ENTERPRISE ZONECreative Enterprise Zone ensures culture will be at the heart of the town’s regeneration

CHANGING SKYLINEOur stunning shots show the pace of change across Croydon town centre

ON TRACKOverwhelming support for Network Rail’s plans to unplug the Croydon bottleneck

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March 2019 Inward investment newspaper published in conjunction with Develop Croydon

LONDON South Bank University (LSBU) has become the first partner to support Croydon Council’s aspiration to become a global centre of learning.

This is the next step in Croydon’s rapid progress, using housing, cultural, placemaking and retail development to transform the city into one of London’s most desirable places to live, work, learn and play. By integrating new opportunities for learning, Croydon will not only increase its growing appeal, but also its capacity to respond with greater resilience and creativity to the many challenges modern cities face.

LSBU, which has already positioned itself as a strong link between entrepreneurship and tertiary education, is an ideal partner to navigate these challenges. The University’s business incubation facility houses 90 businesses and is ranked among the top 15 university-run incubators in the world, while its employer-supported learning framework has made it a leading UK university for graduate employment, with nearly 89 per cent of graduates in professional graduate-level jobs or further study six months after graduation.

“LSBU is excited about the opportunity to work in partnership with Croydon Council to provide the high quality higher education the people and employers of the area deserve. We believe that a new Croydon university centre offer would make a vibrant and vital contribution to local learners and employers, and provide an exciting model for education in the UK,” says Vice Chancellor of London South Bank

University Professor Dave Phoenix.Current challenges include changing

work and retail patterns, and a skills crunch with the number of job vacancies in the UK at a record high. Croydon’s Creative Campus, as an urban model that integrates culture, learning, digital, leisure, retail, residential and commercial spaces able to flex as urban living styles and needs change, offers opportunity to grow new solutions.

“I’m very proud we are partnering with LSBU as the first step in

developing Croydon’s Creative Campus. This is fantastic news for Croydon’s future – as our borough grows and regenerates, we want our centres to develop as a rich mix of business, learning, creativity and tech. Croydon’s regeneration is already delivering a wealth of opportunities for our residents, with new jobs, homes and facilities. This partnership is another, incredibly important step, as it will improve access to further education for residents of all ages, but especially our 93,000 young people,

significantly boosting their skills and economic prospects,” says leader of Croydon Council Tony Newman.

Investing heavily in improving public spaces, pedestrian permeability, transportation and championing some of London’s most innovative new architecture, including the world’s tallest modular towers currently under construction, creates a culture of creativity and innovation. Croydon’s integrated digital learning network will also link schools, colleges, businesses, libraries

and community centres, creating an opportunity for learning to follow people around the city, providing unique opportunities to investors eager to be at the cutting edge of the learning economy.

Embracing the learning economy is part of Croydon’s £5.25bn regeneration plan, which includes London’s first Creative Enterprise Zone and the Fairfield Halls, soon-to-be opened after a multi-million-pound refurbishment. Croydon’s creative assets are well illustrated by being the launchpad of UK Music – winning 23 Grammy and 13 Brit Awards. Creative sector jobs have also seen a 93% increase in the last five years.

All going to plan, by 2030, Croydon will become known as the place for lifelong learning globally, where learning touches all aspects of life. This aspiration is not only about tapping into the increasingly important knowledge economy, but ensuring Croydon remains a city able to sustainability deliver growth as needs change.

Councillor Newman said: “Croydon is a 21st century sustainable city and the creative campus vision enables us to not only adapt and develop over time, but to establish Croydon as London’s centre of knowledge, creativity and innovation by 2030. We hope this is the first in a number of new announcements as we seek partners from the UK and further afield in developing our creative campus.”

As Croydon develops spaces for ideas and investments to thrive, more new partners will take advantage of being co-located in one of the UK’s best-connected urban areas.

Croydon secures first partner in vision to become global centre of learning

LONDON’S CREATIVE CAMPUS

CROYDON College and Coulsdon Sixth Form College have merged into one new organisation, with the aim to provide even better educational services to communities within the borough and beyond.

While the legal name for the new college will be Croydon College, both will continue to operate under their own separate identities. However, by working together, sharing ideas and facilities, the ambition is to improve performances and results across both Colleges.

Coulsdon and Croydon are both rated as ‘Good’ under their 2018 Ofsted inspections. The aim of the merger is to transform two ‘Good’ Colleges into two ‘Great’ ones.

Coulsdon will continue as a Sixth Form College, providing A Level and vocational qualifications for 16-19 year olds, while Croydon College will continue to provide a broader Further and Higher Education offer, aimed at those aged 16 and above.

The financial stability that the merger provides, will allow both Colleges to continue to invest in providing industry-standard learning environments and support, enabling their students to succeed.

Gordon Smith, Chair of Governors, Croydon College, said: “We are committed to working hard with our partners and stakeholders to ensure that both Coulsdon Sixth Form College and Croydon College contribute fully to the economic and social prospects of the borough and the community we serve.

“Our newly merged College, with its Sixth Form campus in Coulsdon, and its FE and University Centre campus in central Croydon, will provide an unmatched range of academic, vocational, degree level, training and apprenticeships in Croydon to meet the needs of the community and employers.

