P ROPOSALS to redevelop Croydon town centre are being revisited to ensure they meet the

town’s future needs.

With the retail landscape having changed susbstantially since 2013, when Westfield and Hammerson first jointly put forward plans to transform Croydon’s two main shopping centres, it came as little surprise that a rethink is necessary.

The Croydon Partnership says it remains committed to creating a retail and leisure destination on the site of the Whitgift Shopping Centre – with Marks and Spencer and John Lewis as anchor tenants for the retail element – but

the mix of their offer is being changed. Talks with Croydon Council to discuss the progress of a revised scheme have been described as ‘constructive and encouraging’ as a review ensures the plans meet the rapidly changing needs of consumers, retailers and the town centre as a whole.

Proposals now include a higher proportion of mixed-use including high-quality offices and co-working spaces, a hotel and homes alongside a substantial retail offer.

Considerations also include fewer parking spaces, the possibility of retaining and reusing some key buildings and more open space.

While the updated scheme is worked up in more detail, the

Partnership, which also owns Centrale, says it will continue to invest in the town centre and encourage new trade.

There has been cross-party support in bringing the scheme forward since it was first proposed and council leader Tony Newman said: “The new proposals look impressive, improve Croydon’s existing offer and are more sustainable and fit for the future.”

The Croydon Partnership intends to reveal more details soon but a spokesman said: “There is still much work to do to finalise this proposal and ensure it meets the future needs of retailers, residents and consumers, in a climate of continued economic and retail uncertainty.”

Savills director Marie Hickey believes the change in retail trends, particularly in terms of millennials’ spending habits, provides a way forward.

“The way we are spending money has changed,” she said. “We now spend more on experiences such as holidays, eating out, cultural experiences and gym membership, and less on buying stuff.

“The good news is that the change is generating opportunities as well as challenges. Many online stores are transferring to physical stores because they value in-town locations. Statistics show 25 per cent of online sales are generated where the customer has originally seen or experienced the product.”

SOUTH BANK FEELHow the newly-refurbished Fairfield Halls is only the first stage of creating a cultural quarter for Croydon

CROYDONOLOGY 10A timeline of how our town has been transformed in the ten years since Develop Croydon was created

LEON-HEARTEDHow three new-build towers are being designed to complement the renovation of an iconic tower block

SEE PAGE 3 SEE PAGES 6-7 SEE PAGE 5

November 2019 Inward investment newspaper published in conjunction with Develop Croydon

CREATING THE RIGHT MIX FOR 21ST CENTURY

Towers putting Croydon on top of the world CROYDON is now home to the world’s tallest modular tower after a topping-out ceremony on the 101 George Street scheme, which stands as high as the London Eye.

Tide Construction have installed the last of 1,526 modules onto the building which could help to change the way in which Britain’s housing shortage is tackled.

Building the modules off site and craning them into position has helped to slash construction times and the first residents are set to move into their new homes just two years after work began. For the full story see page eight.

2 3

Giving Croydon a South Bank feelD esigners have

been chosen for a new public space to complement the recently

refurbished Fairfield Halls.

The ambitious £10m scheme, in the heart of Croydon’s cultural quarter, will bring the historic Fair Field site – which hosted fairs, markets and performances before the arrival of the railways in the 1860s – back to life.

A naturally-filtered water mirror – a shallow pool reflecting Croydon’s skyline – will be the centrepiece of plans designed to bring a South Bank feel to the area around Croydon’s iconic arts and entertainment venue, which reopened in September after a £42 million renovation.

World-class architects, landscape, designers, public art experts and engineers are

behind the team which has been selected to design and deliver the scheme, which will help to join up public spaces in the town centre.

The intention is that the final designs will invoke the spirit of Croydon’s historic medieval fairs which used to be held on the same site and bring the kind of energy and excitement to this part of south London as that which exists along the South Bank near Waterloo.

MICA Architects, OOZE, Charles Holland Architects, Adam Nathaniel Furman, eHRW and DHA Design Services Ltd, Gardiner & Theobald and Wasser Werkatt are now combining to create a final design and it is intended work will begin on site in 2021.

