be most desirable for this development to be completed by around 2012.

16.18 The Council considers that the site is of a size, shape and position which

make it capable of satisfactorily accommodating a number of different town centre uses in a mixed use development. This mix of uses can be both vertically and horizontally given that it is a site suitable for tall buildings.

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16.19 The Council considers that given the role redevelopment of the site has to play in the regeneration of the centre and its exceptional accessibility, it is most desirable that at least part of development of the site should be for a facility which is capable of attracting more and new people to the Metropolitan Centre. The Council considers it is an ideal site for a new, major and sub-regionally serving town centre type leisure facility. The Council’s stated preference in the Sustainable Community Strategy and Vision 2020, the adopted Regeneration Strategy for Central Croydon, is for a development based around a major indoor events arena with at least 12,500 seats. The facility needs to be of a capacity and design which makes it suitable for and capable of attracting to the sub-region, a range of major entertainment events. It has been demonstrated to the Council that given the growth in leisure spending and population in certain age groups and gaps in the existing market there could be a need for such a facility. Given the exceptional accessibility of the site, such a facility would be able to serve most of South London and substantial areas beyond in Surrey, Sussex and Kent. The Council considers that an arena led development could optimise the regeneration benefits of the site’s development, maximise the development opportunities offered by the site, contribute to the re-branding of the image of the Centre, change people’s perceptions of Croydon and attract more people to the Centre by sustainable modes of transport. Alternatively the site has the potential for other major leisure and entertainment facilities, major public buildings or major community use developments serving the entire Borough and beyond provided that any such development contributes to the Council’s objective to re-brand Croydon. In so far as all these uses are main town centre uses which Government policy states are appropriate and ought to be located in major town centres such as Croydon, their inclusion in a mixed use development on this key Metropolitan Centre site is acceptable. An arena based development for the site can provide the basis for assessing the regenerative benefits of any comprehensive mixed use development

16.20 The inclusion of new offices and modern business accommodation on the site

would be in accordance with The London Plan’s identification of Croydon Metropolitan Centre as Opportunity Area for new jobs. It would also accord with The London Plan’s view that Croydon town centre should be a location where the up-grading of the commercial floor space offer should occur, rather than developing new business locations in less accessible positions.

16.21 Likewise, the inclusion of a substantial number of housing units in the

redevelopment will accord with The London Plan’s view that Croydon town centre is a significant Opportunity Area for the development of new homes. The provision of at least 800 new housing units on the site will make a substantial contribution to meeting the Borough’s medium and long term housing provision requirements, currently set at 850 per annum from all sources throughout the Borough.

16.22 Both this Plan and The London Plan, have the overall target of at least 50% of

new housing should be affordable. To achieve this overall target, large sites should make a very substantial contribution to meeting affordable housing needs. This Plan has the policy that normally 50% of new housing on large

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development sites should be affordable. However it is also accepted that on any site, the proportion of new housing that must be affordable should have regard to a variety of factors including the viability of a development and the achievement of other desirable objectives.

16.23 The increased population arising from the inclusion of at least 800 new homes

on the site, together with other additions in the town centre, will significantly increase the demands for a variety of community facilities. The Croydon Primary Health Care NHS Trust has already identified the probable need for new local community health facilities. Development of the site will be obliged to help make provision for the development of needed local community facilities. Such provision will not, however, be regarded as a development which, in itself is sufficient to maximise the wider community’s use of the site.

16.24 A study of the capacity of East Croydon Station has identified that the

development of this site for the sort of purposes identified in the Policy, together with other possible major developments in the Metropolitan Centre could result in overcrowding of the station at some times. Proposals for this site and other major sites in Croydon Metropolitan Centre will be obliged to demonstrate that they can contribute to improved capacity at the station. Development of this site may also need to safeguard an area for the improvement to passenger access to the station.

16.25 Applications for this site should be based on a Master Plan and sufficient

supporting and technical detail to enable the Council to judge whether proposals meet all the requirements of the policy including those relating to the need for a comprehensive approach to redevelopment, high quality design, the potential environmental impact of the development and the timing and delivery of the development. If, as part of a comprehensive mixed use development there are to be uses and elements of the development intended to enable or assist the provision of another part of the development, the timing of the start and completion of each element needs to be specified and secured in order to ensure that the “enabled” development does occur. CMC2 The Fairfield Site and Adjacent Area

On the Fairfield site shown on the Proposals Map, planning permission will be granted for a comprehensive mixed-use development which regenerates and helps to re-brand and change perceptions of Croydon Metropolitan Centre as a modern centre capable of meeting future needs, provided that: (i) the proposal includes landmark buildings of high quality

and originality; (ii) there is a high quality in the design and provision of public

spaces throughout the site; (iii) the proposal includes housing and makes provision for

enhanced or replacement public arts, entertainment and

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cultural facilities, enhanced or replacement educational facilities, enhanced or replacement public open space;

(iv) at least 900 dwellings are provided; (v) the scheme maximises the site’s accessibility by public

transport, cycling and walking and provides for and enhances pedestrian linkages to other nearby strategic sites within the town centre and nearby areas of public open space to the east of the site;

(vi) the proposal includes facilitates or makes allowance for improvements to public transport;

(vii) the proposal is based on a Master Plan for the development of the whole site; the Master Plan should include phasing proposals and demonstrate how the comprehensive development of the whole site will be secured;


Planning permission will be granted for a comprehensive mixed use development which meets the above requirements and includes one or more of the following additional facilities; (i) office and business floor space; (ii) other leisure, entertainment and tourist facilities;

(iii) public buildings and facilities.

Conditions will be imposed or a planning obligation sought to address the following matters: (i) the provision of affordable housing; (ii) highway and access works and improvements including

improved pedestrian links to the rest of the town centre; (iii) improvements to the capacity of East Croydon station and

pedestrian links between the station and the site; (iv) the provision of local community facilities to meet the

additional demands from the increase in residential population on the site;

(v) the phasing and development programme is in accordance with the agreed Master Plan

16.26 The Fairfield site is almost as important as the Gateway site in the context of

leading the regeneration and re-branding of the Metropolitan Centre. It is a large site in a high profile and very visible position. It is, however, currently largely developed and in use, notwithstanding the fact that some of those uses and developments are in need of replacement or up-dating to meet modern needs while others are not well used. At present the image projected

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by the area is not one of a modern 21st Century Centre. Given its high profile position, there is an urgent need to address this image issue through redevelopment and improvements. It is a highly accessible position and has the potential for considerable intensification in its use. It is one of the main opportunities for providing new jobs, facilities and homes in the Opportunity Area identified by The London Plan.

16.27 The accessibility of the site makes it an appropriate location for facilities of a

sub-regional significance and catchment area. It is an opportunity for major new development which can play a significant role in the regeneration and re-branding of Croydon Metropolitan Centre. In order to perform its role, proposals for the redevelopment of the site must: - be of a very high quality design in terms of the type and nature of the

development and use; - maximise the opportunity offered by the site to provide development of


and use and have good access to; - be comprehensive, treating all the site as a coherent whole and not as

several separate developments; - be capable of being developed in, at least the medium term, so as to be

able to help lead regeneration of the Metropolitan Centre.

16.28 The Council considers that the site is an appropriate location for a wide range of town centre uses other than shopping. It is a site which is capable of satisfactorily accommodating a number of different town centre uses in a mixed use development. This mix of uses can be both vertically and horizontally given that it is a site suitable for tall buildings.

16.29 The Council considers that given the role redevelopment of the site has to

play in the regeneration of the Centre and its exceptional accessibility, it is most desirable that at least part of the development of the site should be for a facility which is capable of attracting more and new people to the Metropolitan Centre. The Council considers it is an ideal site for town centre type leisure, entertainment and cultural facilities serving the sub-region. The Council’s stated preference in the Sustainable Community Strategy and Vision 2020, the adopted Regeneration Strategy for Central Croydon, is for development of the site based around refurbishment of The Fairfield Halls. This would help achieve the objective of maximising the development opportunities offered by the site to re-brand and change perceptions of Croydon and to attract more people to the Metropolitan Centre by sustainable modes of transport. Alternatively the site has the potential for other leisure and entertainment facilities, major public buildings or major community use developments serving the entire Borough and beyond provided that any such development contributes to the Council’s objective to re-brand Croydon. In so far as all these uses are main town centre uses which Government policy states are appropriate and ought to be located in major town centres such as Croydon, their

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inclusion in a mixed use development on this key Metropolitan Centre site is acceptable. A further acceptable alternative could, however, be a development which assists in the provision of new facilities of this type in another highly accessible Croydon Metropolitan Centre position.

16.30 The inclusion of new offices and modern business accommodation on the

site would be in accordance with The London Plan’s identification of Croydon town centre as an Opportunity Area for new jobs. It would also accord with The London Plan’s view that Croydon town centre should be a location where the up-grading of the commercial floor space offer should occur, rather than developing new business locations in less accessible positions.

16.31 Similarly, the inclusion of a substantial number of housing units in the

redevelopment will accord with The London Plan’s view that Croydon town centre is a significant Opportunity Area for the development of new homes. The provision of at least 900 new housing units on the site will make a substantial contribution to meeting the Borough’s medium and long term housing provision requirements, currently set at 850 per annum from all sources throughout the Borough.

16.32 Both this Plan and The London Plan, have the overall target that at least

50% of new housing should be affordable. To achieve this overall target, large sites should make a very substantial contribution to meeting affordable housing needs. This Plan has the policy that normally 50% of new housing on large development sites should be affordable. However it is also accepted that on any site, the proportion of new housing that must be affordable should have regard to a variety of factors including the viability of a development and the achievement of other desirable objectives.

16.33 The increased population arising from the inclusion of at least 900 new

homes on the site, together with other additions in the town centre, will significantly increase the demands for a variety of community facilities. The Croydon Primary Health Care NHS Trust has already identified the probable need for new local community health facilities. Development of the site will be obliged to help make provision for local community facilities. Such provision will not, however, be regarded as a development which, in itself is sufficient to maximise the wider community’s use of the site.

16.34 A study of the capacity of East Croydon Station has identified that

overcrowding is likely to arise at certain times of the day as a result of several major developments in the Metropolitan Centre being implemented . Proposals for this site and other major sites in the Metropolitan Centre will be obliged to contribute to improved capacity at the Station.

16.35 Applications for this site should be accompanied by a Master Plan and

sufficient supporting and technical detail to enable the Council to judge whether proposals meet all the requirements of the policy including those relating to the need for a comprehensive approach to redevelopment, high

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quality design, the potential environmental impact of the development and the timing and delivery of the development.

CMC3 The Park Place Site

On the Park Place site located between Katharine Street and north of George Street east of the High Street as shown on the Proposals Map, planning permission will be granted for a comprehensive mixed-use development which regenerates and helps re-brand and change perceptions of Croydon Metropolitan Centre as a modern shopping and service centre capable of meeting future needs, provided that: (i) the proposal includes landmark buildings of high quality

and originality; (ii) there is a high quality in the design and provision of public

spaces throughout the site; (iii) the proposal includes a major indoor shopping mall

including a major flagship retail store and enhanced or replacement public open space;

(iv) the proposal makes appropriate provision for and does not prejudice the retention and continued use of a number of buildings on the site or adjacent to it which it is necessary to retain;

(v) the proposal maximises the site’s accessibility by public transport, cycling and walking and provides for and enhances pedestrian linkages to other nearby strategic sites within the Metropolitan Centre;

(vi) the proposal facilitates or makes allowance for improvements to public transport;



Planning permission will be granted for a comprehensive mixed use development which meets the above requirements and includes one or more of the following additional facilities:

(i) office and business floor space; (ii) leisure, entertainment and tourist facilities; (iii) public buildings and facilities; (iv) housing.

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Conditions will be imposed or a planning obligation sought to address the following matters:

(i) the provision of affordable housing if additional housing units are part of the development;

(ii) highway and access works and improvements including improved pedestrian links to the rest of the town centre;

(iii) improvements to public transport infrastructure; (iv) the provision of local community facilities to meet the

additional demands from the increase in residential population on the site.

(v) the phasing and development programme is in accordance with the agreed Master Plan

16.36 The Park Place site, or the area lying between Katharine Street, north side of

George Street, High Street and Park Lane is a vital site in the context of leading the regeneration and re-branding of Croydon Metropolitan Centre. It is a large area of ageing property in a mix of uses, mainly for retail and offices, although a considerable part of the floor space is vacant or underused. Although included in the Primary Shopping Area, most of the retail frontages have been identified as only secondary frontages. It is, however, immediately adjoining some of the most important Main Retail Frontages in Croydon. Given its central position within the Metropolitan Centre, it is a highly accessible location particularly on foot and by public transport.

16.37 The high accessibility of the site coupled with its position in the Primary

Shopping Area of the Centre makes it a particularly appropriate location for a modern sub-regional and metropolitan shopping centre which can lead to the regeneration of Croydon Metropolitan Centre . In order to perform this role, proposals for the redevelopment of the site must: - be of a very high quality design in terms of the type and nature of the

development and use; - maximise the opportunity offered by the site to provide development of


and use and have good access to; - be comprehensive treating all the site as a coherent whole and not as

several separate developments; - be capable of being developed at an early stage in order to contribute to

the town centre’s regeneration.

16.38 The Council considers that the site is an appropriate location for a shopping led mixed use scheme and is capable of satisfactorily accommodating a number of different town centre uses, based around a major shopping development. The mix of uses can be both vertically and horizontally given that it is a site suitable for tall buildings.

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16.39 The site includes or has immediately adjacent to it, a number of buildings which have been noted as being of architectural, historical or townscape value, several of which are statutorily listed. Part of the area is also within the Central Croydon Conservation Area. Additionally there is at least one modern office block adjacent to the site. Any scheme for redevelopment of the site should provide for the retention and continued use of these buildings and generally protect and enhance the valued character and appearance of the area.

CMC4 The West Croydon Site

On the West Croydon Site shown on the Proposals Map, planning permission will be granted for a comprehensive mixed-use development which is capable of contributing to the regeneration and re-branding of Croydon Metropolitan Centre as a modern centre capable of meeting future needs, provided that: (i) the proposal includes a landmark entry building of high

quality which befits its position as the northern gateway to the Metropolitan Centre;

(ii) there is a high quality in the design of the whole development and the provision of public space throughout the site;

(iii) the proposal facilitates major improvements to West Croydon Station and adjacent bus and tram interchanges or the creation of a major, new, multi-mode public transport interchange;

(iv) the proposal includes active uses on any ground floor pedestrian frontage created onto North End, London Road and Station Road;

(v) the proposal maximises the site’s accessibility by public transport, cycling and walking;

(vi) the scheme provides for the improvement of the setting of St. Michaels and All Angels Church;



Planning permission will be granted for a comprehensive mixed use development which meets the above requirements and includes one or more of the following; (i) office and business floor space; (ii) leisure, entertainment and tourist facilities;

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(iii) public buildings and facilities (iv) housing provided that it can be demonstrated that the site is an appropriate location for the proposed additional facilities. Conditions will be imposed or a planning obligation sought to address the following matters: (i) the provision of affordable housing; if additional housing units

are part of the development (ii) highway and access works and improvements including

improved pedestrian links to the rest of the town centre; (iii) improvements to public transport infrastructure; (iv) the phasing and development programme is in accordance with

the agreed Master Plan

16.40 The area around and including West Croydon Station is both an area of opportunity for redevelopment, reuse and intensification and an area in need of redevelopment and change. Appropriate change in this location could play a significant part in the regeneration of Croydon Metropolitan Centre. The area is currently one of a wide mix of property and uses. There are buildings of various age and condition, although many appear to be in need of refurbishment or replacement. There are several open areas of car parking and bus stands. There is also an important Grade 1 listed Church, the setting of which should be improved as a result of any development. The appearance of the area and the quality of the public realm is generally unattractive and rundown. The area’s greatest significance and potential for redevelopment and contributing to the Metropolitan Centre regeneration, however, arises from two related factors and one or two possible future developments, as identified in paragraphs 16.41 – 16.43 below.