“This move will accelerate our journey from Good to Great, enhancing the quality of our students’ experience by learning from and with each other”

2

Legacy Youth Zone edges closer to completionWITH building work progressing well on site, completion edges closer for Croydon’s £6.5million Legacy Youth Zone.

Set to open in Selhurst this summer, Legacy Youth Zone will be a safe and inspiring place for young people aged 8-19 and up to 25 for those with additional needs to spend their leisure time. The pioneering charity aims to support young people to lead healthier, happier, more aspirational lives.

Offering over 20 activities, the Youth Zone will provide young people with somewhere to go, something to do and someone to talk to.

Once completed the Youth Zone will host an indoor climbing wall, 3G kick pitch, dance and drama studio, fully equipped gym, sports hall, music room with recording studio, martial arts gym, training

kitchen and much more, all available to members for just £5 per year and 50p per visit. Barnabas Shelbourne, Chief Executive of Legacy said: “It is fantastic to sees the Youth Zone taking shape, what an amazing addition to Croydon, Legacy Youth Zone will make.

“In just a few months we will welcome thousands of new members to the Youth Zone, providing them with a safe and inspiring place where they are able to access the support they need to realise their dreams and achieve their full potential.

“We can’t do this without support from the local community, so please get in touch about supporting this life-changing charity.”

To find out more, visit www.legacyyouthzone.

org or contact enquiries@legacyyouthzone.org

3

Culture at the heart of CROYDON’S successful creative enterprise zone bid will ensure culture remains at the heart of the town’s regeneration, according to council officials.

The town centre has already seen a boom in creative activity, with both individual creative

entrepreneurs and organisations moving in to central Croydon, attracted by the borough’s package of support, and its investment in the arts and more affordable space.

Combined with the borough’s cultural heritage and its major regeneration, this influx of artists and cultural organisations has created the perfect conditions for creative industries to flourish.

A recent cabinet report outlined how the council will build on these foundations to develop as a CEZ after successfully bidding to become one of just six across the capital. On the strength of the borough’s proposal, the Mayor of London awarded Croydon a grant of £500,000 to enable the growth of arts through provision of space, skills and support, policy and community.

In addition, the borough will benefit from training and development for new creative businesses, bringing the total investment to over £1m. Each

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Fair Field tender draws huge range of applicants

Merger will turn two ‘Good’ Colleges into two ‘Great’ ones

We are a privately owned contracting and fit out company, building the social infrastructure that people depend on in their daily lives. In recent years, partnered with Croydon Council, we have completed over £150m of improvements and expansions for education provision in the borough.

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Exciting new spaces: In the last six months, several new studios, creative workspaces and venues have opened up in Croydon including NEXUS, The Front Room, The Art House, Grafton Quarter, and Conditions – all of which were partners in Croydon’s CEZ bid

A HUGE range of tenders to shape one of the most important public spaces in Croydon’s town centre have now been received.

Earlier this year, Croydon Council announced it was looking for the best in local, national, and international architects and landscape architects to express their interest in wanting to help shape the Fair Field public space in the town centre.

Over 220 expressions of interest have been received from organisations wanting to create a world-class public space on the site formerly known as College Green or Fairfield Gardens.

Situated in Croydon’s new cultural quarter, Fair Field will be important for the town centre as a cultural, civic and community hub, providing the setting for the Fairfield Halls, which is reopening in September of this year following a multi-million pound investment by the council. It is anticipated Fair Field will incorporate the use of water, lighting and other innovative technologies, providing a platform for cultural and community activity linked to the Fairfield Halls.

While the site will surround Fairfield Halls, the council is looking for the public space to be of importance in its own right. The ambitious public realm design will

complement Croydon’s new outstanding performance arts centre, as well as the new housing development by Brick by Brick, the development company set up by Croydon Council.

Councillor Paul Scott, cabinet lead for planning and regeneration, said: “We’re delighted we’ve had so much interest in Fair Field. It tells me architects and landscape architects understand the importance of this space.

“For centuries, fairs were held annually on Fair Field, its name before it was College Green or Fairfield Gardens, including the Walnut Fair and Croydon’s Great Fair which took place on the site, providing entertainment

for all ages. Fair Field will be important not only for Croydon’s town centre, but the borough as a whole. The area surrounding Fairfield Halls needs to be of the highest quality to match the calibre the venue’s programme will be providing.

“It also needs to be fun, welcoming and safe, for future generations to enjoy.

“I hope a good percentage of those who have expressed an interest in the project now come forward with proposals for an inspiring, sustainable and resilient public space.”

A shortlisting process will now take place, after which a small number of teams will be invited to the second stage of the tender process.

Cultural hub: The space will form an important part of the town centre

Oh yes it is! Panto returns to Croydon with Halls set for grand reopening

of London’s CEZs will have its own distinctive character, and Croydon won the funding for its ambitious programme to further the creative sector, including:

1) Developing Croydon as a music city – encouraging and nurturing emerging talent, breaking down barriers to success in the music industry.

2) Launching a pioneering new cultural internship programme, offering young people paid work placements with leading national and local arts organisations.

3) Creating a subsidy scheme for under 25s looking for studio space, which will cover up to 40% of the cost.

4) Encouraging creative businesses to move to Croydon, through the introduction of business rate relief for creative start-ups and those relocating.