Surrounded by greenery, the custom-built space could play host to performances, concerts or markets and it is proposed

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

Historic setting: The Fair Field site will recapture its former glory and become an outdoor events space for Croydon

Complementary design: The proposed Fairfield Homes

Fitting tribute: Dame Judi Dench

that public art gateways while it is also intended that innovative lighting installations will light up the

venue. MICA director Stuart Cade said: “We are delighted that the team has been selected to design and develop

the new Fair Field public realm. The brief, context and ambition for the new space is unique and our group is

relishing the opportunity to co-produce a high quality and diverse urban landscape for Croydon.”

UPDATED plans have been submitted for Fairfield Homes, a 430-property development which will be built on the site next to the newly-refurbished Fairfield Halls.

Four of the five new buildings have been designed by Mica Architects, the practice behind the Fairfield Halls makeover, while the remaining building has been designed by Brick by Brick’s in-house team Common Ground Architects.

The buildings will range

THIS NEWSPAPER has been developed and produced by the Develop Croydon Forum, a not-for-profit organisation Community Interest Company which promotes Croydon as a location to invest, work and live.

Up to date news on Croydon’s regeneration as well as information on the Forum, its independent board and its members, can be found at www.developcroydon.com.

If you would like to contact us, please email us at: info@developcroydon.com or call

Homes with a cultural heart

Dame Judi launches new-look Fairfield Halls

in height from seven to 29 storeys alongside 16,000 sq ft of commercial space. Brick by Brick’s updated planning application builds on a 2017

planning consent, nearly doubling the number of homes from 218 and increasing the affordable provision housing from 18 to 20 per cent.

020 8726 7968 (Monday to Friday 9am to 5.30pm).

This newspaper was produced by White Label Creative on behalf of Develop Croydon Forum CIC. The opinions, beliefs and

viewpoints represented in the articles published in this newspaper do not necessarily represent the opinions, beliefs and viewpoints of the Develop Croydon Forum or White Label Creative.

DAME Judi Dench formally re-dedicated the Ashcroft Playhouse at Fairfield Halls to her friend, Croydon-born Dame Peggy Ashcroft, at the re-opening of the venue.

The award-winning actress unveiled the People’s Picture, a commemorative mosaic by artist Helen Marshall, before taking to the stage for a Q&A in the Ashcroft Playhouse..

This event kicked off a week of special events, marking the reopening of the iconic venue, following a £42million council-led restoration.

Neil Chandler, artistic and venue drector of operators BH Live, said: “To be custodians of this wonderful venue is a privilege. We will deliver a diverse programme of arts, culture, events, entertainment and education for the people of Croydon.”

IN BRIEF

Getting Croydon in the right zone

Whitgift rebrand

A CAMPAIGN for Croydon to be reclassified as part of Zone 4 of the London Transport network is being backed by the Develop Croydon Forum.

Chair Richard Plant said: “The re-zoning of the stations would have a huge economic impact, not just for those commuting into and through the stations but also those looking to invest further in the town centre. We fully support the Zone4Croydon campaign.”

THE Whitgift Foundation will now be called the John Whitgift Foundation after its founder. The charity, freehold owners of the Whitgift Shopping Centre, educates more than 3,000 students at three foundation schools.

Riot city, surprising marriage and a decade of development

I T is safe to say Croydon can have had few more momentous decades in its recent history than the one

that is reaching its climax.

Delegates attending the tenth Develop Croydon Conference – fittingly called Croydon 10 – could be forgiven they were discussing an entirely different town to the troubled location that hosted the inaugural conference in 2010.

Croydon was in the midst of an identity crisis. The buzz word was “perception”. That Croydon was rough. That opportunities were scarce. That unless we could show change those perceptions, who in their right mind would invest in the town?

If we’re honest, they weren’t just perceptions. The Met Police needed a prominent voice in that first conference, while the focus of the new Croydon Business Improvement District was predominantly on reducing crime and making the town centre safer.

Proving the point, Croydon became the face of Britain’s riots in 2011, the iconic House of Reeves furniture store gutted by fire, while thugs and looters ran amok in South End, London Road and the town centre itself.

But Develop Croydon had at least started the conversation about how positive change could be brought about.