16.41 West Croydon Station is the Metropolitan Centre’s second rail station and

provides access to a number of mainly local services covering much of the sub-region. Moreover its contribution to the accessibility of the Metropolitan Centre is likely to increase in the foreseeable future with the extension of the East London Line and the introduction of new rail services proposed by the delayed Thameslink 2000 project. The Station is, however, run down in appearance and has limited capacity for significantly greater use. In short, it is in need of replacement or at least total refurbishment, to meet modern requirements and contribute to the regeneration of the Metropolitan Centre. Adjacent to the station and also in the potential redevelopment area, is the bus station which serves the area to the north and west of the Metropolitan Centre. This is also in need of up-grading. Interchanges between train, bus, tram and taxi at West Croydon are not well integrated and often mean taking a circuitous route and/or crossing Station Road which is very heavily trafficked.

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16.42 The area is also an important gateway position alongside the main access to the Metropolitan Centre from areas to the north and west. Moreover it lies immediately north of the core shopping area of Croydon Metropolitan Centre and is on the main pedestrian route used by persons walking to the shopping areas. It is in a high profile and visible position and it has the potential for making an important contribution to, or detracting from the image of the Centre.

16.43 The location therefore has the potential for accommodating a significant mixed

use redevelopment which includes a range of town centre uses. These could include housing and some retail uses given that a number of shops are already present. Housing development could take place over the rail tracks if redevelopment of the station is part of the proposals. As there is a need to address a variety of integration issues, e.g. of public transport interchanges and pedestrian routes and to create a significant up-grade in the appearance of the area and the quality of the public realm, any redevelopment should be part of a comprehensive scheme for the area.

CMC5 8 Other Identified Croydon Metropolitan Centre Sites

Planning permission will be granted for appropriate town centre type development and uses on the following sites identified on the Proposals Map: (i) CMC 5

Randolph House and Pembroke House – appropriate uses include offices, tourist accommodation, hotels and housing;

(ii) CMC 6 11 – 16 Dingwall Road – appropriate uses include offices and a pedestrian link between Dingwall Road and Wellesley Road;

(iii) CMC 7 The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1 – 5 Addiscombe Road – appropriate uses include offices, hotel, Royal Mail operational uses and housing;

(iv) CMC 8 Land at junction of College Road and George Street – appropriate uses include offices, housing, leisure and service facilities and, subject to satisfying the requirements of policy SH2, retail uses on the main pedestrian frontages.

Conditions will be imposed or a planning obligation sought to address the following matters: (i) the provision of affordable housing if additional housing is

part of any development;

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(ii) highway and access works and improvements including improved pedestrian links to the rest of the town centre;

(iii) improvements to the capacity of nearby public transport facilities.

16.44 As indicated above, there appear to be opportunities for the reuse,

redevelopment and/or intensification of use of sites throughout Croydon Metropolitan Centre. The above mentioned sites are several which have already been identified by one means or other, (for instance one or two are already partly or wholly cleared sites), as having clear potential for significant redevelopment as part of the regeneration of the Metropolitan Centre. More sites may be identified and allocated for redevelopment through the preparation of a Croydon Metropolitan Centre AAP.

16.45 All of the sites are in highly accessible positions in the Metropolitan Centre

being very close to major public transport interchanges. However development of each of the sites will be required to provide for or facilitate improvements to pedestrian links to the rest of the Metropolitan Centre. Each of the identified sites is suitable for a range of town centre uses. Several sites may be large enough to accommodate a mixed use development, especially as all of the sites are within the area identified as suitable for high buildings. Intensification of use of these sites could take the form of a vertical mix of uses. As indicated in the Policy, town centre type housing may be an appropriate use for part of several of the sites. However if housing is part of a redevelopment, there will be a requirement to contribute to the provision of affordable housing. CMC9 Primary Shopping Area

In Croydon Metropolitan Centre, retail development will be permitted within the Primary Shopping Area as defined on the Proposals Map.

16.46 Government policy and planning guidance is clear that for sustainability

reasons and in order to maintain and regenerate town centres, which are normally the most accessible locations for all of the community, town centre type uses should be directed to and located in existing town centres. However with respect to new or additional retail development, Government policy and guidance goes a step further. The preferred or first choice location for new or additional retail development should be the areas of town centres where retail development is already concentrated. For smaller centres this may be the centre as a whole. However in larger centres, retail development is generally concentrated in only part of the centre; other town centre uses and developments are found in the remainder of the centre. The area of concentrated retail development is called the Primary Shopping Area and it is to this area new retail development should first be directed. The Primary Shopping Area is defined as being the area where retail development is already concentrated, generally comprising all primary shopping frontages

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and those secondary frontages which are closely related to primary frontages. The Proposals Map identifies the area considered to be the Primary Shopping Area of Croydon Metropolitan Centre. Primary Shopping Areas have been identified for several other of the largest centres in the Borough. CMC10 Retail Development in the Rest of Croydon Metropolitan Centre

Outside the Primary Shopping Area of Croydon Metropolitan Centre new retail development will be permitted provided that: (i) the need for the retail floor space can be demonstrated;

and (ii) there is no satisfactory opportunity for providing the

needed floor space within the Primary Shopping Area; and (iii) it is an appropriate location for the proposed scale of

retail floor space; and (iv) there would be no harm to the vitality and viability of the

main shopping areas of Croydon Metropolitan Centre.

16.47 Government policy and guidance states that the second choice location for new or additional retail development is the remainder of town centres outside any defined Primary Shopping Area, in particular, areas which are well connected to and within easy walking distance (i.e. up to 300 metres) of the Primary Shopping Area. For Croydon Metropolitan Centre this effectively includes the remaining parts of the Centre with the possible exception of some areas east of the main London to Brighton rail line. Although the second choice location, retail development in these areas are still required to satisfy the tests related to a need for the development, appropriate scale and location for the development, no sequentially preferable (i.e. Primary Shopping Area) opportunity for the development and no unacceptable impact upon existing centres. In the context of Croydon Metropolitan Centre with its high accessibility by a wide range of transport, more or less all parts of the centre satisfy the accessibility test automatically. CMC11 Croydon Metropolitan Centre Pedestrian Links

The Council will seek to create throughout Croydon Metropolitan Centre an improved and safe network of pedestrian links. All new development within the town centre will be required to contribute to, or at the very least not prejudice, the creation of a safe and useable network. In particular, proposals for new development in the vicinity of or affecting the pedestrian links shown diagrammatically on the Proposals Map will only be given permission if provision is made for establishing the said link.

16.48 Croydon Metropolitan Centre is a relatively large centre and many of the

public facilities and services are scattered right across the area. Often in order to make linked trips, people can find themselves walking considerable

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distances between different sites and premises. In addition, several of the most frequently used public transport termini and interchanges are at the edge of the Metropolitan Centre which, for instance means that people arriving at the two rail stations might walk up to 500 or 600 metres to get to some shops. Croydon Metropolitan Centre already has an extensive pedestrian network crossing most parts of the Centre. In some locations this necessitates the use of steps, ramps, underpasses and detours to cross busy roads. Some pedestrian routes in the town centre are not attractive to use, for instance due to traffic fumes and may not always appear safe to use, for instance at night. Finally there are some parts of the Croydon Metropolitan Centre which are relatively inaccessible to pedestrians.

16.49 Croydon Council has the objective to improve and extend the pedestrian

network of the Metropolitan Centre and to make it safe, attractive and convenient to use. Whenever a development proposal comes forward the Council will consider whether it is appropriate to require the development to contribute to or facilitate the extension and improvement of the Metropolitan Centre’s pedestrian network. In particular the Council will only grant planning permission for developments in the vicinity of or affecting the pedestrian links shown diagrammatically on the Proposals Map if the development includes provision for creating the identified link. CMC12 Active Frontages for Pedestrian Links

All new development which lies alongside or fronts onto existing or new main pedestrian links in the Croydon Metropolitan Centre will be required to have predominately active uses at ground floor or pedestrian route level. An exception to this requirement will only be made if it can be demonstrated that the existing or new pedestrian route alongside the development will, be safe, attractive and convenient for pedestrians to use at all times.

16.50 Pedestrians need routes which are safe, attractive and convenient to use.

One way of helping to achieve this is to ensure that the routes are well used at most times of the day. Activity and lighting in property adjacent to a pedestrian route can also contribute to public safety. Pedestrian routes which run alongside or through areas flanked by largely blank walls and service yards invariably appear to be less safe and attractive. One way to encourage people to use routes and therefore to generate the feeling that they are safe and attractive to use is to have some active uses at pedestrian level fronting onto part or all of the route. Not only will it mean that more people use the route but also there is more likely to be lighting and over viewing of the route. Shops and related service uses are active uses for shopping streets. In other locations where shops are less appropriate, a wide range of other service, business and community uses can represent suitable active uses.

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CMC13 Improvements to Public Transport

The Council will seek improvements to the quality and capacity of all public transport services and public transport interchanges and termini within Croydon Metropolitan Centre. Any new development affecting or in the immediate vicinity of the main town centre public transport services and the public transport interchanges and termini of: (i) East Croydon Station (Train, Tram, Bus and Taxi); (ii) West Croydon Station (Train, Tram, Bus and Taxi); (iii) Katharine Street/Park Street/George Street (Bus and

Tram); (iv) Park Lane/Fairfield (Bus) which is likely to result in new or increased usage of public transport, will be required to make allowance for or contribute to improvements to the quality and capacity of those interchanges and termini and the public transport services which use them. Where necessary, planning conditions will be imposed or planning obligations will be sought to fulfil this requirement.

16.51 Croydon Metropolitan Centre already benefits from very good accessibility by

all modes including by a variety of forms of public transport. However some public transport interchanges and termini are of a poor standard and not capable of meeting modern needs. Their condition does not readily encourage the greater use of public transport over the private car which is a major objective of national policy, The London Plan and the local transport strategy. When all the anticipated new town centre development occurs, the demands for local public transport services upon the town centre interchanges and termini will increase significantly. Several of these interchanges and termini are, however, already at or near capacity.

16.52 Construction of the East London Line Extension has commenced north of the

Thames and new services to West Croydon Station should be operational by 2010. This will need to be accompanied by a significant up-grading of the quality and capacity of this station, preferably with improvements to the adjacent bus and tram interchange and termini. Extensions to the Tram Link network are also under consideration which could occur in the next 10 years. There will also be improvements to bus services and the local bus network to meet TfL’s target for a growth in passenger numbers.

16.53 Some potential areas of redevelopment and new development actually

encompass or lie alongside the main public transport routes, interchanges and termini. Proposals for these sites will be required to make provision or allowance for the needed improvements to the capacity of public transport services and the public transport interchanges and termini. In other cases where major new development is likely to increase demands upon nearby

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interchanges, a contribution will be sought towards making necessary capacity and quality improvements. CMC14 High Buildings

Planning permission will be given for high buildings within that part of Croydon Metropolitan Centre shown on the Proposals Map provided that: (i) it is demonstrated that the likely impact upon the

environment and local/micro climatic conditions is acceptable;

(ii) there is no significant adverse impact upon the amenity and utility of surrounding sites and premises, including other tall buildings in the area.

16.54 Between the 1960s and 1980s, Croydon town centre was the main area

outside Central London where high buildings were located and developed. In Croydon Metropolitan Centre there are over 50 buildings over 6 storeys and 23 over 10 storeys. Many of the tallest buildings are located on the east and south side of the Centre. They stand out against the rest of lower level town centre development and make a very notable landmark feature in this part of South London. It has generally been possible to site high buildings in this area because of the relative separation of much of the area from potentially sensitive lower level development such as traditional housing.

16.55 Some of the existing high buildings do not satisfy modern standards for office

accommodation. Some are capable of modernisation for business use whilst others might be suitable for conversion to other uses like housing or hotels. However the best option for others may be demolition and redevelopment for appropriate town centre uses. In addition, some of the areas of lower level development around these high buildings are suitable and available for redevelopment and intensification of use. The area of high buildings in Croydon Metropolitan Centre comprises a significant part of the area identified by The London Plan as an opportunity for intensification of use to provide more jobs and homes in the Centre. It is therefore generally an appropriate area to identify as suitable for the development of further high buildings or the replacement of existing high buildings.

16.56 Very high buildings do, however, present a number of special problems

related to their siting, orientation and design for they can have a dramatic effect upon environmental and local or micro climatic conditions, for instance by funnelling wind and creating wind circulation vortexes. High buildings also cast very large shadows and can exclude sunlight and solar gain heat from both lower level development and, on occasions, other high buildings. High buildings will be only acceptable if it can be demonstrated, for instance, by submission of a technically based environmental impact statement, that they will not create problems in environmental and climatic terms or adversely affect the amenity and utility of surrounding development and buildings.

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CMC15 Views and Landmarks

In granting planning permission for high buildings in any part of Croydon Metropolitan Centre, the Council will have regard to whether the proposed building has the potential for: (i) creating a new, appropriate and desirable landmark

feature amongst views in the town centre; and (ii) adversely impacting upon, for instance by obscuring or

detracting from, designated panoramas, local views and landmarks.

16.57 Short and long distance views of Croydon Metropolitan Centre have

traditionally played a very important part in the public’s perception and image of the Centre. For many, the presence of modern high rise office blocks alongside generally lower level development in the main shopping areas presented an image of a modern and go-ahead centre which satisfactorily mixed the new with the old. This Plan identifies a number of landmark buildings in the Metropolitan Centre and important views of which need to be safeguarded. All new development in the vicinity of these landmark buildings and/or in the sight-line of the identified views must be designed to avoid having an adverse impact upon them. More generally, however, it is important that any new high buildings in the town centre are designed and sited so as to contribute to the landscape and modern image of the town centre and do not have any adverse impact upon those interests. In particular, it is appropriate for new high buildings to be designed and sited to enable them to become new, attractive features in the townscape of the Centre. CMC16 Croydon Skyline

Planning permission for any building in Croydon Metropolitan Centre over 6 storeys will be subject to a planning condition or a planning obligation for an appropriate contribution to the “Skyline” project.

16.58 As indicated above, Croydon Metropolitan Centre is noted in London and the

South East as a location which has a considerable number of high buildings. These high buildings have become part of the image and character of the Centre. During the late 1990’s Croydon Council successfully pursued a policy to get many of the high buildings lit up or incorporating light displays at night as part of the Council’s efforts to re-emphasise the modern image of the centre and to generally improve the visual interest of the centre at night in the landscape of South London. In 1999, the Council secured Millennium Commission funding towards the lighting of 15 town centre buildings. Since then the Council has secured agreement for the lighting of several other buildings and new developments. Skyline lighting is, however, not normally a matter of simply floodlighting a building or lighting it up internally in a way that would add to the problem of sky glow or be highly inefficient and wasteful in

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energy use. It is more often a matter of creative, changing or projected external lighting effects on the building’s façade or roof line. The Skyline project has received plaudits from many quarters and is a unique and important part of the new image being created for the Metropolitan Centre. The Council will seek to continue the project and image building by requiring all new buildings over 6 storeys to make an appropriate contribution to Croydon Skyline.

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APPENDIX 1: SCHEDULE 1: PROPOSALS MAP AND SCHEDULES 1. The Proposals Map forms part of the Unitary Development Plan. The

written part of the Plan prevails over the Proposals Map, if there are any discrepancies between them.

2. The map includes two types of information. Firstly it shows proposals sites where major development is likely or desirable. Secondly it shows policy areas, for example Green Belt and Employment Areas, and types of road where specific policies apply.

3. The map is in two sheets on an Ordnance Survey base, covering the

North and South of the Borough at a scale of 1:10,000 (10 cm. to 1 kilometre or approximately six inches to one mile). Croydon Metropolitan Centre is covered by a separate inset map at a scale of 1:2500 (40 cm. to one kilometre or approximately 25 inches to one mile). The proposals sites are depicted on the Proposals Map.

PROPOSALS SITES 4. The sites where major development is likely or desirable are listed in a

series of Schedules including:

• Key sites where the Council has a policy in the Plan supporting a particular form and/or mix of development; or

• Sites where the Council has drafted, in supplementary guidance or aims to draft, proposals in supplementary planning documents or a planning brief for development that has not yet received planning permission; or

• Sites in one of the centres outside Croydon Metropolitan Centre where the Council would support intensification of development for town centre uses, that is, they are the first sites that would need to be considered in a site selection process in accordance with PPS6. A number of these sites are likely to be the focus of area regeneration schemes such as in Purley or Coulsdon; or

• Smaller sites in one of the Borough’s centres where the Council would want to encourage regeneration through intensification.

5. The Schedules do not include all sites where major development is

expected during the Plan period. Further sites are likely to arise from redevelopment opportunities that cannot be anticipated at present. The Council also intends to identify further sites where development is

Appendix 1, Schedule1: Proposals Map and Schedules


desirable. The Schedule will be kept under review and any amendments incorporated during any formal alteration to the Plan.