5) Collating an online list of available properties for creative businesses, and launching a start-up incubator programme

providing tailored business support.

Councillor Oliver Lewis, cabinet member for culture, leisure and sport, said: “Croydon already has a rich cultural heritage and strong identity – its renowned for its urban architecture; its fantastic collection of street art; and as the birthplace of music genres including dubstep and grime. We are now gaining a reputation as a borough that invests in and supports the arts, through initiatives like our cultural partnership fund and our investment in venues like the Fairfield Halls, and this is attracting more creative individuals and organisations to our borough.

“Our CEZ plans will ensure that culture continues to be at the heart of Croydon’s regeneration, putting Croydon on the map as a hub for creative enterprise, which is good news for our economy and good news for our community.”

Moving forward: Work progresses on-site (above) and what the finished article will look like (below)

regeneration

It’s behind you! Members of the pantomine production team get a behind the scenes tour from Fairfield Halls General Manager Neil Chandler (second right)

FAIRFIELD Halls are teaming up with production company Imagine Theatre to bring the most magical pantomime of them all, Cinderella, to Croydon in December 2019.

The eagerly awaited refurbished Fairfield Halls opens in September and the pantomime will be at the heart of the Autumn/Winter season. The family pantomime will star comedian Tim Vine as Buttons and CBeebies star Cat Sandion as the Fairy Godmother. Producer for Imagine Theatre, Steve Boden said:

“We are absolutely thrilled to have been asked to produce the pantomime at the Fairfield Halls.

“We have secured a brilliant and highly experienced creative team coupled with the casting of Tim and Cat, this show is already shaping up to be absolutely spectacular.”

Neil Chandler, General Manager of the Fairfield Halls, said: “Our partnership with Imagine Theatre allows us to create a pantomime that is exclusive to and reflective of our diverse borough.”

4 5

Leon Quarter proposals are put forward for approval

World-leading project: Members of Tide Construction and HTA teams join Croydon Council officials at the foot of the towers to mark the completion of the concrete cores

Tide’s record-breakingtowers reach a major

milestone

AWARD-WINNING developers Tide Construction has reached a new milestone in delivering the world’s tallest modular towers in Croydon, by completing their core structures. Their offsite company Vision Modular will install the fully-fitted modules around the concrete cores, using one of the most modern and robust off-site construction systems.

The two towers at 101 George Street will be the tallest structures to be built off-site using modular construction methods, and will reach heights of 44 and 38 storeys. The development, which has been forward-funded by Greystar and Henderson Park, will be operated by Greystar and will offer 546 high-quality homes for rent within the Build-to-Rent market, providing residents with shared amenities, a professional management team and a 24/7 onsite service.

The short construction process, of just over two years, is made possible through Tide Construction’s efficient delivery. This is compounded with the modules being

manufactured in the Vision Modular Systems’ Bedford factory, and then transported onsite. Following the rapid completion of the concrete cores by Tide Construction, Vision Modular will install the precision-manufactured modules and securely position them into place.

Designed by HTA Design, the building will also benefit residents and the local community, who will enjoy amenities ranging from winter gardens, an art gallery, an incubator hub for local businesses and an on-site café. Each tower will also contain gyms, club rooms and garden terraces.

Christy Hayes, CEO Tide Construction said: “We are very pleased with the progress we are making in building the world’s tallest modular towers. We are delivering the development according to the set time scales, offering much needed project certainty to our clients.

“Completing the concrete cores means that we are ready for the next stage of the project, by bringing the first module onsite in Croydon.

“Building with our Vision Modular System has also led to a higher quality finish, with 80 per cent less waste and construction traffic, fewer onsite workers and greater certainty on costs and time.

It is clear to see that modular is the future as this a method of construction that can quickly install units of high-quality architectural design, in a safe and controlled environment.”

Councillor Paul Scott, cabinet lead for regeneration and planning at Croydon Council, said: “We are excited to see the delivery of the world’s tallest modular towers progressing so fast, getting closer to offering much needed quality homes, including affordable properties, to rent in our borough.

“The two towers delivered will make a great contribution to our local economy and community, while enhancing Croydon town centre’s urban landscape with great architecture and design.

“We are looking forward to seeing the next steps and the first modules to arrive onsite in Croydon.”

IN BRIEF

Buxton busy across five Croydon sites

Works starts on Old Town project

BUXTON Building Contractors has begun work on a scheme to build 66 mixed-tenure homes, designed by Coffey Architects, on five sites in Croydon.

The projects are all for the smaller sites programme run by Brick by Brick, Croydon council’s wholly owned development company.

SKILLCROWN have begun work on a £25 million development to deliver 113 new homes to Croydon’s historic Old Town.

The development on Cairo New Road will provide a mix of one, two and three-bedroom apartments for shared ownership and affordable rent on behalf of Housing Association, Optivo.

Leon lights: An artists impression of the new Leon Quarter (aboove and top)

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PLANS to complete a new residential community in the heart of Croydon are a step closer to reality as developer, FI Real Estate Management has submitted a planning application to Croydon Council.

The proposal for the Leon Quarter development will build on the successful regeneration of the completed Leon House 263 unit residential building, creating a wider residential quarter boasting high-quality public realm, shops, restaurants and significantly boosting the offer to those who live in, work in or visit Croydon.

