The new Local Plan: briefing note on how the new plan relates to Addiscombe

This section covers the sites and issues that relate to the Addiscombe and to the part of the Town Centre (Croydon Opportunity Area) that overlap around East Croydon Station. Cllr Sean Fitzsimons comments in italic.

Consultation Periods for comments: 6th Nov to 18 Dec 2015. Length set be planning law.

How to Respond?

Email: Download the Representation Form at: https://www.croydon.gov.uk/sites/default/files/articles/downloads/Representation%20Form%20%282015%29.docx , complete and return to Croydon Council at ldf@croydon.gov.uk

Post: to Spatial Planning Service, Zone B, 6th floor, Bernard Weatherill House, 8 Mint Walk, Croydon CR0 1AE

  1. Suggested Policies and Proposals to comment on:
    1. Do you agree with Mayor of London requirement to increase number of new homes to 1435 a year, and 31,750 by 2036?
    2. Do you agree with the split of the 31,750 homes over the 3 main areas of Croydon Opportunity Area; Windfall sites/Sustainable Growth of the Suburbs; Urban sites beyond the Central Croydon Opportunity Area?
    3. Do you agree with the new designation of Neighbourhood Centres (including Cherry Orchard Road/Lower Addiscombe Road). This new designation joins the existing designations of Town Centres (like Thornton Heath & Purley), District Centres like Addiscombe. Aim is to protect smaller commercially viable shopping and office parades from being turned into housing.
    4. Do you support the introduction of East Croydon Office Retention Area to ensure that Croydon remains a major employment centre as well as a shopping destination?
    5. Support restrictions on on hot food / take-away units? (especially near schools)
    6. Support new rules to protect local pubs?
    7. Support provision of new traveller sites to meet housing needs of travellers and show people. (You may want to distinguish whether you agree with the new policy in principle, but not agree with the proposed sites). Background information on this proposal is at https://www.croydon.gov.uk/planningandregeneration/framework/lpevidence/homes/gypsiestravellers
    8. Support the view that Croydon already has more care homes than its population needs, and if so, are you in favour of a restrictive care home policy?

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B) Specific issues to comment on in The Croydon Local Plan: Detailed Policies and Proposals (Preferred and Alternative Options)

Addiscombe DM33:

  1. Addiscombe General Character: 11.26 to 11.31 fails to address the area around East Croydon Station/off Cherry Orchard Road. This residential area is next to the opportunity is a stark transition zone from Office developments into Victorian and Edwardian low-rise terrace houses.

  2. DM33.1 support these proposals,

  3. DM33.2 support the proposals

  4. 11.32 to 11.39 Addiscombe District Centre: Support including proposals for maximum height of 5 stories on specific corner plots

  5. 11.40, 11.41 Agree that current character has become fragmented and needs sensitive development

  6. 11.33 to 11.42: fails to address needs of Cherry Orchard Road/Lower Addiscombe road shopping parade, plus the transition zone of Cherry Orchard Road between the Croydon Opportunity Area and the streets of Oval Road, Cedar Road, Colson Road and Cross Road.

Croydon Opportunity Area DM36

  1. 11.70 & 11.71: Fails to address issues around East Croydon Station and the transition zone into Addiscombe Place of Oval Road, Cherry Orchard Road, Cross Road and Colson Road

  2. DM36.1, DM36.2 DM36. Failure to develop a policy on Residential Skyscrapers. Current Tall Building policy of appropriate for edge of Croydon Opportunity Sites. Maximum height should be set for Cherry Orchard Road and Addiscombe Road. Current Maximum height should be based on Number One Croydon (NLA Tower). Aim to reflect that it borders a low rise residential areas of Cross Road/Colson Road/Oval Road/Cedar Road/Cherry Orchard Road. Suggest that we have the central area of Croydon Opportunity Area to be allowed tall Office Buildings. No residential building to be over 25 floors as it fails to deliver affordable housing. No tall buildings over 25 floors on Cherry Orchard Road/Addiscombe Road due to proximity to low rise residential building.

  3. 11.78 to 11.85: fails to specifically address the East Croydon area as a distinct area in its own right.

  4. 11.78 11.85: fails to address Network Rail proposals for a new East Croydon Station north of current site. Need to protect new entrances into Lansdowne Road and Cherry Orchard Road/Cross Road. Also fails to designate land owned by Menta Ltd as the new access route into the new pedestrian bridge from Cherry Orchard Road.

  5. Generally: Fails to provide a new off road cycling routes through East Croydon Station area, both north/south, east/west.