POLICY AREAS

6. The policies that relate specifically to these areas, and the reasons for

them, are set out in the other chapters of the Plan. Development in these areas is also subject to other relevant policies in the Plan.

7. Some sites and areas to which specific policies apply cannot be shown

clearly on the Proposals Map because of the limitations of scale. They are therefore shown in more detail in the Schedules.

• Schedule 1a Housing Sites includes all those 100% housing sites, including those with planning commitments which are realistically available to meet the London Plan’s housing requirement for the 3 years of the Plan’s life.

• Schedule 1b Mixed Use Sites with a Housing Element includes all sites with a mix of uses, including an housing element.

• Schedule 1c Other Non-Residential Proposal Sites includes proposals for other uses which do not include any residential element.

• Schedule 1d Proposal Sites within Croydon Metropolitan Centre, the Town, District, or Local Centres brings together all the proposals for mixed use schemes and other forms of development in the main centres in the Borough. Some of the sites in this list might overlap with those in Schedule 1a-c.

8. The preferred uses in the Schedules 1b - d are not exclusive, but reflect known objectives and priorities at the time of drafting the Plan.

9. Schedule 2 lists the addresses of properties within the designated

shopping frontages, which are subject to policies SH4, SH5, and SH6. 10. Because of the changes to the planning system there will no longer be

new Supplementary Planning Guidance (SPG) prepared. Any updated or new statutory planning guidance will be in the form of Supplementary Planning Documents (SPDs) as part of the Local Development Framework (LDF). Progress in the preparation of SPDs is reviewed annually in the Council’s Annual Monitoring Report. Any changes to the programme of their preparation will be undertaken as part of reviewing the Council’s Local Development Scheme.



SCHEDULE 1a Housing Sites

Housing Proposal Sites

Proposal No. Address

Site Area in Ha

(unless site Area is <0.25

Ha)

Permission No.

No. of Units (net)

Commenced or Completed

H1 72-74 Addiscombe Road, Croydon (*) <0.25 Ha 01/2503/P 12

H2 14 Brighton Road, Purley <0.25 Ha 01/3353/P 14

H3 1272 London Road, Croydon 0.42 02/1979/P 113 Commenced 1/6/2005

H4 188-190 Canterbury Road, Croydon <0.25 Ha 02/3062/P 14

H5 10 Tavistock Road, Croydon <0.25 Ha 03/1224/P 16

H6 72-74 Mitcham Road, Croydon <0.25 Ha 99/2006/P 10

H7 71-73 Penwortham Road, Purley 0.27 03/0202/P 14 Completed 25/5/2005

H8 55-63 Harrington Road, SE25 <0.25 Ha 03/0442/P 15 Commenced

17/11/2004

H9 4 Plough Lane, Purley 0.29 03/1782/P 10 Completed 14/7/2005

H10 405-407 Beulah Hill, SE 19 <0.25 Ha 03/2446/P 14 Completed 9/9/2005

H11 6 Foxley Lane, Purley <0.25 Ha 03/2752/P 13 Completed 1/6/2005

H12 172-174 Pampisford Road, Croydon <0.25 Ha 03/1021/P 12 Completed 25/4/2005

H13 4 Foxley Lane, Purley <0.25 Ha 04/1291/P 12 Completed 1/6/2005

H14 18-22 Addiscombe Grove, Croydon <0.25 Ha 03/1444/P 29 Commenced 1/8/2004

H15 1-13 Whitehorse Road, Croydon 0.29 03/1870/P 43 Commenced 19/2/2004

H16 23-31 & land adj 11, Lower Coombe Street, Croydon 0.28 03/3229/P 35 Commenced 20/5/2005




Site Area in Ha


Ha)

Permission No.

No. of Units (net)


H17 115-119 Brighton Road, Purley <0.25 Ha 04/0474/P 41

H18 40-50 Spring Lane, SE 25 <0.25 Ha 04/3849/P 14 Commenced 25/7/2005

H19 4, Scarbrook Road, Croydon <0.25 Ha 03/0614/P 64

H20 152 Thornton Road, Croydon 0.29 03/0841/P 51 Commenced

19/11/2004

H21 19 Eldon Park, SE25 0.34 03/0925/P 26

H22 Ex Allotments Queen Elizabeths Drive 0.38 03/1100/P 14

H23 35-37 Croham Road, South Croydon <0.25 Ha 03/1390/P 12 Commenced

25/10/2004

H24 30 Thornton Road, Thornton Heath <0.25 Ha 03/1941/P 14 Commenced

25/11/2004

H25 13-15 Wandle Road, Croydon <0.25 Ha 03/2035/P 22 Commenced 23/2/2005

H26 281-329 Davidson Road, Croydon 0.32 03/2856/P 15 Commenced 25/1/2005

H27 98-106 Pampisford Road, Croydon 0.43 03/3605/P 11 Completed 23/3/2005

H28 11 Manor Road, SE25 <0.25 Ha 03/3660/P 18

H30 30-32 Enmore Road, SE25 <0.25 Ha 04/0255/P 14 Completed 2/2/2005

H31 Pavement Sq, Lower Addiscombe Rd, Croydon 0.25 04/0342/P 14

H32 107 Albert Road, South Norwood <0.25 Ha 04/1407/P 11 Commenced 2/6/2005

H33 16a-18 Valley Road, Kenley 0.25 04/1993/P 12 Commenced 20/6/2005

H34 33 & Ld. R/O 35-41Brighton Road, Purley 0.25 04/2036/P 13 Commenced 9/9/2005

H35 76-78 Addiscombe Road, Croydon. <0.25 Ha 04/2802/P 13




Site Area in Ha


Ha)

Permission No.

No. of Units (net)


H36 422 Chipstead Valley Road, Coulsdon <0.25 Ha 04/2868/P 10

H37 15 Grovelands Road, Purley <0.25 Ha 04/2879/P 12

H38 Omitted

H39 5-7 Kendra Hall Road, South Croydon <0.25 Ha 04/5312/P 16

H40 2-4 Kendra Hall Road, South Croydon <0.25 Ha 05/0226/P 15

H41 44-60 Cherry Orchard Road, Croydon 0.29 01/473/P 55

H42 54-60 Sydenham Road & Tripod House, Lansdowne

Road, Croydon 0.59 02/1823/P 86

H43

111-115 Addiscombe Road, Croydon

(front of site)

(rear of site)

0.44

02/3473/P

03/2116/P

63

H44 David House, 45 High Street, SE 25 <0.25 Ha 03/996/P 22

H45 Reedham Depot & Land adj

Reedham Station, Old Lodge Lane, Purley

1.63 03/3461/P 87

H46 307-309 Beulah Hill, Upper Norwood 0.33 04/847/P 39

H47 Car Park, Dale Road, Purley 0.29 04/3187/P 30

H48 53-61 Whytecliffe Road South, Purley 0.28 05/0914/P 72

*See Policy H3 for the above identified housing sites



SCHEDULE 1b Mixed Use Sites with a Housing Element

Mixed Use Proposal Sites with a Housing Element – Croydon Metropolitan Centre


Site Area in Ha

(unless site Area is <0.25 Ha)

Permission No.

No. of Units (net)

Commenced or

Completed Preferred Uses

CMC1 & H71

East Croydon Station (Gateway)

4.63 800

Shopping/Office/

Leisure/Hotel/

Residential

CMC2 & H68

Fairfield Halls, Park Lane, Croydon 4.28 900

Office/Leisure/

Residential

CMC4 & H70

West Croydon Station 6.72 450

Shopping/

Residential

CMC5 & H72

Randolph House & Pembroke House, Wellesley Road,

Croydon

0.84 80 Office/Hotel/

Residential

CMC7 & H73

Porter & Sorter & 1-5 Addiscombe Road,

Croydon 0.44 220

Office/Hotel/

Residential/Royal Mail operational uses

CMC8 & H74

College Road / George Street,

Croydon 0.26 40

Office/

Residential



Mixed Use Proposal Sites with a Housing Element – Elsewhere in the Borough

Proposal No. Address Site Area in

Ha Permission

No. No. of Units (net)

Commenced or Completed Preferred Uses

H49 Opp 11-23 Epsom Road, Croydon <0.25 Ha 00/1344/P 15 Live work units

H50 187-195 London Road, Croydon 0.33 02/1635/P 136

Residential/

Shopping/

Leisure

H52 138-142 North End, Croydon <0.25 Ha 03/0642/P 11 Residential

H53 5-9 Mint Walk, Croydon <0.25 Ha 99/2878/P 14

Residential/

Retail/Offices

H54 27B & R/O 27 High Street, SE 25 <0.25 Ha 04/1289/P 14 Completed

16/7/2005

Residential/

Offices

H55 St Mildreds

Church, Bingham Rd, Croydon

0.8 02/3428/P 41 Commenced 11/5/2005

Residential/

Community Use

H56 St Michaels and

All Angels Church, Poplar Walk,

Croydon

<0.25 Ha 02/3821/P 14 Commenced 5/4/2005

Residential/

Community Use

H57 1355 London Road, Norbury <0.25 Ha 03/1083/P 10 Residential/

Shopping

H58 344-354 London Road, Croydon <0.25 Ha 03/1865/P 12 Commenced

1/8/2004

Residential/

Shopping

H59 850-852 Brighton Road, Croydon 0.45 03/2469/P 76 Commenced

18/11/2004 Residential

H60 230 Addington Road, Selsdon <0.25 Ha 03/2821/P 11

Shopping/

Residential

H61 3-7 Campbell Road, Croydon <0.25 Ha 03/3667/P 16 Commenced

11/12/2004

Residential/

Commercial Parking

H62 Sanderstead Road Car Park,

0.47 03/3991/P 24 Residential/

Public Parking




Ha Permission



Sanderstead

H63 Clifford Road Car

Park, South. Norwood

<0.25 Ha 04/0715/P 26

Residential/

Public

Parking

H64 Virgo Fidelis

Convent, Central Hill, Upper Norwood

<0.25 Ha 01/803/P 29 Residential

H65

Impact House,

2 Edridge Road, Croydon

0.30 04/387/P 145

Residential/

Offices/

Shopping

H66 Black Horse Inn,

335 Lower Addiscombe

Road, Croydon

<0.25 Ha 04/2957/P 23 Residential/

Shopping

H67 Croydon General Hospital, London Road, Croydon

1.33 250 Health Facilities/

Residential

H69 Queens Hospital,

Queens Road, Croydon

4.01 98/0664/P 325 Residential/

Community Use

H75 Hermitage

Lane/Streatham High Road,

Norbury

0.63 30

Residential/

Retail/Office/

Community/

Leisure

H76 London Road /

Norbury Avenue, Norbury

<0.25 Ha 10

Residential/

Active Ground Floor Frontage

H77

Redsan Works, 12-40

Sanderstead Road, South

Croydon

0.43 04/0427/P 46

Residential/

Shopping/

Business/Non residential Institutions




Ha Permission



H78 Ashburton Community

School, Shirley Road, Croydon

4.8 03/3505/P 100 Education Use/

Community Use/

Residential

H79 High Street /

Woodville Road, Thornton Heath

<0.25 Ha 15

Residential/

Office/

Community Uses/Leisure

H80 Purley Memorial

Hospital, Brighton Road, Purley

1.25 03/3834/P 147

Health Uses/

Shopping/

Residential

H81 High Street &

Whytecliffe Road South, Purley

0.31 00/0129/P (S106) 31

Residential/

Shopping

H82 Whytecliffe Rd

South Car Park, Purley

0.45 70 Public Parking/

Residential

H83 Pinewood Motors,

Brighton Road, Coulsdon

1.16 40

Shopping/

Residential/

Industry/

Warehousing **

H84 Ex Red Lion P.H.,


0.37 38 Shopping/

Residential

H85 Between Banstead Road and Russell

Hill, Purley 0.63 100

Community Uses/

Residential/

Shopping

* See Policy H3 for the above housing-related sites. ** Mix of uses on the site with a mixed use development of retail and residential towards Brighton Road and smaller scale industrial/warehousing units to the rear. Provision of a new public space to Brighton Road, improved links between bus and rail transport with enhanced pedestrian routes to the station, and improvements to the streetscene and station environment.



SCHEDULE 1c Other Non-Residential Proposal Sites


Site Area in Ha

(unless site Area is

<0.25 Ha)

Permission No.

No. of Units (net)


Preferred Uses

CMC3 Park Place, Croydon 4.0 99/2350/P Shopping/

Offices

CMC 6 11-16 Dingwall Road, Croydon 0.44 Offices

See relevant policies in Chapter 16 Croydon Metropolitan Centre for the above sites

CHH1

CHH2 Cane Hill Hospital

Site

83.35

of which 12.02 is

developable

04/4900/P

RO7, Chapter 6

and EM8,

Chapter 10

CRR1 Coulsdon Relief Road 5.5 Commenced

January 2004 Road



SCHEDULE 1d Proposal Sites within the Croydon Metropolitan Centre, Town, District or Local Centres.


Site Area in Ha

(unless Site Area is <0.25

Ha)

Permission No.

No. of Units (net)


Preferred Uses and Location

CMC1 & H71

East Croydon Station (Gateway) 4.63 800

Shopping/

Office/Leisure/ Hotel/

Residential Croydon

Metropolitan Centre

CMC2 & H68

Fairfield Halls, Park Lane, Croydon 4.28 900

Office/Leisure/

Residential Croydon

Metropolitan Centre

CMC3 Park Place, Croydon 4.0 99/2350/P

Shopping/

Offices

Croydon Metropolitan

Centre

CMC4 & H70

West Croydon Station 6.72 450

Shopping/

Residential Croydon

Metropolitan Centre

CMC5 & H72

Randolph House & Pembroke House, Wellesley Road,

Croydon

0.84 80

Office/Hotel/

Residential Croydon

Metropolitan Centre

CMC7 & H73 Porter & Sorter &

1-5 Addiscombe 0.44 220 Office/Hotel

/Residential




Site Area in Ha


Ha)

Permission No.

No. of Units (net)



Road, Croydon Croydon Metropolitan

Centre

CMC8 & H74

College Road / George Street,

Croydon

0.26 40

Offices/ Residential


Centre

CMC 6 11-16 Dingwall Road, Croydon 0.44

Offices/ Pedestrian link – Dingwall Road

/Wellesley Grove


Centre

H19 4, Scarbrook Road, Croydon <0.25 Ha 03/0614/P 64

Residential


Centre

H25 13-15 Wandle Road, Croydon <0.25 Ha 03/2035/P 22 Commenced

23/2/2005

Residential


Centre

H31 Pavement Square, Lower Addiscombe

Road, Croydon 0.25 04/0342/P 14

Residential

Addiscombe Local Centre

H44

David House,

45 High Street,

SE25

<0.25 Ha 03/996/P 22

Residential

S.Norwood District Centre

H48 51-53a Whytecliffe Road South, Purley 0.28 74

Residential

Purley Town Centre




Site Area in Ha


Ha)

Permission No.

No. of Units (net)



H50 187-195 London Road, Croydon 0.33 02/1635/P 136

Residential/

Shopping/

Leisure

Broad Green Local Centre

H52 138-142 North End, Croydon <0.25 Ha 03/0642/P 11

Residential


Centre

H53 5-9 Mint Walk, Croydon <0.25 Ha 99/2878/P 14

Residential/

Retail/Offices


Centre

H54 27B & R/O 27 High Street, SE 25 <0.25 Ha 04/1289/P 14 Completed

16/7/2005

Residential/

Offices

South Norwood District Centre

H56 St Michaels and All

Angels Church, Poplar Walk,

Croydon

<0.25 Ha 02/3821/P 14 Commenced 5/4/2005

Residential/

Community Use


Centre

H57 1355 London Road, Norbury <0.25 Ha 03/1083/P 10

Residential/

Shopping

Norbury Town Centre

H59 850-852 Brighton Road, Croydon 0.45 03/2469/P 76 Commenced

18/11/2004 Residential

Purley Town Centre




Site Area in Ha


Ha)

Permission No.