Leon Quarter, the 622 unit residential led mixed-use scheme comprises a Permitted

Development coversion, three new build properties, and substantial public realm and green space. The latest planning application is for a 359 apartment scheme and three commercial units. There is also the provision for 686 secure cycle spots and 20 accessible parking spaces.

The 31 storey ‘Block A’ will front onto the High Street with the creation of a new public square and neighbourhood garden. Its ground floor commercial spaces will provide a continuation of the Croydon restaurant quarter. ‘Block B’ will provide a mix of residential apartments over its 20 storeys and the propesed six storey ‘Block C’ building is sympathetic in its design to

the nearby terraced housing. A spokesman for FI Real Estate Management said: “We had positive feedback from the community consultation events regarding our plans.

“Now that Leon House is complete, with over 100 new residents and 60% reserved, people can see for themselves the commitment we have to deliver fantastic developments.

“The mix of providing not only private and affordable housing but the creation of a carefully designed area that includes amenities such as retail, restaurants, a public square and a garden for residents and local people to enjoy, is what makes Leon Quarter a standout scheme that we hope the people of Croydon will be proud of.”

FIREM’s professional team working on the project include Ellis William Architects, planning consultant Deloitte, structural engineers WYG and public realm designers BCA Landscape.

The commercial use of the site can be dated back to an 1870 OS map showing it was

a brewery with associated agriculture land. Nalder & Collyer closed the brewery in 1936 and the site went on to become used for industrial businesses.

By 1960, the site had been cleared to make way for Leon House, the iconic modernist office building designed by architects Tribich, Liefer & Starkin. An extensive piece of artwork by renowned post-war sculptor and artist, William

Mitchell, was discovered during construction. The unlisted artwork was uncovered when work began on refurbishing the former office block.

The extensive relief design in concrete takes its form on the building’s principal structural column and now takes pride of place in the reception lobby, on each of the 20 floors and the entire stairwell.

THE 35 storey tower scheme currently known simply as ‘Four and Twenty’ Edridge Road, which will provide the landmark centrepiece to Croydon’s southern cluster of tall buildings, is poised for delivery.

The 242 unit, wholly-residential, proposal is expected to secure planning approval in the Spring before being offered to the market in the Summer. With work commencing early next year, completion by the end of 2022 is envisaged.

The careful optimisation of the site’s potential has created two co-joined buildings.

This allows a 100% market scheme of 199 units to occupy the entire tower building. Its accommodation is currently designed for the ‘for sale’ sector.

The separate lower element provides the necessary 43 units of London affordable rent accommodation with strong interest already expressed from Registered Providers.

A spacious, colonnaded ground floor space sits below high quality external elevational treatment utilising Peterson brick with bronze, grey and gold coloured panelling raising the tone of the new ‘Croydon vernacular’.

Build costs are nevertheless limited due to there being no need for basement excavation and, with the site having been a surface car park, there are no demolition or decontamination issues.

The small consortium of investors who currently own the opportunity are represented by MRPP. Their Managing Director, Martin Robeson, commented: “We’ve challenged conventional thinking and found solutions to successfully maximise the output from this restricted site. Of its kind, it will be a quick and easy scheme to deliver”.

Landmark scheme poised for delivery

76

Skyline shots show pace of change across town centreTHESE stunning shots of Croydon show the huge scale of development transforming the town centre.

The main image was taken only last month from the roof of 69 Park Lane. It gives a panoramic view of the new buildings that have changed Croydon’s skyline over the past decade and the ongoing construction of new, exciting projects that will see the town continue to evolve and grow over the forthcoming years.

The picture is even more striking when compared to the image below. That one was taken in 2007, when Stiles Harold Williams (SHW) moved

to its new South London HQ on the 7th floor of the building.

The skyline looked very different back then.

A second photo (bottom right) was taken ten years later, in October 2017, with the Council’s impressive new home at Bernard Weatherill House replacing Taberner House, still standing in the first photo, and Saffron Square – currently Croydon’s tallest building – now visible just to the right of the iconic Nestle Tower.

Altitude 25, to the very far right of the image, is also complete having

been still under construction in the first picture.

But the real dramatic change can be seen in the most recent image – indicating the huge pace of development over the past two years alone.

Starting from the left, Leon House is now fully converted from an old office block into a luxurious residential development, with plans for the rest of Leon Quarter - bringing a further 350 plus apartments and three commercial units to South End - submitted to Croydon Council.

Inspired Asset Management’s

Innova development has transformed Impact House into 235 apartments, complete with doctor’s surgery, gym and other building-as-community facilities.

HUB’s huge project on the site of the former Taberner House is moving along, and expected to be completed by 2021.

R&F Properties work at Queen’s Square – comprising St George’s Walk and the former Nestle Tower – is progressing.

Construction is already underway on phase one of the project and the public consultation for phase two,

including the delivery of a long-awaited new Town Square, was recently completed.

The scale of the work at the iconic Fairfield Halls is clearly visible in the most recent shot as well. Fairfield will be back open for business in September, following a £30 refurbishment, providing Croydon with a world-class cultural facility.

The scaffolding and tarpaulin can be seen on Carolyn House, the 16-storey tower is being converted into 183 apartments and further retail space.