Saffron Square, a landmark Berkeley Homes development, came out of the ground, and young professionals from other parts of London arrived, not least because house prices

here were substantially lower than elsewhere in the capital. Meanwhile, two major retail development companies did see potential in Croydon. Westfield and Hammerson were vying for the right to invest and rebuild the Whitgift Shopping Centre.

From the Develop Croydon Conference stage a vote was held on which company should win that right, so it was something of a surprise when the two rival retail development giants announced they would come together Croydon Partnership to deliver on a joint scheme in January 2013.

Suddenly investors flocked to find out what Croydon was all about. Just as importantly, people began to have positive things to say about the town.

The irony that the landmark development has not got off the ground while the likes of Boxpark, the HMRC at Ruskin Square and the world’s largest modular towers have arrived at startling pace, won’t be lost.

With the bottom having fallen out of retail, a debate about how to ensure the Whitgift is replaced in a way which is not only viable but also best meets the needs and wishes of Croydon residents is well underway.

It also demonstrates why debating the challenges and the opportunities remains as important as ever. If anyone is in any doubt about what can be achieved, just look at the venue for Croydon 10.

The once tired Faifield Halls has been renovated into a proud monument to a town that has been transformed over the past decade.

4 5

Beamhouse to be a hive

L&Q has committed to 53 per cent affordable housing in its plans for 137 new homes in Croydon town centre.

The development in Addiscombe Road will consist of two towers of eight

and 18 storeys. The plans, which have been approved by Croydon Council, were produced by award winning architects GSA and drew inspiration from local post-war architecture.

Vicky Savage, regional managing director for L&Q said: “Our vision is that everyone has a quality home they can afford, and we see great potential to grow and expand in Croydon.”

Building on local architecture

A PURPOSE-BUILT arts and music venue will form part of Beamhouse Yard,

an eight-storey development facing onto Croydon’s historic street market in Surrey Street.

Local developer Regent Land and Developments is also proposing commercial units including a new restaurant and café on the ground floor with 60 flats above – 18 of them affordable.

Community roof terraces, inset balconies, winter grounds and public realm improvements and landscaping form part of the proposals which were awarded planning permission by Croydon Council earlier Community hub: How Beamhouse Yard will look

Changing view: Bellway’s Vista 24 and its neighbouring No.26 East Croydon in Dingwall Road

of activityREACHING FOR THE SKY

this year although a start date for the construction of the scheme, which is being designed by architects Maccreanor Lavington, is still to be confirmed.

The new events space will be called The Beamhouse and will be occupied on a 25-year lease by local music and events firm Hoodoos who previously operated part of the existing space at Matthew’s Yard.

The Beamhouse will offer community and charity events including open mic nights, poetry and spoken word, comedy, cabaret, fashion launch nights, film, yoga and fitness events and the venue will also be open for community use.

A spokesman for Regent Land and Developments said: “Beamhouse Yard stems from a genuine opportunity to redevelop an under-utilised site in a key town centre location. The existing property is tired, no longer fit for purpose and as such now sits largely vacant.

“The new design provides an architecturally rich and robust building that responds to the existing character of Surrey Street and will contribute positively to the town centre.”

A NEW development is appearing on Croydon’s skyline as Bellway London’s Vista 24 takes shape.

Rising up next to East Croydon Station, the new development sits on the site of the former Job Centre Plus in Dingwall Road.

The 181-apartment scheme will consist of a main 24-storey block linked by a private first-floor central garden to a second nine-storey block. Emma Hamlett, sales director of Bellway Thames Gateway, said: “Vista

24 is set to play a key role in the creation of a new skyline for Croydon.”

The development is next door to No. 26, East Croydon a conversion of the former Carolyn House office block into 183 apartments – a joint venture between LaSalle Investment Management and aparthotel specialists Native.

The rental apartments come complete with timber flooring, floor to ceiling windows, high-end kitchens, Conran furnishings and Ottaman beds.

BOXPARK is to continue bringing the good times to Croydon for at least the next five years.

The food, drink and entertainment venue, made from shipping containers,

originally opened as a ‘meanwhile use’ project next to East Croydon Station in October 2016 but founder Roger Wade has announced the intention to stay for the longer-term. Boxpark

Croydon gained iconic status as the heartbeat of England’s celebrations at both last year’s football World Cup and the recent rugby version, featuring heavily in ITV’s coverage on final day.