No. of Units (net)



H60 230 Addington Road, Selsdon <0.25 Ha 03/2821/P 11

Shopping/

Residential

Selsdon District Centre

H63 Clifford Road Car

Park,

South. Norwood

<0.25 Ha 04/0715/P 26

Resdidential/

Public car park

South Norwood District Centre

H65

Impact House,

2 Edridge Road, Croydon

0.30 04/387/P 145

Residential/ Offices/

Shopping


Centre

H66 Black Horse Inn,

335 Lower Addiscombe Road,

Croydon

<0.25 Ha 04/2957/P 23

Residential/

Shopping

Addiscombe Local Centre

H75 Hermitage

Lane/Streatham High Rd, Norbury

0.63 30

Residential/ Retail/Office/

Community/ Leisure

Norbury Town Centre

H76 London Road /

Norbury Avenue, Norbury

<0.25 Ha 10

Residential/

Active Ground Floor Frontage

Norbury Town Centre




Site Area in Ha


Ha)

Permission No.

No. of Units (net)



H77

Redsan Works,

12-40 Sanderstead Road,

South Croydon

0.43 04/0427/P 46

Residential /Shopping/

Business/Non residential Institutions

Brighton Road, South Croydon

Local Centre

H79 High Street /

Woodville Road, Thornton Heath

<0.25 Ha 15

Residential/ Office/

Community Uses/Leisure

Thornton Heath Town Centre

H80

Purley Memorial Hospital,

Brighton Road, Purley

1.25 03/3834/P 147

Health Uses Shopping/

Residential

Purley Town Centre

H81 High Street &

Whytecliffe Road South, Purley

0.31 00/0129/P (S106) 31

Residential/ Shopping

Purley Town Centre

H82 Whytecliffe Rd

South Car Park, Purley

0.45 70

PublicParking / Residential

Purley Town Centre

H83 Pinewood Motors,


1.16 40

Shopping/ Residential/

Industry/ Warehousing

Coulsdon Town Centre**




Site Area in Ha


Ha)

Permission No.

No. of Units (net)



H84 Ex Red Lion P.H.,


0.37 38

Shopping /Residential

Coulsdon Town Centre

H85 Between Banstead Road and Russell

Hill, Purley 0.63 100

Community Uses/

Residential/ Shopping

Purley Town Centre

** Mix of uses on the site with a mixed use development of retail and residential towards Brighton Road and smaller scale industrial/warehousing units to the rear. Provision of a new public space to Brighton Road, improved links between bus and rail transport with enhanced pedestrian routes to the station, and improvements to the streetscene and station environment.


SCHEDULE 2: DESIGNATED SHOPPING FRONTAGES

CROYDON METROPOLITAN CENTRE Croydon Metropolitan Centre : Main Retail Frontage Whitgift Centre Ground and first floor units, units 96 and 97,

Chapel Walk Centrale Internal units North End 1 - 151 (odd); 2 - 142 (even) High Street 1 - 37 (odd); (inc. 1, St. George's Walk) 4 - 56 (even); Arcade adjacent to no.34 Church Street 19 - 81 (odd); 26 - 88 (even) Croydon Metropolitan Centre: Secondary Retail Frontage Station Road 2 - 12 (even) Crown Hill Crown House; 1 - 17 (odd); 2 - 18 (even) Church Street 83 - 105 (odd); 90 - 100 (even) Reeves Corner 1 - 5 (odd) Surrey Street Surrey House; 5 - 54 (cons) High Street 39 - 117 (odd); 58 - 114 (even) St. George's Walk 3 - 51 (odd); 2 - 44 (even); St George’s Walk frontage of 22, Park Lane Park Street 2 - 24 (even) George Street 3 - 45 & 67 - 95 (odd); 2 - 68 (even) Norfolk House 1 - 28 (cons) Park Lane 2

TOWN CENTRES Coulsdon: Main Retail Frontage Brighton Road 110 - 148 (even) Chipstead Valley Road 2 - 40 (even); 3 - 39 (odd) Coulsdon: Secondary Retail Frontage Brighton Road 96 - 108 & 150 - 234 (even); 129-159 & 165-185

(odd) Chipstead Valley Road 41 - 55 (odd); 42 - 48 (even) Norbury: Main Retail Frontage London Road 1384 - 1434 (even); 1433 - 1493 (odd) Norbury: Secondary Retail Frontage London Road 1327-1423 & 1495-1533 (odd); 1350-1374 & 1448-

1468 (even) Purley: Main Retail Frontage Brighton Road (A235) 908 - 934 (even); 909 - 921 (odd)

Appendix 1, Schedule 2: Designated Shopping Frontages


High Street 44 - 52 (even); 15 - 31 (odd) Purley Parade 1 - 11 (cons) Purley: Secondary Retail Frontage Brighton Road 923b - 959 (odd); 936 - 960 (even) High Street 2 - 42 (even); 1 - 13 (odd) (exc. 1c and 1d) Purley Road Russell Hill Parade Russell Parade Tudor Court

1 - The Exchange (1 - 5 cons) 1 - 5 (cons) 1 - 13 (cons) 4 - 18 (evens)

Thornton Heath: Main Retail Frontage High Street 97 - 123 (odd) Brigstock Road 32 - 54 (even); 3 - 17 (odd) Ambassador House 1 - 7 (cons) Cotford Parade 1 - 6 (cons) Thornton Heath: Secondary Retail Frontage Brigstock Road 23 - 33 (odd); 66 - 98 (even), excl. Nicholas House High Street 2 - 46 & 80 - 86 (even); 21 - 95 (odd) DISTRICT CENTRES New Addington: Main Retail Frontage Central Parade 7 - 50 (cons) New Addington: Secondary Retail Frontage Central Parade 51 - 54 (cons) Selsdon: Main Retail Frontage Addington Road 182 - 234 (even) Selsdon: Secondary Retail Frontage Addington Road 119 - 137 (odd); 150 - 180 & 236 - 238 (even) South Norwood: Main Retail Frontage High Street 1a - 10 (cons); 77 - 91 (cons) Selhurst Road 208 - 218 (even) Station Road 2 - 22 (even); 1 - 9 (odd) South Norwood: Secondary Retail Frontage High Street 11 - 34 & 63 - 76 (cons) (inc.1-5 (cons) Commercial

Buildings) Station Road 11 - 21 (odd) Upper Norwood: Main Retail Frontage Hollybush Terrace 1 - 4 (cons) Westow Street 1 - 23 (odd); 2 - 64 (even) Westow Hill 2 - 24 (even) Upper Norwood: Secondary Retail Frontage Central Hill 1 - 19 (odd) Church Road 96 only; 99 - 113 (odd) Westow Hill 26 - 88 (even) Westow Street 25 - 71 (odd); 66 -78 (even) LOCAL CENTRES Addiscombe: Main Retail Frontage Lower Addiscombe Road 237 - 295 (odd) Addiscombe: Secondary Retail Frontage Lower Addiscombe Road 272 - 284 (even); 297 - 331 (odd)



Brighton Road, South Croydon: Shopping Area Frontage Brighton Road 244 - 292 (even); 285 - 333 (odd) Broad Green: Shopping Area Frontage London Road 282 - 332 (even); 227 - 271 (odd) St. James's Road 1 - 9 (odd) Hamsey Green: Main Retail Frontage Limpsfield Road 324 - 340 (even); 335 - 351 (odd) Hamsey Green: Secondary Retail Frontage Limpsfield Road 316 - 322 & 342 - 350 (even); 333a - 333d (odd) Pollards Hill: Shopping Area Frontage London Road 1050 - 1100 (even); 1023 - 1107 (odd) Sanderstead: Main Retail Frontage Limpsfield Road 25 - 47 (odd) Sanderstead: Secondary Retail Frontage Limpsfield Road 1 - 23 & 49 - 59 (odd) Shirley: Shopping Area Frontage Wickham Road 134 - 190 & 242 - 254 (even); 129 - 151 & 211 -

227 (odd) South Croydon: Main Retail Frontage Ruskin Parade 1 - 8 (cons) Selsdon Road 2a - 18c (even) South Croydon: Secondary Retail Frontage Brighton Road 2 - 40 (even) South End 79 - 131 (odd) Selsdon Road 20 - 20e (even); 1 - 15 (odd) Thornton Heath Pond: Main Retail Frontage London Road 778 - 840 (even) Thornton Heath Pond: Secondary Retail Frontage London Road 722 - 744 & 842 - 892 (even) Brigstock Parade, Brigstock Road 1 - 7 (cons) SHOPPING PARADES Bensham Lane

Bensham Lane 101 - 117 (odd); 102 - 128 (even) Beulah Road Beulah Road 52 - 76 (even); 82 - 100 (even) Brighton Road/Kingsdown Avenue Brighton Road 406 - 418 (even) Brighton Road/Newark Road Brighton Road 171 - 201(odd) Brigstock Road Brigstock Road 216 - 246 (even) Bywood Avenue Bywood Avenue 4 - 24(even); 11 - 19 (odd) Calley Down Calley Down Crescent 95 - 105 (odd) Chapel View Chapel View 44 - 60 (even)



Cherry Orchard Road Cherry Orchard Road 140 - 168 (even) Chipstead Valley Road Chipstead Valley Road 209 - 227 (odd); 318 - 330 (even) Crossways Parade Crossways Parade 1 - 5 (cons) Selsdon Park Road 169 - 179 (odd) Crown Parade Crown Parade 1 - 16 (cons) Beulah Hill 413 - 421(odd) Elmfield Way Elmfield Way 31 - 49 (odd) Fiveways Corner Purley Way 443 - 449 (odd) Central Parade, Denning Avenue 8 - 10 (cons) Forestdale Centre Forestdale Centre 1 - 11 (cons) Godstone Road, Kenley Godstone Road 8 - 30 (even) Green Lane Green Lane 2A - 42 (even) Grovelands Brighton Road 108, 110 and 114 - 122 (even) Headley Drive Headley Drive 114 - 122 (even) Kenley Station Godstone Road 64 - 84 (even) Lacey Green Lacey Green Parade 1 and 2 Coulsdon Road 217 - 231 (odd) Lower Addiscombe Road Lower Addiscombe Road 36 - 48 (even); 19 - 53 (odd) Lower Addiscombe Road/Warren Road Lower Addiscombe Road 85 - 99 (odd) Lower Barn Road Lower Barn Road 100 - 108 (even) Mayday London Road 474 - 514 (even) Milne Park East Milne Park East 133 - 145 (odd) Mitcham Road/Aurelia Road Mitcham Road 550 - 560 (even) The Parade 1 - 6 (cons) Mitcham Road / Wentworth Road Mitcham Road 216 - 244 (even) Mitchley Avenue Mitchley Avenue 71 - 79 (odd) Monks Orchard Orchard Way 118 - 126 (even)



Morland Road Morland Road 251 - 285 (odd) Norbury Road Norbury Road 39a - 45 (odd) Northwood Road Northwood Road 159 - 167 (odd) Old Coulsdon The Parade, Coulsdon Road 1 - 11 (con) Coulsdon Road 246 only Old Lodge Lane Old Lodge Lane 278 - 312 (even) The Parade, Old Lodge Lane The Parade, Old Lodge Lane 1 - 8 (cons) Old Lodge Lane 13 - 19 (odd) Portland Road Market Parade, Portland Rd 1 - 12 (cons) Portland Road 149 - 165 (odd) Purley Oaks Station Approach, Purley Oaks 1 - 6 (cons) Purley Way Purley Way 335 - 347 (odd); 352 - 358 (even) Royal Oak The Royal Oak Centre, Brighton Road

1 - 18 (cons)

St James's Road St James's Road 185 - 197 (odd) Sanderstead Station Station Parade, Sanderstead Road

1 - 12 (cons)

Station Approach 1 - 7 (cons) Selhurst Road Northcote Road 76 and 78 Selhurst Road Adj 2 - 22 (even); 11 - 17 (odd) Sydenham Road 403 - 413 (odd) Selsdon Road Selsdon Road 106 - 122 (even) Shirley Poppy Wickham Road 572 - 582 (even) Shirley Road Shirley Road 151 - 177 (odd) Shrublands Broom Road 5 - 19b (odd) South Norwood Hill South Norwood Hill 261 - 285 (odd) Stoats Nest Road Stoats Nest Road 73 - 85 (odd) Taunton Lane Taunton Lane 13 - 25 (odd) Waddon Road Waddon Road 33 - 49 (odd)



Wayside, Fieldway Wayside 1 - 9 (cons) West Croydon London Road 1 - 37 (odd); 12 - 42 (even) Whitehorse Road Whitehorse Road 47 - 81A (odd) Whitehorse Road/Pawsons Road Whitehorse Road 295 - 321 (odd); 322 - 346 (even) Wickham Road Wickham Road 798 - 826 (even) Windmill Road/St Saviour's Road Windmill Road 61a - 73 (odd) Windmill Road/Union Road Windmill Road 135 - 145 (odd) Woodside Green Woodside Green 49 - 59 (odd)


APPENDIX 2: Parking Standards 1 Other than parking for people with disabilities and cycles, parking

standards are expressed as maximum standards for each class of development. The standards already incorporate a degree of restraint in order to support sustainable transport choices, reduce the land-take of development, enable schemes to fit into central urban sites, promote linked-trips and access to development for those without a car and to tackle congestion. As a result applications which provide significantly less parking than that required by the standard will not normally be acceptable without a Travel Plan setting out the developer's proposals for further restraint of car trips to and from the development.

2 The standards apply to both new development and redevelopment.

3 The parking standards are linked to public transport accessibility levels in the Borough using Transport for London's (TfL) index of public transport accessibility levels (PTAL's). As these are likely to change over time, TfL will produce updated PTAL's maps as appropriate. Developers are therefore advised to contact the Council's Planning & Transportation Department for up-to-date advice on PTAL's.

4 Parking standards for developments that are not listed in this Appendix will be assessed on the merits of each case although due consideration will be given to the maximum standards contained primarily in the London Plan, but also in PPG13 where appropriate. Consideration will also be given to guidance in PPG13 regarding the need for parking standards to support sustainable transport objectives. For such developments, applicants may be required to provide Traffic Assessments and Travel Plans in accordance with policy T2.

5 The parking standards adopted in this Plan are based on the standards detailed in the London Plan. The parking standards are more rigorous than those detailed in PPG13 given the high levels of accessibility to public transport.

6 For individual developments, the standards in Tables 1 and 2 should apply as a maximum unless the applicant has demonstrated (where appropriate through a Transport Assessment) that a higher level of parking is needed. In such cases the applicant should show the measures they are taking in the design, location and implementation of the scheme to minimise the need for parking. Private Non-Residential Car Parking Standards

7 These are set out in Table 1.

Appendix Two: Parking Standards


8 The standards for retail developments (A1 Uses) are for non-operational parking (i.e. customers). For retail developments at town centre and or edge of centre sites, see also paragraph 9.31 of the Plan.

9 No parking standards are provided for leisure developments. Leisure developments should be located in Croydon Metropolitan Centre and the Town Centres and District Centres, where the supply of short-stay public car parking (on- and off-street) should be adequate, or to locations where public transport accessibility levels are high. In accordance with policy SP14 (a) and LR1, all major leisure developments will normally be directed to such locations and non-operational parking for such developments will not normally be permitted (notwithstanding the comments made in paragraph 4 above).

10 However, leisure developments for those uses that are incompatible with town centre locations will be acceptable elsewhere. In such cases, a certain amount of on-site parking may be needed. In assessing the car parking provision for such developments, the provisions in the London Plan will be taken into account, as stated in paragraph 4 above.

11 For retail and leisure developments, a minimal amount of operational parking (i.e. that which is essential to enable the development to function) may be required on-site. This will include arrangements for maintenance and servicing (see policy T10), and parking for staff working unsociable hours, but will specifically exclude any general parking provision for staff. The onus will be on the developer to present a case for operational parking. Genuine need for operational parking should be minimised through the use of a Travel Plan.

12 It may be acceptable to provide no non-operational parking in areas where public transport accessibility levels are good (PTAL 5 or 6), provided that travel needs can be facilitated in the local network. Details should be provided in the Transport Assessment and Travel Plan. Residential Car Parking Standards

13 Standards for dwellings (C3 uses) are set out in Table 2.

14 As stated in paragraph 9.32 of the Plan, the Council will encourage low or zero parking provision for residential development where public transport accessibility is particularly good (PTAL 5 or 6).

15 In line with PPG3, the average off-street provision within larger residential developments should not exceed 1.5 spaces per dwelling. Mixed-Use Developments

16 It is not possible to prescribe parking standards for mixed-use developments as these differ widely. However, such development is likely



to result in some linking of trips and, where car parking demand varies throughout the day, parking spaces can be shared between the different uses. Hence, if the estimated parking demand for each element is simply added together, the total will generally exceed the actual demand and thus lead to over-provision. A transport assessment and other appropriate analysis, such as retail and leisure impact studies, should be used to determine the appropriate level of parking provision in major mixed use developments. Car Parking For People with Disabilities

17 Workplaces: At least 1 space or 5% of the total parking capacity should be designated as parking for disabled motorists (to include both employees and visitors), whichever is the greater.