Just peering over the horizon, you

can see the top of the work around East Croydon station, including Schroders on-going development at Ruskin Square.

On the other side of the tracks Menta and Redrow are pushing ahead with phase two of Morello, having already delivered over 330 new homes with the completed phase one.

One of the more striking changes in the most recent image are the huge concrete cores of Tide Construction’s world-leading modular development at 101 George Street that now

dominate the skyline for many a mile. The 44-storey and 38-storey towers will be open early next year, providing 546 high-quality rental apartments.

Another modular development, Pocket Living’s scheme at Addiscombe Grove, can be seen just to the right. The apartments will launch in Spring 2020, providing more affordable housing to Croydon town centre.

Richard Plant, Develop Croydon chairman and Partner at SHW, said: “These fantastic shots from the rooftop of our

town centre offices illustrate clearly Croydon’s ongoing transformation.

“Nearly 2,000 flats and a fabulous new entertainment complex at Fairfield Halls are being delivered. Never before in the last 25 years has so much been done at once and there is still so much more work to be done.

“The view from our office window continues to change, but our perspective remains the same – an ethos of developing Croydon to the very best of its placemaking potential.”

2019

1) Leon House2) Innova3) Bernard Weatherill House4) Taberner House5) Queen’s Square6) Saffron Square

7) Carolyn House8) Fairfield Halls9) Ruskin Square10) Morello11) 101 George Street12) Addiscombe Grove13) Altitude 25

CROYDON BY NUMBERS

12

3

45 6 7

98

10

11

12

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For more information visit: developcroydon.com

COMMENT COMMENT

It’s coming to an end, but PDR has helped Croydon

9 8

CHRISTMAS trading figures were a mixed bag for UK retailers, with winners and losers on the High Street.

One trend that continues though is the rise of online sales and the decline of physical retail sales. No surprise there then.

However, look closely between the tabloid pages of doom and gloom and it’s possible to see a glimmer of hope for our High Streets. Look even closer and you’ll see that the revolution has already started.

Whilst there’s no doubt that our love affair with online shopping has impacted High Street sales over the past decade and shows no signs of waning, I’m optimistic that our High Streets will rise to the challenge and reinvent themselves to provide a different kind of retail experience – with the emphasis on experience. Mention Amazon and Apple, for example, and most people will think of their online offering; however, both these online giants are moving into physical retailing in a big way – and there’s a very good reason for that.

Physical retail is a great place to showcase products, create powerful brands and offer users an experience, rather than a transactional exchange.

Recently, I was fortunate enough to take part in a ‘bricks and clicks’ panel discussion at the Develop Croydon Conference. As you can guess, from the title of the session, conversations centred around the challenges and opportunities facing both traditional bricks and mortar retailers and their online counterparts.

However, there was particular focus on how the regeneration of Croydon can create a template for the future, providing a thriving experience-based bricks and mortar retail and leisure experience, whilst providing the space and infrastructure required to house the necessary distribution centres. There’s no doubt that we are experiencing a seismic shift in the way people select and purchase their goods.

In its 2018 ‘Delivery Matters’ report, Royal Mail revealed that Online shopping in the UK has risen by 9% year on year, and that UK shoppers now make 87% of their retail purchases (that’s non-grocery items) online, up from 80% in 2017. Perhaps unsurprisingly, the report also found that just over half of UK consumers cited convenience as the main reason for purchasing online.

These retail trends are not unique to the UK, they are global, but the UK is at the forefront. Our spending online per capita is larger than the US and Europe, we

are not sure what the future is going to be but it’s clear that bricks and mortar need to adapt, with technology changing consumer behaviour. Ultimately, the consumer will drive where that equilibrium lands.

Today, more than ever, the retail landscape is all about time and, regardless of the size of their business, retailers ignore this fact at their peril. Time, in our modern society is more scarce than ever. With most households out at work during the week, ordering goods online is an obvious way to claw back precious minutes that could be used doing something else. And it’s that ‘something else’ that could really stand to benefit the physical retail experience.

With Croydon Council embarking on an ambitious programme of house building, the borough’s population is rising. And, when you consider that over three quarters of these homeowners

THERE is no doubt that Permitted Development Rights (PDR) have helped breathe life into many of Croydon’s unused commercial spaces – some more iconic than others.

Being able to transform a redundant office building into a high-quality residential development via a fast-track planning process, has certainly attracted a significant amount of new investment into Croydon.

We were able to utilise this planning benefit with the redevelopment of Leon House, the well known

The retail revolution has already begun

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By Oliver BycroftPrologis, Director, Market Officer

are going to be ordering goods online, you can appreciate the need to provide warehousing facilities close to the local population, enabling goods to be delivered more quickly and sustainably. Of course, we also need to appreciate that many of these homeowners will also

want to feel a connection to the area in which they live: somewhere they can go to spend time with their family, eat, purchase local goods and services and enjoy cultural pursuits. This is where the High Street of the future can fulfil a need that ecommerce can never hope to satisfy.

Old retail is making way for new retail and traditional town centres like those in Croydon could lead the way to showcasing the future of physical retail.