BOXPARK IS HERE TO STAY

IN BRIEF

Gatwick planning for more growth

Station upgrade getting on track

GATWICK Airport proposes to build capacity on the existing runway and bring the standby runway into routine use for departures in its final masterplan. Although it is no longer pursuing plans for an additional runway, the airport still recommends land is safeguarded in case it is required in the longer term.

THE former Royal Mail and Volkswagen sites next to East Croydon station have been bought by Network Rail as part of its plans to unblock Britain’s most congested railway.

Network Rail’s plans open the way for two new platforms to be built and it has begun consultation with passengers, residents and businesses.

A Leon-hearted regenerationT HREE new-build

towers are to be created to complement the successful

regeneration of an iconic 1960s building.

FI Real Estate Management has secured planning permission for phase two of the Leon Quarter, which will offer for sale a mix of 357 one, two, three and four bedroom units, 30 per cent of which will be affordable.

There will also be 12,938 sq ft of ground floor commercial space, provision for 734 secure cycle spots and 22 accessible parking spaces.

The 31-storey Block A will front onto Croydon’s High Street with the creation of a new public square and neighbourhood garden. Block B will have 20 floors of residential storeys, while the six-storey Block C will be designed to fit in with the nearby terraced housing.

The neighbouring Leon House, a 22-storey former 1960s office block, has already been transformed into 263 one and two bedroom apartments with a double height lobby, rooftop sky garden and private dining space.

A spokesperson for FI said: “Leon Quarter will build on the successful regeneration of the adjacent Leon House to create a distinctive new residential area, boasting high quality public realm as well as shops and restaurants.

Creating a community: The designs for Block A and (right) refurbished Leon House

We have experienced great success with Leon House, proving there is an appetite for owner occupiers to set down roots and invest in the borough.”

Meanwhile, FI has entered into a partnership with Legal & General Affordable Homes to offer shared ownership homes for sale at Leon House.

It is designed to help those with household incomes of £90,000 or less to get on the property ladder. First-time buyers with income

exceeding that cap can still access the government’s Help To Buy scheme while homes remain available for those who do not require assistance.

Roy Hind, acting head of sales and marketing for L&G Affordable Homes said: “Leon House is a superb example of a high-quality development and Croydon not only provides excellent transport links into the city but has a thriving arts and cultural scene.”

• An exciting, large regeneration scheme right in the heart of Croydon’s Town Centre

• A new Town Square is proposed opposite the Town Hall to provide a brand new public realm

• A vibrant new destination providing opportunities for shops and cafes

Computer-generated image for illustrative purposes only and subject to planning.

Legacy Youth Zone officially opensTHERE were smiles all round as over 1,800 people celebrated the official opening of Croydon’s Legacy Youth Zone on Saturday 7th September.

Based on the successful OnSide Youth Zones model, Legacy offers young people with over 20 activities 7 days a week. For an annual membership of £5 then just 50p per visit, young people have access to an indoor climbing wall, four-court sports hall, fully equipped gym, 3G all-weather pitch, music room with recording suite, training kitchen, dance studio, health and well-being room, arts and crafts area and much more.

Barnabas Shelbourne, Chief Executive at Legacy Youth Zone said: “Legacy Youth Zone’s official opening day was an incredible day enjoyed

by young people, families and the wider community. Now open, Legacy belongs to young people, it is a place where they can discover their talent, develop their skills and raise their aspirations. I want to say a huge thank-you to all of Legacy’s Capital Funders and Founder Patrons for turning this dream into a reality, giving young people in Croydon somewhere to go, something to do and someone to talk to.”

The initial £6.5million building costs have been joint funded by a number of partners; Croydon Council contributed £3.25million with the remainder being sourced by OnSide from a number of contributors including the Queen’s Trust, the Stone Family Foundation and The

Seroussi Foundation via UBS Optimus Foundation.

The Youth Zone’s annual running costs are supported by several founder patrons – a group of businesses and philanthropists who have pledged over £1m per year. Croydon Council will also contribute £300,000 to the Youth Zone’s annual running costs.