18 Shopping, Recreation and Leisure Facilities: A minimum of 1 space for each employee who is a disabled motorist, plus 6% of the total parking capacity should be designated as parking for visiting disabled motorists . Cycle Parking Standards

19 These are set out in Table 3.

20 Cycle parking standards for developments that are not listed in this Appendix will be assessed on the merits of each case although due consideration will be given to the standards set out in section 5.4 of the London Cycle Network Design Manual.



TABLE 1 - MAXIMUM CAR PARKING STANDARDS FOR PRIVATE NON-RESIDENTIAL DEVELOPMENTS

Public Transport Accessibility Level

PTAL Index 5-6 3-4 1-2

SHOPS (A1) Smaller Foodstore (< 500m2 GFA) 1:75 1:45 1:35 Food Supermarket (<4000m2 GFA) 1:45 1:30 1:18 Food Superstore (4000+m2 GFA) 1:40 1:25 1:15 Non-Food Retail/DIY 1:90 1:55 1:35 Garden Centre 1:65 1:40 1:25

PTAL Index 6 4-5 2-3 0-1 OFFICES AND LIGHT INDUSTRY (B1) GENERAL AND SPECIAL INDUSTRY (B2) STORAGE AND DISTRIBUTION (B8)

Developments of <500m2 GFA 1:140 1:140 1:100 1:100* Developments of ≥500m2 GFA 1:600 1:300 1:140 1:100*

Notes:

• Standards are expressed as 1 car parking space per x m2 Gross Floor Area (GFA)

• Standard does not apply to B1a uses, which would normally be regarded as inappropriate in areas of low public transport accessibility.

• Standard Standards for B2 and B8 developments relate to associated office accommodation. For these uses, 1 lorry space per 250m2 (minimum 1 lorry space) will also be required.



TABLE 2 - MAXIMUM CAR PARKING STANDARDS FOR RESIDENTIAL DEVELOPMENTS (C3 USES)

Maximum Car Parking Provision 2 spaces per unit

1.5 spaces per unit

1 space per unit

Predominant Housing Type Detached and linked

houses

Terraced houses and

flats Mostly flats

Public Transport Accessibility Level

Density (Habitable Rooms per Hectare)

HIGH: PTAL = 4-6 Croydon Metro

Centre 150-200 300-400 450-700

Elsewhere 150-200 200-300 250-350 MEDIUM: PTAL = 2-3 150-200 200-250 250-300 LOW: PTAL = 1-2 150-200 200-250 200-250



TABLE 3 - CYCLE PARKING STANDARDS SHOPS (A1) > 1000m2 GFA Food Retail - Croydon Metropolitan Centre Food Retail - Elsewhere

1:125 1:350

Non-Food Retail 1:300 Garden Centre 1:300 BUSINESS (B1) Business Offices, Services 1:125 Light Industry 1:250 GENERAL & SPECIAL INDUSTRY (B2) 1:500 STORAGE & DISTRIBUTION (B8) 1:500 FLATS (C3) 1 per unit

Note: Other than for Flats (C3), standards are expressed as 1 bicycle parking space per x m2 Gross Floor Area (GFA)


Glossary of Terms ACCESSIBLE HOUSING: housing built or adapted to a certain standard so that it can be lived in by most people with impaired mobility. AFFORDABLE HOUSING: housing designed to meet the needs of a household whose income is not sufficient to allow them to access decent and appropriate housing in the Borough. It could be in the form of social rented housing or subsidised market housing. Low cost market housing will not be acceptable in most cases unless it is provided as part of a substantially discounted shared equity scheme. More details are given in Paragraph 12.66-68 in Chapter 12 in the Plan and the Supplementary Planning Guidance No. 6.

AGGREGATES: sand, gravel, crushed rock and other bulk materials used in the construction industry for purposes such as making concrete, mortar, asphalt or for roadstone.

AGREEMENTS: planning agreements between the local authority and a developer or other parties, entered into under section 106 of the Town and Country Planning Act 1990 and other agreements entered into using other legislation.

AIR QUALITY ACTION PLAN: a plan setting out what the Council intends to do to meet air quality objectives (Section 84(2) of the Environment Act 1995 requires Councils to draw up an Action Plan if parts of the borough are not likely to comply with air quality objectives).

AIR QUALITY MANAGEMENT AREA: an area where air quality objectives are unlikely to be achieved on time (Local authorities are required to designate such areas by Section 83(1) of the Environment Act 1995).

AMENITY: the pleasant characteristics of a place, including privacy.

ARCHAEOLOGICAL PRIORITY ZONES: areas that are known to be of archaeological importance because of past finds, excavations or historical evidence.

ARCHAEOLOGICAL REMAINS: buildings, structures, works, caves and excavations, or their remains, above or below ground, which are of archaeological interest. The term also includes Ancient Monuments as defined in Sec.61 of the Ancient Monuments and Archaeological Areas Act 1979.

AREA OF SPECIAL ADVERTISEMENT CONTROL: area in which the display of advertisements is restricted, on the grounds of amenity or public safety as defined in the Town and Country Planning (Control of Advertisement) Regulations 1992. The designation of these areas is subject to confirmation by

Glossary


the First Secretary of State. The Green Belt and Bradmore Green Conservation Area are subject to this control.

AREAS AT HIGH RISK OF RIVER FLOODING: areas where flooding is predicted to occur at least once every 100 years (i.e. >1% probability). These areas are taken from the Environment Agency’s Indicative Floodplain Map, which is updated annually and is available on the Agency’s Website (http://www.environment-agency.gov.uk/yourenv/).

ARTICLE 4 DIRECTIONS: remove specified permitted development rights granted under the Town and Country Planning Act General Development Procedure Order 1995 (as amended), from a defined area. Such directions are used to ensure that planning permission is sought for relatively minor developments that may have an effect on an area. Article 4 Directions must be submitted to the Office of the Deputy Prime Minister for approval.

ARTS, CULTURE AND ENTERTAINMENT: activities including for example, fine arts, theatre, photography and bands, which contribute to the intellectual, artistic and social quality of life for Croydon's residents, workers and visitors. Some require specifically allocated spaces and facilities; others take place in shared buildings or public spaces. They may be public or private, commercial or non-profit making.

BEST VALUE: Best Value. The duty of continuous improvement for local authorities as set by the Local Government Act 1999.

BIODIVERSITY: the variety of species on earth.

BIODIVERSITY ACTION PLAN: a plan of action for protecting, conserving and enhancing wildlife at a local level. The UK signed up to the Biodiversity Convention at the 1992 Rio ‘Earth Summit’. This confirms the UK’s commitment to protecting and enhancing wildlife. The UK Biodiversity Steering Group has emphasised the importance of Local Biodiversity Action Plans.

BUILDING FACELIFT SCHEMES: grant schemes jointly funded by the Council, private and voluntary sectors aimed at improving building facades, restoring historic detailing and improving the street scene.

BUILDING PRESERVATION NOTICE: notice issued by the Council, which operates on both the owner and occupier of the building and extends listed building control for six months until either the building is included on the Statutory List (see ‘Listed Building’) or the Secretary of State for Culture, Media and Sport notifies the local authority that he/she does not intend to list it.

BUSINESS USE: Class B1 of Use Classes Order, comprising office (other than those in Class A2 - see ‘Shopping Area Uses’) (B1a), research and development (B1b) and light industrial (B1c) uses which are capable of being carried out in any residential area without harming amenity.

CARE IN THE COMMUNITY: Government programme which aims to provide services and support for people who are affected by problems of ageing, mental illness, mental handicap or physical or sensory disability so that they can live as

Glossary


independently as possible in their own homes or in homely settings in the community.

CROYDON METROPOLITAN CENTRE: Type of town centre which is the principal location for the Borough's major office and retail activities as well as public administration, law, public transport, higher education and entertainment functions. Supplementary Planning Guidance for Central Croydon has been published. This area is now referred to as Croydon Metropolitan Centre. The London Plan refers to “Croydon town centre”. This is the same area as Croydon Metropolitan Centre. The Council is preparing an Area Action Plan as part of the LDF for this centre.

CIRCULARS: statements issued by Central Government that give policy advice to local planning authorities and developers.

CIVIC AMENITY SITES: Sites at Factory Lane, Purley Oaks and Fishers Farm where residents can bring waste materials and deposit them in bins for recycling or safe disposal. As well as facilities for recycling glass, cans and newspaper they include facilities for depositing waste such as textiles, engine oil, vehicle batteries, wood and metal.

CIVIC AREA ACTIVITIES: activities such as administration, adult education, the arts and recreation on a scale appropriate to the strategic role of the town centre.

COMMERCIAL AREAS: areas allocated as preferred locations for industry and warehousing of an appropriate scale; Class B1b (research and development), B1c (light industry), B2 (general industry) and B8 (storage and distribution). There are seven Commercial Areas in the Borough, these are shown on the Proposals Map and are: Bensham Road, Gloucester Road, Marlpit Lane, New Addington, Selsdon Road, Thornton Road and Union Road.

COMPARISON GOODS: durable items such as clothing, electrical goods and furniture for which a shopper may travel from store to store so as to compare similar items before making a purchase.

CONSERVATION AREAS: areas of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance. Conservation Areas are designated by local planning authorities under Sec.68 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

CONTAMINATIVE USES: uses which are likely to lead to the presence of certain substances, typically heavy metals, solvents or oils, which contaminate the land. Contamination can occur naturally and does not necessarily reach such a high level that it produces harmful effects (pollution). Examples of contaminative uses are cemeteries, hospitals, scrap yards, railway land and gas works.

CONTROLLED WASTE: waste, which when disposed of, is regulated by the Environment Agency by the Controlled Waste Regulations 1992. Currently

Glossary


includes all household, commercial and industrial waste, but excludes agricultural waste and waste from mines and quarries.

CONVENIENCE SHOP: shop where food and household goods are bought on a daily or weekly basis.

CORNER SHOP: shop outside Croydon Metropolitan Centre, the Town, District and Local Centres, and Shopping Parades that sells convenience goods.

CROYDON PANORAMA: A view that contributes significantly to the image and built environment of Croydon; where the viewing place is open, publicly accessible and well used, and the majority of the Croydon Metropolitan Centre cluster is clearly visible.

DECIBEL (dB): unit of sound level. 0 dB is the threshold of hearing, 140 dB is the threshold of pain. dB(A) is the A scale of sound measurement which most closely represents human hearing.

DEFINITIVE MAP: a statutory record of Public Rights of Way prepared by the Council.

DESIGN LED: Development that is guided foremost by an emphasis on principles of high quality design.

DESIGN STATEMENT: A statement setting out the design principles adopted in a proposal, demonstrating how it has been designed to take account of the local context.

DEVELOPMENT: the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land. Throughout the Plan the term development is taken to include new development, redevelopment and change of use.

DEVELOPMENT PLAN DOCUMENTS: Spatial planning documents that are subject to independent examination, and together with the relevant Regional Spatial Strategy, will form the development plan for a local authority area.

DISTRICT CENTRE: type of town centre which is a focus of shopping, particularly food shopping, smaller scale commercial activities and community facilities outside Croydon Metropolitan Centre and the Town Centres. They are Upper Norwood, South Norwood, Selsdon and New Addington.

DISTRICT PARK: Publicly accessible open space in a landscape setting with a variety of natural features, approximately 20 hectares in size, providing for a wide range of activities including outdoor sports facilities and playing fields, children’s play for different age groups, and informal recreation pursuits for households within 1.2 kilometres of the park.

DISTRICT PLAN: the district plan was the statutory Local Plan for the London Borough of Croydon from 1982 to 1997. The District Plan was replaced by the Unitary Development Plan on its adoption in 1997.

Glossary


EDUCATIONAL OPEN SPACE: the open space surrounding educational establishments that contributes to the character of an area as well as providing important educational, recreational and sporting functions.

EMPLOYMENT AREAS: areas allocated as preferred locations for industry and warehousing of an appropriate scale. Use Classes B1b (research and development), B1c (light industry), B2 (general industry) and B8 (storage and distribution) would be appropriate. There are eight Employment Areas in the Borough. These are shown on the Proposals Map and are: Purley Way North, Purley Way South, Marlpit Lane Coulsdon, Gloucester Road, New Addington, Selsdon Road, Thornton Road and Union Road.

ENVIRONMENTAL APPRAISAL: a form of strategic environmental assessment, originally proposed in PPG12 and since enlarged upon in ‘Environmental Appraisal and Development Plans’ Good Practice Guide which advises local planning authorities to carry out a review of development plan policies and proposals to evaluate their individual and combined impacts on the environment.

ENVIRONMENTAL STATEMENT: document submitted in conjunction with planning applications that are likely to have particularly significant environmental effects. It sets out an assessment of a project's likely environmental effects and shows how harmful effects can be mitigated. The broad criteria for which an Environmental Statement is required are set out in Schedules 1 and 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales Regulations 1999) (as amended). The developer is responsible for preparing the Environmental Statement.

EXPLORATION LICENCE: permits the undertaking of a geophysical survey in an area where the geology suggests that oil or gas may be present. Exploration licenses are issued by Central Government and are a requirement under the Petroleum (Production) Act 1934 (as amended)

EYESORE SITE: site which degrades the amenity of the surrounding area, for example, derelict, underused, unkempt sites which are visually unattractive.

FAMILY HOUSING: a residential unit comprising a minimum of 2 bedrooms providing at least 3 bed spaces with other accommodation and layout to meet the needs of family living.

FLOORSPACE:

a) gross EXTERNAL floor space is based on the overall dimensions of the building or buildings, including the thickness of external walls, and consists of the total floorspace in the development, excluding floors completely or mainly below ground level. It includes the gross floor area of roof structures (such as lift and tank rooms) and covered car parking, servicing areas and other ancillary uses that are not below or mainly below ground level.

b) gross INTERNAL floorspace is the total floor area of a dwelling including internal walls and partitions, columns, piers, chimney breasts and stair wells but

Glossary


excluding perimeter wall thickness and any floor area where the floor to ceiling height is less than 1.5m.

FOOTPRINT: aggregate ground floor area of existing buildings, excluding temporary buildings, open spaces with direct external access between wings of a building, and areas of hardstanding.

GENERAL DEVELOPMENT PROCEDURE ORDER (GDPO): permits certain forms of development without express planning permission under the Town and Country Planning Act. In some circumstances, the permission given is subject to extensive qualifications and restrictions. The GDPO also deals with the other procedures connected with planning applications, including the maintenance of registers of planning applications.

GENERAL INDUSTRY: uses falling within Class B2 of Use Classes Order, for the carrying on of an industrial process other than one falling within the light industrial (Class B1c) of the Use Classes Order.

GLARE: the uncomfortable brightness of a light source when viewed against a darker background. The percentage increase in luminance (candelas/m²) can be used to measure this.

GREEN CORRIDOR: Areas of water or vegetation that lead through the built environment to Green Belt and Metropolitan Open Land. Can include railway/tram cuttings and embankments, rivers and riverbanks. Can also include back garden land, parks and playing fields immediately adjacent to these features. There must be a near continuous link to the countryside; small discontinuities, such as roads or stations, are acceptable. Green corridors that are already designated as Sites of Nature Conservation Importance are not separately identified as green corridors, but are considered to still be part of that corridor. GREEN ROOFS: A roof that has vegetation growing on it. There are two basic types of green roof; Intensive and Extensive; Intensive green roofs are roof gardens and like any garden provide space for people. They require the intensive management of a ground level garden, are usually based upon a thick soil or substrate layer and require artificial irrigation. Preferred plants are selected and the roof conditions created to support them. They are heavy systems and thus can have major structural implications for the building. Extensive green roofs are not usually recreational (although extensive planting can be integrated with intensive systems). They have low management requirements and do not usually require artificial irrigation. Plants are selected that will succeed with only minimal modification of the normal roof conditions. Planting styles are usually naturalistic with the objective of establishing a self-sustaining plant community on the roof. Based on a thin layer of soils or substrates, they are lightweight systems with minimal structural implications for the building. The main reasons for installing an extensive green roof are visual appeal, reducing the environmental impact of the building, creating habitat for native flora and fauna, and enhancing building performance.