Pop-up stores for start-up businesses could provide a springboard for local businesses and retail stores could provide opportunities to really showcase products by allowing the consumer to look, feel and even taste the difference. After all, if you’re looking to spend a considerable amount of money purchasing a high-end coffee machine, for example, you’d want the reassurance

of being able to see the item in action before you parted with your hard-earned cash, wouldn’t you?

With time in such short supply for many of us, the High Street could also serve-up retail as a side-dish to family outings to the cinema, coffee shop or leisure pursuits. Rather than department stores think compartment stores where you can access food, gaming, local boutiques, cinema and art galleries – all with access to free wi-fi and perhaps pick-up and drop off points for goods ordered online or which need to be returned.

With some of the biggest online brands in the world turning their attention to physical retail, I’d like to think we can look forward to a reinvented, more vibrant High Street in the future: one where online and physical retailing both have complementary roles to play.

By Mark AdamHead of Development, FI Real Estate Management

Croydon is attracting buyers from across London, due to it being one of the most vibrant, affordable boroughs and its close proximity to the city (16 minutes from Victoria). One of our first-time buyers said Croydon was ‘one of London’s best kept secrets’ but we don’t think it will be this way for long!

This coming year is going to be an exciting one for us in Croydon, we are continuing to sell the remaining upper floors of Leon House and hope to start work on phase two – the exciting Leon Quarter – a new build residential led development with a public square and commercial space to extend the popular restaurant quarter.

Although PDR is coming to an end in May, it has helped kickstart the Croydon residential market and given developers confidence to continue investing in the town, with ongoing construction of more than five major high-rise residential schemes.

This, supported by major investment from development such as BoxPark and the forthcoming £1.4 billion Westfield development, has put Croydon firmly back on the map as an exciting, creative and stylish place to live, work and visit.

60s modernist office block, located just off the High Street. We recognised the unique opportunity to convert the former offices into desirable homes, but wanted to do this in a manner that was befitting of its heritage and sympathetic in its design.

Whilst PDR schemes have perhaps been synonymous with micro apartments in Croydon, we were focussed on creating an affordable development that sold a lifestyle with a sense of community and useful amenities beyond resident’s private living space. By working with the original structure, we were able to

create one and two bedroom apartments, all based around the London Design Standard sizes and benefiting from the maximum amount of original full height facade glazing.

The creation of innovative communal space such as the double height entrance reception, private dining room, rooftop sky garden, meeting room and coworking space at Leon have been important deciding factors with our buyers.

However, rather than marketing gimmicks, it is the responsibility of developers to devise sustainable schemes that have the end user at the heart of its design and not just the bottom line.

Shining bright: Leon House has been transformed from a vacant office building into a new, luxurious residential development

Times they are a changing: Croydon High Street could look very differenet in a few years’ time

High Street pedestrian scheme to be made permanent later this yearA TEMPORARY scheme making Croydon High Street a pedestrianised zone is set to be made permanent.

A temporary experimental traffic order restricting vehicles from driving along the road between the junction with Park Street and Katharine Street was made a year ago.

The site has already hosted Street Live, a free programme of music, dance and theatre

performances, as well as a play street and screenings of Wimbledon.

Councillor Stuart King, cabinet lead for environment and transport, said: “It has been a pleasure to see this public space grow and evolve and I’m looking forward to seeing the future events it will host.”

The permanent closure is due to begin at the end of April.

THE Croydon Partnership, a joint venture between Hammerson and Unibail Rodamco Westfield, has confirmed it will be going ahead with the Whitgift Centre redevelopment.

A spokesperson from Croydon Partnership said: “During 2018, there has been good progress on the Croydon project with a number of key milestones being achieved which underpin the development opportunity going forward.

“John Lewis & Partners confirmed its commitment to taking a full range department store with a Waitrose food store, to anchor the scheme alongside Marks & Spencer.

“The process to conclude site assembly is now underway following Croydon Council’s decision to implement the Compulsory Purchase Order.

“In addition, Croydon Council approved the next phase of the Council’s Growth Zone funding for critical infrastructure projects including significant transport upgrades to the town.There currently remain challenges surrounding the UK economic and political outlook and the structural changes facing

retail have put some UK retailers under pressure. Given this environment, we are currently reviewing the scheme to ensure it responds to changing retailer requirements and it is appropriate for the future.

“The joint venture partners remain committed to the project and the town centre and believe that Croydon has strong potential with flagship destinations outperforming over the long term. We will continue to review the development timetable and work closely with all stakeholders.”

The Croydon Partnership are committed to Whitgift plans

ABOUT THE FORUM MEMBERSHIP ENQUIRIES

The Develop Croydon Forum is a group of businesses, partners, agencies and individuals whose main aim is to promote Croydon as a location to invest, work and live.

The Forum represents those in the private, public and third sectors wishing to contribute to the regeneration and economic renewal of the borough. An independent committee oversees the direction, activities and finances of the Forum.

To learn more about Croydon’s regeneration, see our interactive development map and hear the latest updates visit www.developcroydon.com

T: 020 8726 7968

E: info@developcroydonforum.com

developcroydon

developcroydon

COLLECTIVELY PROMOTING CROYDON

INVEST I WORK I LIVE

www.developcroydon.com

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MENTA and housebuilder Redrow are ready to start development of Morello Phase II in 2019, and are working with Croydon Council and Network Rail to deliver a new entrance to East Croydon Station, and a key piece of infrastructure for the town.