Councillor Tony Newman, Leader of Croydon Council, said: “We have 93,000 under 18s in our borough – more young people than anywhere in else in London – and we promised them we would be ambitious for them. We are proud to have invested in this fantastic facility, and together with our partners, to create a true Legacy for young people in Croydon.”

76

Looking back from the first Develop Croydon Conference, we reflect on the regeneration headlines that have shaped the borough over the past ten years and take a quick look at what lies ahead.

2010

2011

2015

2014

16 November 2010 First Develop Croydon Conference.

January 2011 Launch of the Develop Croydon Forum.

November 2011 £22m of additional funding from City Hall to support Croydon’s redevelopment was announced at the 2011 Develop Croydon Conference

2013

January 2013 Westfield and Hammerson announce the formation of the Croydon Partnership.

February 2014 First Croydon News is published.

February 2014 Demand for luxury accommodation in Croydon underlined after a two-bedroomed apartment achieved a 26 per cent increase in capital value in three months.

March 2014 Croydon Council approves plans for the demolition of Taberner House in preparation for the deconstruction of the 1960s office block, formerly the council’s headquarters.

February 2014 Croydon Council grants outline planning permission to Croydon Partnership.

March 2014 Work starts on a £3 million street makeover of Croydon’s restaurant quarter South End.

April 2014 Plans approved for the redevelopment of the former Cane Hill Hospital site by Barratt and Ward Homes.

May 2014 Develop Croydon runs its first investor tour.

June 2014 Work begins on a multi-million pound project to change the face of London Road in West Croydon.

December 2014 Our Time Is Now proposes the creation of a “growth zone” which would see locally generated taxes rapidly bring forward the delivery of a £5.25bn regeneration programme, including 23,500 new jobs and 8,000 homes in the town centre by 2031.

February 2015 South Norwood set for £1.5m regeneration as funding secured from Transport for London.

May 2015 Hermes buys Croydon’s 50p building.

July 2015 Launch of luxury apartments, Vita, on Ruskin Square site.

September 2015 EDF set to move to Interchange, Croydon.

September 2015 Sussex Innovation Centre opens in Croydon.

December 2015 Singapore-based developer Hung Ho Land buys both Apollo House and Lunar House in a £99million deal.

2016

February 2016 Purley BID officially launched.

February 2016 Barratt London win planning permission for two tower blocks in West Croydon scheme.

May 2016 Purley Way retail park

bought by LaSalle Investment Management

in £45.5million deal.

May 2016 Launch of TMRW

Tech Hub.

May 2016 Ruskin Square and Morello

both hold topping out ceremonies, either side of

East Croydon station.

March 2016 Body Shop signs seven-year lease in Croydon.

February 2013 Launch of New Addington BID.

June 2014 The inaugural Croydon Tech City seminar is held at Croydon College.

2017

July 2016 Fairfield Halls closes ahead of £42million transformation.

July 2016 Hub appointed to regenerate Taberner House site.

August 2016 Plans to bring a £17m community and leisure centre and new housing to New Addington given the go-ahead.

October 2016 Launch of Boxpark Croydon.

March 2017 R&F Properties buys 5.5acre site including St George’s House – better known as the former Nestle Building - for £60m.

March 2017 Works begin on £1.1m renovation of the 700-year-old Surrey Street Market.

February 2017 Superdrug cut the ribbon on new Croydon HQ - the base for 500 employees.

September 2017 Ribbon cut on HMRC’s first regional centre in Croydon at Ruskin Square.

September 2017 Warhol Croydon, a month-long cultural landmark event, is held in homage to Andy Warhol.

August 2017 Interchange office building sold for £71.5m to Tristan Capital Partners.

November 2016 Businesses vote in favour of Croydon BID continuing for a third five-year term.

November 2016 Brick by Brick, Croydon Council’s development company, submits its first planning applications.

September 2017 Guildhouse Rosepride granted planning permission for One Lansdowne Road.

2018

January 2018 Mayor of London Sadiq Khan gives the go-ahead on the final plans for Westfield and Hammerson’s £1.4 billion shopping centre.

January 2018 Greystar and Henderson Park acquire the site at 101 George Street from Tide Construction. Work on the world’s tallest modular towers is now well underway.

2019

December 2017 Tide Construction gain

planning permission for 101 George Street. The residential

towers have become the tallest ever built using modular

construction.