GREEN CHAINS: areas of public and private open land, adjacent or close to each other, which offer an opportunity for a continuous walk, ride or cycle.

Glossary


HABITABLE ROOM: all rooms used for living purposes except kitchens with a floor area of less than 13m² (140ft²), bathrooms, toilets and corridors and halls.

HERITAGE LAND: areas of land that are of strategic importance in London because of their combined value for landscape, historical interest and nature conservation, and which should be protected and managed accordingly.

HIGH BUILDING: building significantly higher than most of the surrounding buildings or in excess of six storeys or 25 metres.

HOTEL: establishments falling within Class C1 of the Use Classes Order, which provide temporary accommodation and at least one meal (daily) for visitors. It therefore includes guesthouses and Bed & Breakfast establishments. This includes "time share" accommodation. "Large hotels" are those having more than 50 bedrooms. Premises in use as hostels are not included in this definition.

HOUSEHOLD: one person living alone or a group of up to six people (who may or may not be related) living or staying temporarily at the same address with common house-keeping, sharing at least one meal a day or occupying a common living-room.

HOUSE IN MULTIPLE OCCUPATION: house or flat which provides permanent non self-contained accommodation for persons who do not form a single household.

HOUSING ASSOCIATION: non-profit making organisation registered with the Housing Corporation whose purpose is the provision, construction, improvement, or management of houses for sale or rent.

ILLUMINANCE: the amount of light falling on a surface, measured in lumens/m² (LUX)

COMMERCIAL AREAS: areas allocated as preferred locations for general industrial (B2) and warehousing (B8) uses. There are two Industrial Areas in the Borough: Purley Way North and Purley Way South, which are shown on the Proposals Map.

INFILL DEVELOPMENT: small scale development comprising additional buildings constructed between existing ones in an existing built frontage, including those on sites formed by the subdivision of existing plots.

INTERMEDIATE HOUSING – Sub-market housing which is above target rents, but is substantially below open market levels and is affordable by households equal to £40,000 as at 2003/04.

INTERMEDIATE MARKET SECTOR: defined by the GLA’s Housing Commission as “sub-market renting or part-ownership housing for a growing number of people on moderate incomes who cannot afford to rent or buy at London prices, but who also are unlikely to qualify for social rented housing”. The Housing Needs Survey 2002, further clarified the house-price / income gap as ‘housing costing more than social rent levels, but less than the cost of purchasing / renting minimum priced second hand housing’.

Glossary


KEY WORKER: The Housing Needs Survey 2002 has defined key workers as ‘workers on relatively low pay, who are not in any ordinary sense in housing need, but are incapable of buying or renting in the private market because of the recent rise in house prices’. The definition of a ‘core group’ of key workers will depend on local circumstances, and may include: health workers, teachers, emergency service workers, transport, tourism and related service workers. These workers have clearly identified recruitment and retention problems which are undermining service delivery and the economic well-being of the city

LANDMARK: A landmark building or structure that contributes significantly to the image and built environment of Croydon; that is easy to see and recognise, that provides an orientation point and that is visible in long views from different locations around the Borough.

LARGE SCALE DEVELOPMENT - same definition as MAJOR DEVELOPMENT

LDD (Local Development Documents): These will mainly be either Development Plan Documents, Supplementary Planning Documents or the Statement of Community Involvement. The planning documents are known collectively under the new planning system, as Local Development Documents.

LDS (Local Development Scheme): This is the business plan/timetable identifying the programme for plan preparation in the Local Development Framework. It identifies the documents which will be produced by the Planning and Transportation Department in the next 3 years. The LDS will be updated annually to reflect new priorities and planning policies. The LDS comes at the beginning of the LDF to establish the timetable for the development of documents.

LEISURE: indoor or outdoor recreation facilities outside the home used in the 'free time' when a person is not engaged in employment or travelling to or from work. For example, indoor and outdoor sporting facilities, parks, countryside, arts, cultural and entertainment facilities.

LIFETIME HOMES: Lifetime homes should be designed to incorporate flexibility in the layout and access arrangements to allow for future adaptation should the need arise. Lifetime homes have sixteen design features that ensure a new house or flat will meet the needs of most households throughout their life. (See www.jrf.org.uk).

LIGHT TRESPASS: the spill of light beyond the boundary of a property. This can be measured by luminance or more accurately by illuminance (lumens/m²) in the vertical plane.

LISTED BUILDING: building (and its curtilage) included on the statutory list of ‘Buildings of Special Architectural or Historical Interest’ compiled by the Department of Culture Media and Sport because of its special architectural or historical interest. Buildings on the list may not be altered or demolished without consent from the local planning authority.

Glossary


LOCAL AGENDA 21: the United Nations Conference on Environment and Development (the "Earth" or "Rio" Summit) of June 1992 considered ways of progressing towards sustainable development. One of its decisions was to publish Agenda 21, an 800-page action plan for achieving sustainable development.

LOCAL AREAS OF SPECIAL CHARACTER: areas of the Borough that, whilst not meeting the criteria for Conservation Area designation, make a contribution to the area architecturally or in terms of townscape quality and are worthy of protection and enhancement.

LOCAL CENTRES: type of town centre which is a focus of day-to-day shopping and small scale commercial and community activities outside Croydon Metropolitan Centre, the Town and District Centres. There are nine Local Centres in the Borough; these are shown on the Proposals Map. They are Addiscombe, Brighton Road, Broad Green, Hamsey Green, Pollards Hill, Sanderstead, Shirley, South Croydon and Thornton Heath Pond.

LOCAL DEVELOPMENT DOCUMENTS (see LDD)

LOCAL DEVELOPMENT SCHEME (see LDS)

LOCAL LIST: non-statutory list of buildings of local architectural or historic interest compiled by the Local Authority.

LOCAL NATURE RESERVE: area of local nature interest that is primarily managed for nature conservation. Local Authorities have statutory powers to set up Local Nature Reserves under Section 21 of the National Parks and Access to the Countryside Act 1949 (as amended).

LOCAL OPEN LAND: parks and open spaces within and on the edge of built- up areas that contribute to amenity.

LOCAL PARK: publicly accessible open space approximately 2ha-20ha in size providing children's/youth play equipment and at least two of the following: court games, sitting-out areas, nature conservation areas, gardens, sports pitches, kick-about areas or other sports and recreational facilities (e.g. putting greens, trim trails, sailing and fishing lake).

LOCAL VIEW: A view that contributes significantly to the image and built environment of Croydon; where the viewing place is open, publicly accessible and well used, where the view is clearly defined and focuses on a building of significant local architectural or historic importance and where it makes a significant contribution to the character of the locality.

LONDON PLAN: See Spatial Development Strategy. MAIN RETAIL FRONTAGE: a frontage within Croydon Metropolitan Centre, the Town and District Centres and the Local Centres of Addiscombe, Hamsey Green, Sanderstead, South Croydon, and Thornton Heath Pond which is predominantly retail in character, even though other Shopping Area Uses may

Glossary


be present (see also ‘Secondary Retail Frontage’ and ‘Shopping Area Frontage’).

MAJOR DEVELOPMENT:

a) retail development with a gross floorspace exceeding 2,500m² (26,900ft²) or other commercial development with a gross floorspace exceeding 3,000m² (32,280ft²) or

b) residential development providing 30 or more dwellings; or

c) development involving the change of use of one hectare or more of land.

Note: Same definition for LARGE SCALE DEVELOPMENT

(See also ‘Scale of Development’).

MAJOR DEVELOPMENT AS DEFINED IN THE GENERAL DEVELOPMENT PROCEDURE ORDER 1995

Means development involving any one or more of the following-

a) the winning and working of minerals or the use of land for mineral working deposits;

b) waste development; c) the provision of dwelling houses where:-

(i) the number of dwelling houses to be provided is 10 or more; or

(ii) the development is to be carried out on a site having an area of 0.5 hectare or more and it is not known whether the development falls within paragraph (c) (i);

d) the provision of a building or buildings where the floor space to be created by the development is 1,000 square metres or more; or

e) development carried out on a site having an area of 1 hectare or more.

METROPOLITAN CENTRE: see ‘Croydon Metropolitan Centre.’

METROPOLITAN GREEN BELT: area of predominately open land that encircles London.

METROPOLITAN OPEN LAND: areas of predominantly open land within the built- up area with significance beyond one borough.

MIXED USES: Mixed use developments combine a mix of land uses including housing, either on a site or within individual buildings, such as flats over shops.

MOBILITY HOUSING: see ‘Accessible Housing’.

Glossary


NATIONAL PLAYING FIELDS ASSOCIATION ‘6 ACRE’ STANDARD: this advisory standard for outdoor play, games, sports and other physical recreation requires 6 acres (or 2.43 hectares) of open space to be provided for every 1000 people. In considering planning applications for housing schemes of more than 30 units, the Council will calculate the amount of open space required by estimating the number of people likely to be living there, based on the number of habitable rooms.

NATURE CONSERVATION: protection and enhancement of the natural environment for the benefit of people and for its own sake. This involves maintaining geology and maintaining and increasing the range of plant and animal species, encouraging public access and promoting the interpretation of sites.

NET RESIDENTIAL AREA: area of land that will be occupied by residential development including:

a) any small public or private amenity space forming an integral part of the layout.

b) half the width of any adjoining street, up to a maximum of 6.1 metres (20 feet).

NON-RETAIL: uses within shopping centres that are not within Class A1 of the Use Classes Order 1987 (see ‘shop’).

PERCENT FOR ART: agreement whereby the developer devotes a proportion of the development costs towards the provision of a feature of artistic merit or craftsmanship either within the development or elsewhere, such as (a) sculpture(s).

PERMITTED DEVELOPMENT: minor changes to land and buildings exempt from planning control which are granted planning permission under the Town & Country Planning General Development Procedure Order 1995 and therefore do not require consent of the Council.

PERMITTED PARKING REGULATIONS: rules applied in areas where parking is allowed for a given period of time, for example Pay & Display spaces, defined by the Council in its role as Local Highways Authority.

PLANNING AGREEMENTS: agreements between landowners and local planning authorities made under Section 106 of the Town & Country Planning Act, 1990 (see also ‘Planning Obligations’).

PLANNING CONDITIONS: restrictions that apply to the grant of a planning permission. The Town & Country Planning Act, 1990 empowers local planning authorities to ‘attach such conditions as they think fit’ to the grant of planning permission. There are constraints on the use of conditions, which should only be imposed where they are necessary, relevant to planning, relevant to the development to be permitted, enforceable, precise and reasonable in all other respects.

Glossary


PLANNING OBLIGATIONS: in granting planning permission, or in negotiations with developers that lead to the grant of planning permission, the local planning authority may seek to secure modifications or improvements to the proposals submitted for their approval. They may grant permission subject to conditions (see ‘Planning Conditions’) or, where appropriate, may seek to enter into planning obligations with a developer regarding the use or development of the land concerned, or of other land and buildings; or seek to mitigate a specific impact arising from it. Rightly used planning obligations may enhance development. Planning obligations are made under Sec.106 of the Town and Country Planning Act, 1990, and may be entered into by means of a unilateral undertaking by a developer as well as agreement between a developer and a local planning authority.

PLANNING PERMISSION: formal approval given by a local planning authority for development requiring planning permission; a full permission is usually valid for five years.

PLANNING POLICY GUIDANCE (PPG): notes issued by the Government that set out national advice on different aspects of planning policy. They must be taken into account by local planning authorities in the preparation of their plans and in the determination of planning applications and appeals.

POLLUTING DEVELOPMENT: Although all development has external costs which can be regarded as ‘pollution’, in this context it refers to development which requires statutory pollution control consent under the Environmental Protection Act 1990, the Pollution Prevention and Control Act 1999, the Water Resources Act 1991, the Water Industry Act 1991, the Clean Air Act 1993, the Waste Management Licensing Regulations 1994, the Planning (Hazardous Substances) Act 1990, the Building Regulations 1991 and associated Regulations.

PROPOSALS MAP: that part of the Croydon Plan that identifies the areas to which particular policies apply and the location of specific proposals.

PUBLIC ART - Public Art is the integration of artists' ideas and work into the built and natural environment. Public artworks can incorporate sculptures, mosaics, tapestries, etched and stained glass, wall reliefs, railings and gates, designed and made by professional artists

QUALITY OF LIFE: broad concept that embraces the quality of an individual's interaction with the built and natural environment and access to a wide range of social and cultural activities.

RECREATION: activity outside the home which has as its main purpose to refresh or entertain. Recreation may be the main reason for participation in tourism, sports, arts, culture, entertainment, use of the countryside and other types of indoor and outdoor facilities.

REGIONAL GUIDANCE FOR THE SOUTH EAST (RPG9): Planning Policy Guidance that provides strategic guidance for the development of the South East region.

Glossary


REGIONALLY IMPORTANT GEOLOGICAL SITE: the most important places for geology and geomorphology outside statutorily protected land such as Sites of Special Scientific Interest (SSSI). RIGS are designated for their educational, scientific, historical or aesthetic qualities.

RENEWABLE ENERGY: energy that can be harnessed in such a way that the source of the energy is not depleted, including energy derived from the sun, the wind, the heat at the earth’s core, crops that can be replanted and the flow of rivers or tides.

RESIDENTIAL AMENITY: those characteristics that can make the external qualities of the residential environment pleasant to be in.

RESIDENTIAL CARE HOMES: residential accommodation that provides services to people in need of care. Examples include homes for the elderly, children, and for the mentally ill.

RESIDENTIAL DENSITY: relationship between the amount of residential accommodation in a development and its site area. It is calculated by dividing the number of habitable rooms by the "net residential area" of the site - as defined in this Glossary.

RETAIL: see ‘Shop’.

RETAIL PARK: areas allocated as preferred locations for retail warehouses and large stores at an out of centre location. There are six Retail Parks in the Borough; Ampere Way, Commerce Way, Fiveways, Lombard, Trafalgar Way, and Waddon Retail Parks, these are identified on the Proposals Map.

RIO SUMMIT: see ‘Local Agenda 21’. The Summit also produced treaties on climate change and biodiversity, a set of 27 principles on environmental and development issues (the ‘Rio Declaration’), a proposal for a UN Commission on sustainable development, increased aid to the Third World and a set of principles for conserving and exploiting forests.

SCALE OF DEVELOPMENT: small, medium and major/large Business, Industry, Warehousing and Retail development are defined as having gross floorspace areas as follows:

‘Small’ less than 500m². (5,380ft²)

‘Major/large’ Retail: greater than 2,500m² (26,900ft²) Other development: greater than 3,000m² (32,280ft²)

Small developments are self-contained with independent ground floor access.

The above definitions of scale will normally be applied subject to other material considerations.

SCIENCE AND BUSINESS INNOVATION PARK: a development whereby every premises is occupied by organisations which includes within its activities

Glossary


one or more of the following; scientific research and/or production of such research using computer technology and knowledge for product design, development and limited production. This can be in any of the sciences, including the social sciences; training and conference facilities; business innovation (that is services and facilities that support the creation and growth of new businesses); and activities ancillary to the occupiers of the science park.

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

SHELTERED HOUSING PERSON: A person, normally over 60, who is still relatively active and capable of living for the most part independently, but who requires “reserved” self contained accommodation in a complex where warden assisted support and other services are available. The accommodation itself may be designed or adapted to be easier to use by persons of increasingly limited mobility and dexterity. The complex may also include communal facilities. Persons over 60 requiring such accommodation may be accompanied by a younger partner of between 55 and 60.

SHOP: premises falling within Class A1 as defined by the Use Classes Order. This includes use for all or any of the following purposes: the retail sale of goods other than hot food, a post office, for the sale of tickets or as a travel agency, for the sale of sandwiches or other cold food for consumption off the premises, for hairdressing, for the direction of funerals, for the display of goods for sale, for the hiring out of domestic or personal goods or articles, for the cleaning or washing of clothes or fabrics on the premises, for the reception of goods to be washed, cleaned or repaired, in all cases where the sale, display or service is to visiting members of the public.

SHOP FRONT IMPROVEMENT SCHEMES: schemes jointly funded by the Local Authority, private and voluntary sectors aimed at improving the external appearance of shops.

SHOPPING AREA FRONTAGE: a concentration of ‘Shopping Area Uses’ within Pollards Hill, Broad Green, Brighton Road and Shirley Local Centres (see also ‘Main Retail Frontage’ and ‘Secondary Retail Frontage’).