Morello II will deliver 445 new homes including 107 new affordable homes.

The Morello masterplan has already delivered over 330 new homes and includes a landscaped ‘café culture’ public piazza, flexible community and small business space on a gateway site next to East Croydon train station.

The development will also complete the public East

Croydon bridge links that will provide a much-desired connection between central Croydon and the Addiscombe community.

Menta has been a long-time promoter of the whole East Croydon Masterplan, where there are now over 4 million square feet of permissioned development being delivered in separate funding vehicles.

Menta are also considering pressing the button on their consented 80,000 sq ft of boutique offices designed by MAKE with work planned to start in late 2019.

Craig Marks, Director of Menta, said: “The first phase was incredibly successful in changing the architectural feel of the area, boosting economic prosperity for local

businesses, and shaping a safer and more attractive neighbourhood. We expect the second phase with over 100 new affordable homes, a welcoming new community hub, and delivering much better connectivity across the town will be equally as transformational”.

Ricardo Rossetti, Planning Director for Redrow said: “The feedback we have received locally in relation to Morello Phase I has been fantastic in terms of the look and feel of the scheme as well as the positive contributions the new residents have made within the existing Addiscome community.

“We feel confident Morello Phase II will do the same and much more.”

Menta Redrow ready to start Morello phase II

Overwhelming support for Network Rail plans

L&Q has signed a £62million deal to forward-fund two residential blocks at the Taberner House scheme.

The blocks will comprise 172 apartments and are part of HUB and Bridges Fund Management’s wider Taberner House development on the site of the former Croydon Council headquarters.

L&Q will provide a mixture of shared ownership and London Living Rent apartments, increasing the overall level of affordable housing across the development from 40% to 50%.

“We combine our social purpose with commercial drive to create homes and neighbourhoods everyone can be proud of,” said Vicky Savage, regional managing director at L&Q. “L&Q’s vision is that everyone has a quality home they can afford.”

When it is completed in

2021, Taberner House will comprise 513 homes across four blocks, new retail space and new public realm within the adjacent public park, Queen’s Gardens.

Savills advised HUB on the forward-funding deal with L&Q.

L&Q signs £62m deal for Taberner scheme

Ruskin Square residential development is on trackPROGRESS is continuing at Ruskin Square with further detailed plans now being finalised for the second phase of residential on the major mixed-use development adjacent to East Croydon station.

A reserved matters planning application has been made to Croydon Council to deliver up to 326 new homes, alongside community and retail uses, across two new buildings on the northern end of the nine acre mixed-use site.

The apartments will include a mixture of studios and one, two and three bedroom homes.

Each will provide a modern living environment that is just steps from the station and the buzz of Boxpark Croydon – at the southern end of Ruskin Square - but with surrounding

landscaping and balconies to offer a calm, comfortable base for residents.

The new buildings would be situated adjacent to Vita (above), the completed residential building, on the corner of Lansdowne Road and Caithness Walk.

Vita itself is now a happy home to hundreds of Croydon residents, following completion of its 161 new homes in late 2016.

WELCOME TO RUSKIN SQUARE. ONE OF LONDON’S MOST SPECTACULAR DEVELOPMENTS, BALANCING LIFE, WORK AND LEISURE. TRAIN STATION INCLUDED…

PHASE 1 — COMPLETED — HM REVENUE & CUSTOMS NOW OCCUPIES THE FIRST

OFFICE BUILDING (APPROACHING 200,000 SQ FT) — 161 HIGH QUALITY HOMES DELIVERED — HOME TO BOXPARK CROYDON

SUBSEQUENT PHASES — FURTHER ONE MILLION SQ FT COMMERCIAL,

RESIDENTIAL AND RETAIL SPACE IS ANTICIPATED TO CREATE A DYNAMIC HUB IN CROYDON

RS_DEVCRYDN2018_AD—3.indd 1 03/10/2018 17:27

POCKET Living is building its first development in Croydon.

The 112 Pocket homes in Addiscombe Grove CR0, are available exclusively to local first-time buyers at a 20% discount against the open market and are 100% owned by their first-time buyers from day one – in contrast to more complicated shared ownership schemes.

Pocket homes are created for Londoners who dream of owning their own home, but are struggling to reach that first rung on the property ladder. Each apartment is carefully designed to maximise space with an open-plan kitchen-living room, a separate generous double bedroom and wet room. Floor-to-ceiling windows flood the property with light.

The communal living spaces around the building give residents the chance to get to know their like-minded neighbours. On the ground floor, there’s a lounge and free-exchange library, as well as games and co-working areas – chill out and creative spaces for residents to socialise, work or network.

For mind and body wellbeing, the 9th floor features a yoga room with a sprung plywood

floor and sliding glass doors leading into the largest of the three communal gardens.

There will also be a tranquil 248sqm roof terrace and a Nordic Garden on the 20th floor.

Pocket Living’s Addiscombe Grove development has been built to live in, not let out. Purchasers must be first-time buyers, live or work in the borough of Croydon and earn under £90,000.

Set to launch in Summer 2019, prospective buyers can register their interest at pocketliving.com.

