The Croydon Planning Committee met to discuss two pre-application proposals: the redevelopment of the Regina Road Housing Estate and a mixed-use development on land south-east of Croydon College. No final planning decisions were made at this meeting, as both items were at the pre-application stage, allowing councillors to provide feedback to inform future applications.

Regina Road Housing Estate Redevelopment

The committee received a presentation on the proposed demolition and redevelopment of the Regina Road Estate in South Norwood, which aims to provide 380 residential units, a pre-school, a community facility, and a multi-use games area. Councillors engaged in a detailed discussion covering various aspects of the proposal, including height and massing, design, green space provision, affordable housing, and crime prevention.

Height and Massing: Concerns were raised about the proposed building heights and the impact of fire safety regulations, specifically the requirement for additional stair cores in taller buildings, which can affect design and cost. While some councillors favoured a uniform six-storey approach for its simplicity and potential to create more accessible family units, others suggested a more flexible approach might be needed. The introduction of a second tower was generally opposed, though some felt flexibility was important. The massing adjacent to Sunny Bank and the overall comprehensive approach to redevelopment were noted.

Design: Councillors discussed the potential for varying building colours and expressed a desire for more design imagination, moving beyond a characterless and bland aesthetic. The use of red brick was a point of contention, with many preferring a lighter colour to better reflect the local area's character. Balcony design was also discussed, with a focus on improving resident privacy through options like laser-cut balustrades. The importance of creating a street pattern that aids overlooking and integrating historical elements, such as the Croydon Canal and World War II bombing, through public art was highlighted.

Green Space/Amenity Space: The centralisation of green spaces was preferred for accessibility, and the inclusion of allotments was welcomed, though questions were raised about their management, security, and accessibility for all residents, including wheelchair users. Concerns were voiced about the landscaping being too informal and the need for robust layouts. The adequacy of children's play space and the definition of public versus private space were also discussed. The environmental impact of tree loss and mitigation strategies were considered.

Affordable Housing and Mix: Councillors expressed a desire to see the provision of first homes for first-time buyers and stressed the importance of including four-bedroom properties to meet housing needs.

Residents/Amenity: A site visit was requested to engage with residents and understand the impact on adjoining properties. Concerns were raised about the design of windows and separation distances for the mews-style development on the former garage site.

Community Space: The nature and management of the proposed community space were questioned, with a suggestion to introduce an estate office with CCTV and parcel collection facilities. The potential for discounted rates for community use of facilities was also raised.

Parking and Cycling: Given the site's high Public Transport Accessibility Level (PTAL), councillors emphasised the need for low car parking provision and the introduction of car club initiatives. Incorporating cycle routes was deemed important, especially as Regina Road is on a designated cycle route.

Heating: Questions were raised about the proposed heating system, with a preference for a simple, 24-hour system, and the need for resident education. Concerns about mould build-up in units were also discussed.

Engagement: The developers were asked how resident feedback from consultations had been incorporated into the proposals.

Concluding Remarks: Members expressed satisfaction with the progress of the development and the importance of getting it right. They requested more information on residents' wishes, a desire to learn from best practices in estate regeneration, and a committee site visit before the next pre-application review.

Land to the South East of Croydon College

The committee also received a presentation on a proposed residential-led, mixed-use development on land to the south-east of Croydon College. This development, named Tapestry, aims to provide 674 homes, commercial and community uses, and public realm improvements. The discussion focused on the site layout, the principle of tall buildings, design approach, and impacts on heritage assets.

Use: Councillors debated whether the predominantly residential nature of the scheme represented a missed opportunity for enhancing Croydon's cultural offering, given its location within the cultural quarter. Support was expressed for the proposed food hall, NHS facility, and nursery. Questions were raised about how the development could better highlight Croydon College and Fairfield Halls.

Design: While some members supported the proposed heights and the subservient nature of the towers to existing tall buildings, others found the colour palette, particularly the pink buildings, challenging and preferred lighter tones. The octagonal forms of the Northern and Southern blocks were generally well-received for their aesthetic and functional benefits, but the design of the Western Block, facing College Green, was considered to be bland, incongruous, and in need of further refinement to achieve a more civic presence. Concerns were also raised about the impact on heritage assets, including the Chatsworth Road Conservation Area and the setting of Fairfield Halls and Croydon College.

Layout: The proposed site layout, including the public route to Hazeldean Walk and the semi-private courtyard space, received general support. However, questions were raised about the quality of the public space, lift access challenges, and the definition of public versus private areas. The landscaping proposals were viewed positively.

Affordable Housing and Mix: Disappointment was expressed that the affordable housing offer was only 20%, and concerns were raised that the design might lock in a specific type of rental product, potentially limiting future negotiation for different tenures.

Other Matters: Discussions touched upon amenity space within units, with a preference for external balconies over internalised spaces, although the challenges of providing these at height were acknowledged. The need for accessible children's play spaces and the importance of wind mitigation were also discussed.

Heritage: The impact on surrounding heritage assets, including conservation areas and listed buildings, was a significant point of discussion. While some harm was acknowledged, the public benefits of the scheme, such as housing delivery and new public realm, were considered to potentially outweigh this harm.

Conclusion: Officers noted that while the overall direction of the scheme was acceptable, the Western Block required further design development to achieve a more civic presence and a better relationship between its podium and upper levels. The colour palette was also a point of discussion, with a preference for softer tones. The committee's views on these matters were sought to inform future stages of the development.

No formal decisions were made on either pre-application proposal, as the purpose of the meeting was to gather feedback from the committee to guide the developers and council officers in the ongoing design and planning process.