SHOPPING AREA USES: uses falling within classes A1, A2 and A3 of the Use Classes Order.

A1 uses are Shops (see ‘Shop’);

A2 uses are financial and professional services (other than health or medical services), being services which it is appropriate to provide in a shopping area, and where the services are provided principally to visiting members of the public;

Glossary


A3 uses are for the sale of food and drink for the consumption on the premises or of hot food for consumption off the premises (i.e. cafes, restaurants, pubs, wine bars, and takeaways).

A4 uses are premises where the primary purpose is the sale and consumption of alcoholic drinks, i.e. Public Houses, Wine Bars or other such drinking establishments.

A5 uses are for premises where the purpose is the sale of hot food to take away.

SHOPPING PARADE: a cluster of 5 or more units in Shopping Area Uses, the majority of which are shops (Class A1), outside Croydon Metropolitan Centre, the Town, District and Local Centres which provide for the shopping needs of a very localised catchment.

SITES OF BOROUGH IMPORTANCE FOR NATURE CONSERVATION (SBIs): nature conservation sites, which, from a London-wide point of view as assessed by the London Ecology Unit, do not have an importance beyond the Borough. Important because of their aesthetic appeal and provision of public access, as well as for their intrinsic ecological worth.

SITES OF LOCAL IMPORTANCE FOR NATURE CONSERVATION (SLIs): nature conservation sites which from a London Point of view as assessed by the then London Ecology Unit (now part of the Greater London Authority), are, or may be, of particular value to people nearby. They are particularly important in or near areas of deficiency (defined as areas greater than 1km actual walking distance from a SMI or SBI). Only those sites that provide a significant contribution to the ecology of an area are identified.

SITES OF METROPOLITAN IMPORTANCE FOR NATURE CONSERVATION (SMIs): nature conservation sites which, from a London-wide point of view as assessed by the London Ecology Unit, are important for the capital as a whole. These sites can be important because of their aesthetic appeal and provision of public access, as well as for their intrinsic ecological worth.

SITES OF NATURE CONSERVATION IMPORTANCE (SNCIs): group term for the following: Sites of Local Importance for Nature Conservation, Sites of Borough Importance for Nature Conservation (SBIs), Sites of Metropolitan Importance for Nature Conservation (SMIs) and Sites of Special Scientific Interest (SSSI), (the latter lie within SMIs).

SITES OF SPECIAL SCIENTIFIC INTEREST (SSSI): site of national importance by virtue of its plants, animals, geology, physiographical or other natural features, designated by English Nature and protected under the Countryside and Rights of Way Act 2000. Croydon's three SSSIs are Farthing Downs and Happy Valley, Riddlesdown and the Rose and Crown Chalk Pit, and Croham Hurst.

Glossary


SKY GLOW: the glow caused by a scattering of artificial light by dust particles and water droplets in the sky. It is closely related to the Upward Light Waste Ratio in the vicinity. SMALL HOUSE: any house with a gross internal floor area less than 130 sq.m or less than six habitable rooms. SOCIAL HOUSING – Housing provided by a landlord where access is on the basis of housing need, and rents are no higher than target rents set by the government for housing authority and local authority rents.

SPATIAL DEVELOPMENT STRATEGY: The Spatial Development Strategy, known as the London Plan, was published in 2004, and is one of a number of strategies the Mayor has a duty to prepare under the Greater London Authority Act 1999. It replaces the Strategic Guidance for London Planning Authorities (RPG3). All the London Boroughs’ Unitary Development Plans must be in general conformity with it.

SPECIALLY PROTECTED WILDLIFE SPECIES: badgers and those species protected by Schedules 1, 5 and 8 of the Wildlife and Countryside Act 1981 (as amended). STATUTORY NUISANCE: a ‘nuisance’ as defined by the Environmental Protection Act 1990. This includes: Any premises in such a state as to be prejudicial to health or a nuisance; smoke including soot, grit or ash emitted from a premises so as to be prejudicial to health or a nuisance; Fumes or gases emitted from private dwellings so as to be prejudicial to health or a nuisance; Any dust, steam or smell arising from industrial, trade or business premises being prejudicial to health or a nuisance; Any accumulation or deposit which is prejudicial to health or a nuisance; Any animal kept in such a place or manner so as to be prejudicial to health or a nuisance; Noise (including vibration) emitted from a premises or noise made in the street so as to be prejudicial to health or nuisance; Any other matter declared by other Acts to be a statutory nuisance.

STATUTORY UNDERTAKERS AND EMERGENCY SERVICES: provide public utilities and services such as electricity, water and gas supplies, sewage disposal, fire, police, ambulance, Post Office and telecommunications. Statutory undertakers do not need to apply for planning permission for certain types of development required for the provision of utilities.

STRATEGIC CENTRES: town centres in London of strategic importance for employment, shopping, arts, culture, entertainment and other facilities. STRATEGIC EMPLOYMENT LOCATIONS: The London Plan has identified two types of areas, namely Industrial Business Parks for businesses requiring a high quality environment, and Preferred Industrial Locations for businesses with less demanding requirements. Table A2.1 of The London Plan includes the Purley Way area and Marlpit Lane in the list of Preferred Industrial Locations.

Glossary


STRATEGIC GUIDANCE FOR LONDON PLANNING AUTHORITIES (RPG3): Planning Policy Guidance issued by the Secretary of State for Environment to assist London Boroughs in preparing their Unitary Development Plans and providing guidance in planning matters of London-wide importance. Part One of the Croydon Plan has to reflect the Secretary of State's Strategic Guidance.

SUPPLEMENTARY PLANNING GUIDANCE: - While supplementary planning guidance may be a material consideration, it is not part of the Plan, it is non-statutory and it cannot be accorded the weight given to the Croydon Plan’s policies themselves.

SUSTAINABLE DEVELOPMENT: there are many definitions of sustainable development, although most are variations of a theme. A commonly accepted definition is ‘development which meets the needs of the present without compromising the ability of future generations to meet their own needs’. This definition is that of the World Commission on Environment and Development (the ‘Brundtland Commission’), which published its report ‘Our Common Future’ in 1987.

SUSTAINABLE DRAINAGE: an alternative approach to conventional ‘engineered’ drainage systems that replicates natural drainage and deals with runoff where it occurs. Types of sustainable drainage include; swales, filter strips, detention/retention ponds, wetlands and porous surfaces.

SUSTAINABILITY STATEMENT: A statement setting out how sustainability issues have been addressed in the design process.

‘THIS COMMON INHERITANCE’: Government White Paper on the environment published in September 1990, and reviewed each year. ‘This Common Inheritance’ sets out general principles and objectives and an approach to the environmental problems affecting Britain, Europe and the World.

TOURISM: sum of activity including firms which supply tourist facilities and services during long or short-term stays and visits away from home. Tourism can be defined for particular purposes, for example, by reference to purpose of travel or visit. TOWN CENTRE: The type of town centre which is a focus for shopping, medium to large-scale commercial activities and community facilities outside Croydon Metropolitan Centre with potential for further development and intensification. There are four Town Centres in the Borough, these are shown on the Proposals Map. They are: Norbury, Thornton Heath, Purley and Coulsdon.

TRAFFIC CALMING: an approach to traffic management aimed at reducing the impact of road traffic within an area by, for example, reducing vehicle speeds. Generally, these measures are used in residential areas to improve safety and amenity for residents.

Glossary


TRAFFIC MANAGEMENT: adjusting or adapting the use of existing roads to meet specified objectives such as reducing accidents, environmental improvement, improved access, and improving traffic flows on main roads.

TRANSLOCATION: Collection and removal of species from one site to another.

TRANSPORT ASSESSMENTS: An impartial assessment of the transport impacts of a proposed development. Further information on Transport Assessments is contained in paragraphs 23-27 of PPG13 (March 2001).

TRANSPORT FOR LONDON ROAD NETWORK: network of key roads within London for which the Mayor for London is the Highway Authority. Within the Borough the A23, A22 and A232 are TLRN Roads. TRAVEL PLAN: A general term for a package of measures tailored to suit the needs of individual sites and aimed at promoting greener, cleaner travel choices and reducing reliance on the car.

TREE PRESERVATION ORDER: order used to protect trees of amenity value. Under the Town & Country Planning Act, 1990, the cutting down, topping or lopping of such trees is not permitted without Council consent.

UNILATERAL UNDERTAKINGS: see ‘Planning Obligations’.

USE CLASSES ORDER: (full name; Town and Country Planning (Use Classes Order) 1987, as amended) defines 11 classes of use of buildings and land. If a proposed use falls within the same use class as the existing use, then the change does not constitute development, and does not need planning permission.

UPWARD LIGHT WASTE RATIO: the percentage of luminaire flux that goes up into the sky. Can be used to measure the amount of sky glow caused by a lighting installation.

VISUALLY SENSITIVE AREA: Conservation Area, Local Area of Special Character, Metropolitan Open Land, Green Belt or land adjacent to a Listed or Locally Listed building

WASTE STREAM: A term that describes the process from the initial generation of waste to its final disposal. The amount of household and commercial waste that has to be finally disposed of can be reduced by recovery methods that include recycling and composting. WILDLIFE: The complete range of plants and animals except those that are cultivated or domesticated.


Index Page numbers in bold relate to policies.

A Addiscombe linear park, .............................................................................................86 Addiscombe Local Centre, ...............................................................176-179, 182, 184 Advertisements, ..........................................................................................22, 36 Area of Special Advertisement Control, .........................22, 36 Agricultural land, ..............................................................................67, 74-75, 79 Air quality, ....................................................................................93-94, 95 Air Quality Management Areas (AQMA), ....................... 94-95 Amenity space, ................................................................................................24 Ancient monuments, ................................................................................................49 Annual Monitoring Report, ............................................................................... 145, 228 Archaeology Archaeological heritage, ...................................... 5, 35, 47, 48 Archaeological Priority Zones, ........................................ 48-49 Archaeological remains, .................................................37, 49 enabling development, ...................................................50, 51

B Back land and back garden development, ...............................................................157 Bed and breakfast accommodation, ........................................................................190 Biodiversity Action Plan, .............................................................................................84 Blue Ribbon Network, ..............................................................................................104 Brighton Road Local Centre, ............................................................176-177, 179, 182 Broad Green Local Centre, ...............................................................176-177, 179, 182 ‘Brownfield’ land, ..............................................................................................202 Building form, ................................................................................................20 Building Preservation Notices, ..............................................................................36, 42 Building Research Establishment's EcoHomes, ........................................................21 Business location, ...............................................................................127 uses, ....................................................................127, 134-135 visitors, ............................................................................9, 189

C Cane Hill Hospital, ........................................................................49, 58, 63-64, 65 Major Developed Site, ............................................... 128, 138 Car Parking Standards, ............................................................................121, 249-251 Care homes, ..............................................................................................165 Change of Use, existing building, ....................................................................60 hotels and guest houses, ....................................................191 shopping, .............................................................181, 182-184 Community Services, ......................................................................................197-199 Community Strategy, ............................................................................. 205, 209, 212


Conservation Areas, ..........................................................................5, 35, 36, 37-41 advertisements, .....................................................................22 change of use, ......................................................................41 control of demolition, .......................................................38, 39 Local Open Land, .................................................................67 loss of valued trees, ..............................................................87 Proposals Statements, .........................................................38 telecommunications, .................................................. 200, 201 Contaminated land, ........................................................................................ 99-100 Convenience and comparison goods, ............................................................ 179, 181 Convenience shops, ..................................................................................... 185, 186 Coulsdon Town Centre, ........................................................... 130, 131, 176-177, 179 Crime Prevention, ..........................................................................................23, 31 Croydon Design Awards, ............................................................................................16 Croydon Gateway Site, .....................................................189, 205, 206-207, 208-210 Croydon Metropolitan Centre, ........................................ 2, 3, 4, 7, 9-10, 203, 204-225 affordable housing, .................................................... 209, 213 Area Action Plan, ....................................................... 205, 219 better use of vacant property, .............................................158 car parking, ................................................................ 122, 123 community services, .................................................. 197, 213 Croydon Gateway Site, ............................................. 207, 209 culture and entertainment, ..................................................204 Fairfield Site, .............................................................. 211, 213 hierarchy of centres, ...........................................................176 high buildings, ........................................................ 26, 27, 223 higher density residential development, .................... 164, 204 leisure and indoor recreation, .............................193, 194-195 main retail frontage, ............................................................182 offices, .................................................................129, 130-131 Park Place Site, .................................................................215, pedestrian links and active frontages, ....................... 220, 221 primary shopping area, ...............................178, 179-180, 219 regeneration, ..................................... 9-10, 203, 207-210, 212 retail outside the primary shopping area, ...........................220 secondary retail frontage, ...................................................184 skyline, ....................................................................... 224, 225 transport, ................................................7, 115, 210, 213, 222 views and landmarks, .........................................................224 visitor accommodation, .......................................189-190, 191 visitor attractions, ................................................................192 West Croydon Site, .............................................................217 Cultural Strategy, ..............................................................................................205 Cycling, .....................................................................119, 120, 251, 254

D Design statement, ..........................................................................................17, 18 Disabled people, access, ..................................................................................12 car parking, ................................................................ 122, 251 design for access, ............................................ 18, 23, 24, 173


travel needs, ....................................................................7, 115 District Centres, car parking, ................................................................. 122-123 community facilities, ............................................................197 flats over commercial premises, .........................................158 hierarchy, ..................................................................... 176-177 leisure and indoor recreation, .................................... 193, 195 retail development, .....................................................178-179 tourism, ................................................................................192 visitor attractions, ................................................................189 Dwellings mix on large sites, ....................................................................................155

E East Croydon Station, .............................................204, 205, 206-207, 210, 213, 222 Eco-homes, ................................................................................................21 Economic Activity, ..........................................................................................8, 127 Edge of Centre locations, ..........................................................12, 130, 180, 182, 190 Educational Open Space, .....................................................................................68, 69 Employment Areas, .............................................................................105, 131, 132 outside Employment Areas, ......................133, 135, 136, 137 Energy, .............................................................................110, 111, 112 conservation, .........................................................................19 efficiency, ............................................................... 16, 20, 112 English Heritage, Archaeological Priority Zones, ..............................................48 enabling development, .........................................................51 high buildings, .......................................................................27 historic parks and gardens, ............................................46, 67 Listed Buildings, ..............................................................37, 44 Environment Agency Water Resources Strategy, ...................................................104 Environmental Impact Assessment Regulations, .......................................... 18, 89-90 Environmental performance, ......................................................................... 17, 19, 21 Environmental Performance Statement, ..............................................................17, 90 Environmental Protection, .......................................................................................6, 89 Environmental Statement, ............................................................................. 83, 89, 90

F Fairfield Site, ...................................................................... 210-211, 212-213 Flood Risk, ..................................................................................... 101, 102 Freight, ..............................................................................................123

G Green Chains, ................................................................................................71 Green Corridors, ................................................................................................71 Green roofs, ................................................................................. 16, 86, 103 Greenfield land, ............................................................................... 59, 161, 163 Guest houses, ..................................................................................... 190, 191 Gypsies, ..................................................................................... 173, 174


H Habitats garden, ..................................................................... 18, 26, 31 protected species, ....................................6, 81, 82, 84, 85, 86 wildlife,............................... 6, 16, 62, 81, 82-83, 84, 85, 86-87 Hamsey Green Local Centre, .................................................. 176-177, 179, 182, 184 Hazardous development, ..........................................................................................107 installations, .........................................................................107 substances, .................................................................. 18, 107 Hierarchy of centres, ..............................................................................175, 176-178 High buildings, ........................................................ 26, 27, 162, 219, 223, 224 High density development, location, ..................................................12, 26, 176, 178 residential, .................................... 20, 147, 156, 161, 162-163 High quality design, residential development........... 17, 21, 26, 147-148, 163, 164 specific sites, ........................................65, 206, 210, 214, 216 Historic Parks and Gardens,....................................................................................... 46 Hostels, ..............................................................................................191 Hotels and Tourism, ......................................................................................... 9, 189 Household projections, ............................................................................................. 155 Housing, affordable housing ...............................................166, 167-171 better use of vacant property, .............................................158 conversions, ........................................................................160 dwelling mix on large sites, .................................................155 list of housing sites on Proposals Map, ...................... 151-154 long-term vacancy, .............................................................159 low cost market housing, ....................................................167 meeting all housing needs, ......................................... 148-149 planning commitments, ......................................151, 152-155 retaining small houses, .......................................................165 retention of residential uses, ......................................149-150, supply of new housing, .......................................................150 Housing Capacity Study, .................................................................................. 143-144 Housing Needs Survey, ....................................................................148-149, 167, 171 Housing Provision, different components of, ......................................................143 maximising of, ............................................................. 146-147 monitoring, .................................................................. 145-146 targets, ................................................................................142 Housing Strategy, ..................................................................................... 149, 171