Pocket Living creates 112 homes for first-time buyers in Croydon

Discounted office rates for start-ups

PASSENGERS, businesses and residents from across Sussex, South London and further afield have overwhelmingly come out in support for Network Rail’s proposals to unblock the railway bottleneck at Croydon.

Every weekday, over 1,700 trains and 300,000 passengers pass through Croydon, making it one of the busiest and most congested parts of the UK’s railway network.

The Croydon Area Remodelling Scheme (CARS) would provide a step-change in timetable reliability through this critical bottleneck and on the Brighton Main Line railway as a whole.

The plans, which also support the ongoing regeneration of Croydon, would see additional tracks built north of East Croydon station, as well as the construction of flyovers so trains can move more freely, plus a rebuilt station with two additional platforms, a larger concourse with improved facilities for passengers.

More than 90 per cent of respondents to Network Rail’s first phase of consultation, which ran from 5 November to 17 December 2018, either agreed or strongly agreed with proposals to reconfigure the railway through Croydon.

Only two per cent of respondents opposed the scheme, while seven per cent were undecided.

The most common response

to the consultation was for Network Rail to move forward with the project and improve services on the Brighton Main Line. The most common concern raised was around the impact construction work would have on train services and the local area; this is useful feedback which is now helping to shape the proposals.

John Halsall, managing director for Network Rail south east, said: “Regular travellers on the Brighton Main Line are aware of how busy and congested this section of railway is, so while we are extremely pleased with the overwhelmingly positive response to our proposals, I’m not surprised that people

are eager for us get on with it and make the improvements needed.

“But, we are still at a very early stage in developing these plans and will be undertaking further detailed consultation with the people of Croydon and passengers and businesses from across the region in the year ahead to ensure any concerns are understood and responded to.”

The first phase of consultation closed in December. Network Rail is now analysing the feedback and using it to inform proposals, before a second round of consultation on more detailed proposals for specific elements of the scheme in the summer 2019.

STARTUP Croydon currently have availability on a small selection of surprisingly affordable offices at Weatherill House.

The building is situated close to Wandle Park Tram Stop, offering excellent public transport links, and operate a rolling licence system that allows tenants to stay for a year or longer, but with the flexibility of opting out by giving one month’s notice at any time. The enterprise

centre is open to tenants from 8am to 8pm Monday to Friday and 9am to 4pm on Saturday. All offices have individual air-conditioning and alarm systems, with facilities on each floor including kitchens and showers.

There is ample free parking in the area and five bays at the side of the building. For more information visit: www.startupcroydon.co.uk or call to book a viewing on 0203 7474747.

BUSY: Network Rail aim to ease the congestion at East Croydon station

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Croydon has a ‘golden thread for placemaking’

DELEGATES at the Develop Croydon Conference heard how the town is now a “national exemplar” for good growth and on its

way to becoming one of the best places in London.

Entitled Generation Croydon, and chaired by the BBC’s Mark Easton, the Conference looked at how the borough will cater for the young and old as it continues on its transformative path of ongoing regeneration.

Hundreds of delegates packed into the Croydon Park Hotel, on November 20, to hear from an impressive array of speakers.

Throughout the day, experts predicted the ways technology, new occupiers and an influx of thousands of residents will affect the borough over the coming years.

Cllr Tony Newman, Leader, London Borough of Croydon opened the event telling developers and investors they had a significant role to play in the continued regeneration of the borough. “Investment in Croydon is real now and more is coming in. This is the chance to see the transformation of Croydon from a sleepy outer borough to a modern, sustainable city on the edge of London,” he said.

The positive messages continued during panel sessions on subjects including – culture, retail, housing, infrastructure and commercial workspace.

In the afternoon, a Youth Summit was held with over 40 young people, aged between 15-18, asked to look at what they want for the future of their home town. The group were then invited to join the main conference for the closing speeches from Deputy Mayor of Planning, Regeneration & Skills Jules Pipe and Croydon Council Chief Executive Jo Negrini.

Pipe hailed Croydon as a shining example of good growth, highlighting Croydon’s all-round package and insisting the borough has a huge part

PLENTY TO DEBATE: Deputy Mayor Jules Pipe is quizzed by conference chair Mark Easton (left), the lively cultural panel session (above) and Jo Negrini closes the event with an uplifting message for the future (below)

G R O U PSTRONG

to play in the future of London. Pipe pointed to Croydon’s transformation over the past few years, the exciting developments in the pipeline and the proposed infrastructure improvements planned for the Brighton Mainline and East Croydon Station as huge reasons for optimism. “Croydon’s growth will

also benefit Surrey, Kent and the whole of the South East, its excellent connectivity with the region makes it a real driver for this part of the UK’s economy,” he said.

“In many ways you have a golden thread for placemaking in Croydon. Croydon can be a national exemplar of what can be achieved.”

Negrini closed the Conference by telling the delegates the borough’s aim must now be to build on its successes over the past few years and make Croydon “the best place” in the capital. “Where else in London can you talk about culture, housing, infrastructure, workplace and retail? It’s a very special place. London

needs Croydon now, it needs it for growth, but we have to ensure it is the right growth for us and not just for London,” she said. “I welcome all of you to join us for this next stage. Harnessing all of the energy of our current partners and with new partners coming in we can make this the best place in London.”