DM8: Review boundary of Croydon Opportunity are and remove Quest House and Cross Road from area, as this is now a residential building and this residential area is not suitable now for commercial development.

DM11: High street to residential conversions; need beefing up. Should not be allowed in parades with high commercial or community usage. If agreed to convert to oppose use of render and lack of character. Encourage use of brick.

DM15 (also see DM36): Failure to develop a policy on Residential Skyscrapers. Current Tall Building policy of appropriate for edge of Croydon Opportunity Sites. Maximum height should be set for Cherry Orchard Road and Addiscombe Road. Current Maximum height should be based on Number One Croydon (NLA Tower). Aim to reflect that it borders a low rise residential areas of Cross Road/Colson Road/Oval Road/Cedar Road/Cherry Orchard Road. Suggest that we have the central area of Croydon Opportunity Area to be allowed tall Office Buildings. No residential building to be over 25 floors as it fails to deliver affordable housing. No tall buildings over 25 floors on Cherry Orchard Road/Addiscombe Road due to proximity to low rise residential building.

DM28 Parking: Support proposal to allow lower parking standards for affordable housing sites to make this type of housing is more deliverable.

East Croydon Office Retention Area: Good policy but needs beefing up. Too many buildings are designated as becoming mixed use or residential. Need to set a stricter standards for retaining buildings close to East Croydon Station as office/employment.

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C: The Croydon Local Plan: Policies Map Changes: issues relating to Addiscombe and Croydon Opportunity Area

DM6: Development in Shopping Parades

  1. Do you support 7-17 Lower Addiscombe Road being designated as a shopping parade as most sites in commercial use? Also same for the small parade on Shirley Road on junction of Bingham Road?

  2. Do you support the de-designation of shops on Morland Road as many are not commercial use?

Specific Place issues:

Addiscombe Ward comes under 2 Places: Central Opportunity Area and Addiscombe Place. Following are issues that I believe that residents may be interested in and should respond to.

Addiscombe Place: specific sites detailed proposals: Changes proposed.

  1. Ref 68: 130 Oval Road: designate as a new housing site.

  2. Ref 116: Rees House & Morland Lodge: Secondary School or residential if not required as a Secondary School by 2021

  3. Ref 403: Roman House, 13-27 Grant Road: to be used for housing

  4. Ref 474: The Cricketers, 47 Shirley Road: residential housing post 2026

Addiscombe Place: specific sites detailed proposals: Retention proposed.

  1. A333 Harris & Bailey Ltd, 50 Hastings Rd: keep as employment

  2. A399: 109-117 Cherry Orchard Rd: Keep as school/community facility

  3. A402; 106 Lower Addiscombe Road: Rear of petrol Station: keep as employment site

  4. A476: Garages to rear of 1-19 Craven Road: multiple ownership of site so redevelopment unlikely to happen

Croydon Opportunity Area specific sites detailed proposals: Changes proposed in Plan

  1. 21: Royal Mail Sorting Office: Mixed use development incorporating residential, hotel and/or office. Cycling Hub a requirement. Should be mostly office, and no more than 25 storeys, or otherwise will dominate NLA Tower.
  2. 138: Menta Tower site and Cherry Orchard Gardens: Paper states there are issues of deliverability of current scheme (55 floor skyscraper). Proposed mixed used development comprising residential, offices, restaurants/cafe, hotels and community facilities. Would suggest that any new proposal restrict height of main building to 25 storeys.
  3. 173: 28-30 Addiscombe Grove: 12 to 32 new homes
  4. 174: 30-38 Addiscombe Road: 49 to 141 new homes
  5. 175: Stephenson House, Cherry Orchard Road: Primary School with residential and or offices on upper floors. Very strongly opposed to this. Not a suitable site for a Primary school and goes against office retention policy.

Sean Fitzsimons comments on specific sites:

Ref 116: Rees House & Morland Lodge: Not convinced this is a large enough site for a secondary school, lack of open space. Long distance from playing fields, etc.

Ref 474: The Cricketers, 47 Shirley Road: Would like to see this protected as a Pub.

Ref 21: Royal Mail Sorting Office: This should be an employment site, as part of the Office Retention area. Also want a Parcel collection office. Support proposal for a cycle hub.

Ref 138: Menta Tower site and Cherry Orchard Gardens: Its been five years since the first proposals and the current scheme doesn’t look deliverable. Suggest no more than 25 floor building on site.

About Sean

Councillor for Addiscombe Ward, 1994-2006, re-elected in May 2010 along with Mark Watson and Patricia Hay-Justice. Since May 2014 Chair of Scrutiny. Lives locally in Addiscombe.
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