I Inclusive Design, ..........................................................................................23, 24 Indicative Floodplain Map, ........................................................................................102 Indoor sport, ......................................................................................193-194 Industry, appropriate locations, ............................................... 127, 128 in Employment Areas, ............................................... 131, 132 outside designated locations, .................... 133, 135, 136, 137 Interchange, ..............................................................................................120


J

K Key Worker housing, ..................................................................................... 156, 169

L Landbank, ..............................................................................................109 Landfill, .........................................................................91, 92, 105, 106 Landmark, ....................................................................................27, 28-29 Landmark buildings, .............................................................206, 210, 214, 216, 224 Landscape Design, .......................................................................................... 30-31 Layout and Siting of New Development, ....................................................................19 Leisure and Indoor Recreation, ............................................................9, 193-194, 195 Lifetime Homes, .....................................................................149, 171, 172, 173 Light pollution, ....................................................................................93-94, 96 Listed Buildings, alterations and extensions, ...................................................43 demolition, .............................................................................44 Listed Building Consent, ........................................... 38, 43-44 maintenance and repair, ................................................. 36-37 preserve or enhance, ........................................................5, 35 use of, .............................................................................. 44-45 Litter, ......................................................................................106-107 Local Areas of Special Character, ........................................................... 35, 37, 41, 42 valued trees in, ......................................................................87 telecommunications in, .......................................................200 Local Centres, car parking, ................................................................. 122-123 community facilities, ............................................................197 flats over commercial premises, .........................................158 hierarchy,...................................................................... 176-177 leisure and indoor recreation, .................................... 193, 195 retail development, .....................................................178-179 tourism, ................................................................................192 visitor attractions, ................................................................189 Local Cultural Strategy, .............................................................................................193 Local Development Framework, ..................................................................................3 Local economy, ............................................................................. 127, 128, 136 Local Implementation Plan (LIP), .............................................................................116 Local List, ............................................................................... 5, 35, 45, 46 Local Open Land, accessibility, ..........................................................................69 back land development, ............................................ 157, 158 conservation...........................................................................57 criteria for designation, .................................................... 67-68 playing fields, ........................................................................74 protecting, ........................................................................ 65-66 in residential schemes, .........................................................70 London Plan, affordable housing, ............................................ 167, 168, 169 Cane Hill Hospital, ..............................................................138 Croydon Metropolitan Centre, ....203-206, 209, 212-213, 222


design statement, .................................................................18 gypsies and travellers, ........................................................174 hierarchy of centres, ...........................................176-178, 182 hotel capacity, .....................................................................189 housing provision targets, ................... 142-143, 145-146, 150 Local Parks provision, ...........................................................57 loss of small houses, ..........................................................191 Opportunity Area, ................129, 204-205, 209, 212-213, 223 Strateigic Employment Locations, ......................................132 Strategic Office Location, ...................................................129 sustainable patterns of development, ................................147 transport objectives, ................................................... 116, 222

M Main Retail Frontage, B1(a) offices inappropriate, ................................................130 definition, .............................................................................179 retail vitality, .................................................................182-183 Marlpit Lane, Employment Area, ..................................................... 132, 133 waste and recycling, ..........................................................105, Master Plan, Croydon Gateway site, .......................................206-207, 210 Fairfield site, ............................................................... 211, 213 Park Place site, ........................................................... 214-215 West Croydon site, .....................................................216-217 Metropolitan Green Belt, advertisements, ..................................................................22 agricultural land, .............................................................. 74-75 Cane Hill Hospital, ....................................................63, 64-65 changes of use, ............................................................... 60-61 control of development, ..................................................59, 60 conversions, ....................................................................61, 62 land use objectives, ..............................................................62 maintaining open character, .......................................... 57-58 mineral extraction, ...............................................................108 part one policies, ............................................... 5-6, 55, 56-57 smaller parcels of Local Open Land, ...................................68 Metropolitan Open Land, changes of use, ........................................................ 60-61 control of development, ..................................................59, 60 conversions, ....................................................................61, 62 land use objectives, ..............................................................62 maintaining open character, .......................................... 57-58 part one policies, ............................................... 5-6, 55, 56-57 smaller parcels of Local Open Land, ...................................68 Microclimate, ..........................................................................................20, 27 Minerals, ..................................................................................... 108, 109 Mix of dwelling types, .............................................................................155, 156, 164 Mixed use development, Cane Hill Hospital, .........................................................139 Croydon Gateway site, ............................... 206-207, 208-209 Fairfield site, ................................................ 210-211, 212-213 list of sites on Proposals Map, .................................... 152-154 other Croydon Metropolitan Centre sites, ..........................219 parking standards, ..............................................................250


Park Place site, ...................................................................214 West Croydon site, .............................................................216 Multiple Occupation, ..................................................................................... 160, 168

N Nature Conservation, back land and back garden development, .........................157 light pollution, ........................................................................96 Local Open Land, .................................................................66 mineral extraction, ...............................................................108 part one policy, ..................................................................6, 81 Sites of Nature Conservation Importance, .....................82, 83 sites of nature conservation interest, ................................... 85 New Addington, Employment Area, ..............................................................133 hierarchy of centres, ...........................................176-177, 179 mixed use development, ....................................................154 New street design and layout, ....................................................................................29 Night-time economy, ..............................................................................................194 Noise, assessment, ..........................................................................96 Noise Exposure Categories, ................................................98 noise sensitive development, .........................................97, 98 pollution, ................................................................................93 Non-retail (non-A1) uses, ..........................................................................182-185, 186 Norbury Town Centre, ............................................................. 130, 153, 176-177, 179

O Offices and Other Business Uses, ...........................................................129, 130-131 One Stop facilities, ..............................................................135 outside designated locations, .................................... 134, 135 Open Land and Outdoor Recreation, ...................................................... 5, 55, 58, 108 Opportunity Area, ........................................10, 129, 203, 204-205, 209, 212-213 Outdoor Sport and Recreation, ......................................................................72-73, 74 Out-of-centre locations, .............................................................................. 12, 130, 180 Outside Town, District and Local Centres, industrial and warehousing uses, .............................. 135, 136 office use, ............................................................................137

P Park Place site, ..............................................................................214-215, 216 Parking, design and layout, ...........................................................29, 30 off street public car parking, ................................................123 at railway stations, ..................................................... 120, 121 standards, ...........................................................121, 249-254 temporary car parks, ...........................................................123 Passive solar gain, ..........................................................................................20, 25 Pedestrian links, ..............................................................................119, 220-221 Permitted development, .................................................................................. 36, 61-62 Photovoltaic panels, ....................................................................................... 20, 112 Places of worship, ..................................................................................... 197, 198


Planning Policy Statement 1 (PPS1), ...................................................................15, 17 Pollards Hill Local Centre, ......................................................... 176-177, 179, 182-183 Primary Shopping Areas, ..........................................................178-179, 181, 219-220 Proposal Sites, ..............................................................................................227 Public Art, ..........................................................................................32, 33 Public Realm, ...........................................................19, 27, 29, 104, 217, 218 Public Rights of Way, ..........................................................................................71, 72 Public Transport Network, ........................................................................................120 Public utilities infrastructure, .....................................................................................200 Purley, Employment Area, ..................................................... 105, 132 Purley Cross, ......................................................................117 Purley Town Centre, ..........................130, 176, 177, 179, 181 Station aggregates depot, ..................................................110

Q Quality of Residential Development, ........................................................................147

R Railway stations, ..................................................................................... 120, 121 Refuse and Recycling Storage, ..................................................................................32 Regionally Important Geological Sites, ......................................................................82 Remediation measures, ..................................................................................... 99, 100 Renewable energy, .....................................................16, 19, 25, 89, 110, 111, 112 Residential amenity, community facilities, ................................................... 197, 198 Educational Open Space, .....................................................68 employment outside designated centres, .........134, 135, 136 guest house location, ................................................. 190, 191 leisure and indoor recreation, .................................... 194, 195 light pollution, ........................................................................96 noise from traffic, .................................................................121 protecting Local Open Land, ................................................66 protection of, ...................................................................24, 25 residential care homes, ......................................................165 residential conversions, ......................................................160 retail change of use, .................................................. 183, 185 supply of new housing, .......................................................151 waste management facilities, ...............................................89 Residential car parking standards, ...........................................................................250 Residential care homes, ...........................................................................................165 Residential conversions, .................................................................................. 159, 165 Residential density, ..............................................................................................161 Retail parks, ..............................................................................................181 Retail vitality, ..............................................................................................182 Retaining small houses, ............................................................................................165 Retention of residential uses, ...................................................................................149 Road hierarchy, ..............................................................................................117 Road safety, ..............................................................................................124 Roads and traffic management, ...............................................................................117


S Safeguarding road improvement schemes, .............................................................117 Safety and security, ................................................................................................23 Sanderstead Local Centre, ............................................. 176, 177, 178, 179, 182, 184 Scale and design of new buildings, ............................................................... 17, 20, 21 Schedule 1: Proposals Map and Schedules, ...........................................................227 Schedule 1a Housing Sites, .....................................................................................229 Schedule 1b Mixed Use Sites with a housing element, ..........................................232 Schedule 1c Other non-residential Proposal Sites, .................................................236 Schedule 1d Proposal Sites within the designated centres, ...................................237 Schedule 2: Designated Shopping Frontages, ........................................................243 Scheduled Ancient Monuments, ................................................................................49 Science and Business Innovation Park, ....................... 63, 64, 65, 127, 128, 138, 139 Secondary retail frontages, .............................................................................. 179, 184 Selhurst Park, ................................................................................................74 Selsdon, Employment Area, ..............................................................133 District Centre, ................................................... 176, 177, 179 Sequential test approach, .................................................................................. 12, 130 leisure and indoor recreation, .................................... 194, 204 office location, .................................................... 129, 190, 192 river flood risk, .....................................................................101 shopping development, .....................................179, 180, 181 visitor accommodation and attractions, ..................... 190, 192 Shared equity housing, .............................................................................................169 Shared ownership, ..................................................................................... 156, 167 Shirley Local Centre, .....................................................................176, 177, 179, 182 Shopfront design, ................................................................................................22 Shopping, convenience shops, ....................................................185-186 Croydon Metropolitan Centre, ...................203, 207, 214, 220 hierarchy, .............................................................176-178, 180 large residential developments, ..........................................186 main retail frontages, ..................................................182-183 preferred locations, ............................................175, 178-179, primary shopping areas, .....................................179-182, 219 retail parks, .................................................................. 181-182 secondary retail frontages, .................................................184 shopping area frontage, ..............................................182-183 shopping parades, ......................................................184-185 Sites of Borough Importance, ...............................................................................82, 83 Sites of Local Importance, .................................................................................... 82, 86 Sites of Metropolitan Importance, .........................................................................82, 83 Sites of Special Scientific Interest, ........................................................................82, 83 Small houses, ..............................................................................................165 Small unidentified sites in Housing Capacity Study, ................................................144 Social rented family housing, ....................................................................................156 Social rented housing, .....................................................................149, 167, 169, 171 Solar water heating, ....................................................................................... 20, 112 Sound insulation, ..........................................................................................97, 98 South Croydon Local Centre, ..................................................176, 177, 179, 182, 184 South Norwood District Centre, .......................................................176, 177, 179, 180


Sport, Cane Hill Hospital site, ..........................................................63 community facilities, ............................................................199 flood plains, .........................................................................101 Green Belt and Metropolitan Open Land, ................55, 56-58 leisure and indoor recreation, .....................................193-194 Local Open Land, ...........................................................65, 66 outdoor sport and recreation, ...................................72-73, 74 Sports Strategy, ..............................................................................................193 Stand alone schemes for renewable energy, ................................................. 110, 111 Statutory List of Buildings of Special Architectural or Historic Interest, ...............36, 42 Statutory nuisance, ................................................................................................94 Statutory undertakers, appropriate use of sites, .....................................................133 excluded from designation as Local Open Land, ................67 operational needs, ..................................................... 199, 200 Strategic Office Location, ..........................................................................................203 Sub-Regional Development Framework, .....................................................................3 Sui generis, .............................................................................131, 132, 135 Sunlight and daylight, ................................................................................................25 Supplementary Planning Guidance, buildings on the Local List, ...........................46 Conservation Areas, .............................................................38 Design for Accessibility, ........................................................24 Local Areas of Special Character, ........................................42 renewable energy, ....................................................... 19, 112 residential conversions, ......................................................160 Sustainable Water Usage, ....................................................19 Supply of new housing, .............................................................................................150 Surplus land, ..............................................................................................202 Sustainable development, contaminated land, ............................................ 99, 100 environmental design, ...........................11, 13, 15, 16, 17, 21 environmental protection, .....................................................89 housing provision, ......................................146, 147, 163, 204 nature conservation, .............................................................81 retail development, .............................................................182 Sustainable Drainage Systems, .............................................................103 Surface Water Drainage, ....................................................103 Water Usage, ............................................................... 19, 104 Sustainable materials, ..........................................................................................16, 89 Sustainable transport, ..................................................................................... 115, 116 car parking, .........................................................................123 Croydon Metropolitan Centre, ................................... 209, 212 housing provision, ...............................................................147 pedestrians and cyclists, ....................................................124 public transport network, ............................................ 120-122 urban design, ........................................................................15 waste management facilities, .............................................106

T Tandem development, ..............................................................................................157 Taxis and Minicabs, ..............................................................................................121 Telecommunications, ..................................................................................... 200, 201


Temporary car parks, ..............................................................................................123 Thornton Heath Town Centre, .........................................................130, 176, 177, 179 Thornton Heath Pond Local Centre, ............................................................... 182, 184 Tourism, ..............................................................................................192 Town Centre hierarchy, ............................................................................130, 176-178 Town Centres, car parking, ................................................................ 122, 123 community facilities, ............................................................197 flats over commercial premises, .........................................158 high density development, .......................................... 162-164 housing provision, ...................................................... 146, 159 leisure and indoor recreation, .................................... 193, 195 main retail frontages, ..........................................................182 office location, ....................................................129, 130, 138 retail development, .....................175, 176-177, 178-179, 181 tourism, ................................................................................192 transport, ............................................................115, 116, 118 visitor attractions, ................................................................189 Traffic generation, ..................................................................................... 117, 118 Transport, of minerals, ..........................................................................110 public transport, ..........................................120, 130, 204, 222 roads and traffic management, .................................. 117-118 strategy, ...................................................................... 116, 222 sustainable, .........................................................................115 Transport Assessment, ............................................. 118, 124 Travellers, ..................................................................................... 173, 174 Travel Plan, Cane Hill Hospital site, ....................................................64, 65 traffic generation, ............................................... 118, 119, 137 Tree Preservation Orders, ....................................................................................86, 87

U Upper Norwood District Centre, ......................................................176, 177, 179, 180 Use Class Order B1(a) offices, ............................................................... 134-135 B1(b) research and development, ......................................135 B1(c) light industry, .............................................................135 B2 general industry, ............................................................135 B8 storage and distribution, ................................................135

V Vacant Property, ..............................................................................................158 Views and Landmarks, ................................................................................ 27, 28, 224 Vision 2020, .....................................................................179, 205, 209, 212 Visitor accommodation, .................................................189-190, 191 attractions, .................................................................. 189, 192 Vitality and viability of centres, ....................................................................12, 122-123 retail development, ............175, 179-180, 182, 183, 185, 220 leisure and indoor recreation, .................................... 194, 195


W Warehousing, appropriate locations, ............................................... 127, 128 in Employment Areas, ............................................... 131, 132 outside designated locations, .................... 133, 135, 136, 137 Waste and recycling, ............................................................. 105, 106 arisings, .................................................................................90 management facilities,................................... 89, 92, 105, 106 management services, .........................................................90 minimisation, .........................................................................16 Water, flooding, drainage and conservation, ...................19, 101-104 Windfall sites, ..............................................................................................144 West Croydon Site, ..............................................................................216-217, 218 Wooded hillsides and ridges, ....................................................................... 25, 26, 157

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