April 2018 Menta and Redrow secure planning approval from Croydon Council for the second phase of their Morello development

April 2018 Crystal Palace FC are given the green light to redevelop the Main Stand at their Selhurst Park home.

May 2018 The Croydon Partnership announce a new co-located John Lewis department store and Waitrose supermarket will anchor the £1.4billion redevlopment of Croydon retail town centre.

November 2018 Having begun work on phase one, R&F announce plans for phase two of the Queen’s Square development, including a 50-storey tower, 830 homes, a ‘creative quarter’ and a new Town Square

February 2019 Beamhouse Yard, 5-9 Surrey Street, granted planning permission

March 2019 Croydon Creative Campus, Croydon Council announce plans to bring London Southbank University to Croydon

April 2019 L&Q given planning

permission for 137 new homes at

Addiscombe Road site

July 2019 FI Real Estate Management granted planning permission for Leon Quarter.

September 2019 Fairfield Halls reopened by Dame Judi Dench and Mayor of London Sadiq Khan

September 2019 Croydon’s Legacy Youth Zone opens

November 2019 10th anniversary of

the Develop Croydon Conference

9 8

Businesses local to Gatwickare 50% more likely to exportthan the national average

Gatwick brings globaltrade opportunities closer

We’re more than just an airport

George Street can help turn the Tide

Ard work starting at Queen’s Square

T HE last of 1,526 modules on the innovative 101 George Street has been craned

into place as the world’s tallest modular tower nears completion in Croydon.

Two towers of 44 and 38 storeys are being developed by Tide Construction on behalf of Henderson Park and Greystar, a 136metre scheme equivalent to the London Eye.

Manufacturing the buildings inside a controlled factory environment has slashed development times.

Tide and its off-site manufacturing company Vision Modular Systems are set to complete the project in just over two years – around

half the time it would have taken using traditional methods of construction.

“While we are proud to have delivered the world’s tallest modular tower this isn’t about breaking records,” said John Fleming, chairman of Tide Construction and Vision Modular Systems. “It’s about finding innovative ways to build better, sustainable homes, more quickly.

“Using a production line offers greater certainty around quality and cost.”

Construction began in February 2018, just three months after planning consent was granted, with the 1,526 modules craned into place onto a concrete podium linking the towers

at ground floor level. Christy Hayes, chief executive of Tide Construction, said: “Once the concrete cores of the two towers were complete, Vision Modular Systems’ pre-fitted, pre-plumbed and pre-wired modules began arriving. We successfully installed the last module in 35 weeks – three weeks ahead of an already tight schedule – after the first was craned into place.”

The 546 Build to Rent homes will be managed by Greystar whose senior managing director Mark Allnutt said: “We are delighted with the quality and pace of delivery.

“Croydon is emerging as an economically-vibrant and culturally dynamic centre and it’s going to need high-quality rental homes to support this stellar growth.”

Simon Bayliss, Managing Partner at HTA Design LLP, said: “What Tide and HTA have achieved at 101 George Street is a perfect example of what modular construction can do to deliver housing at speed, without compromising on architectural quality.

“Modular housing is set to play a major part in addressing the UK’s housing shortfall but cannot do so without a concerted effort to reform the planning system.”

Complex plan: New homes are being delivered as part of one of south London’s most iconic projects

All change: No.26 has taken in its first residents

IN BRIEF

Consultation on local plan review

School on track

A CONSULTATION on how the council should manage Croydon’s growth over the next 20 years has begun.

It is the first part of the review of the 2018 Local Plan and will look at key issues such as a need for up to 46,040 new homes between now and 2039, employment growth and improving sustainability in the borough.

A NEW school with a full sports pitch on the roof and state of the art recording studio will open next year.

Ark Blake Academy in Morland Road is set to be completed in April with the first Year 7 intake next September. The same charity runs Ark Oval Primary in nearby Cherry Orchard Road.

R &F Properties has awarded Ardmore the £100million build contract to deliver the

first phase of their major regeneration of Queen’s Square, Croydon.

The 5.5 acre site sits immediately opposite the Town Hall and Queen’s Gardens on Katharine Street, and the masterplan includes the redevelopment of the Nestle Tower, St George’s Walk, the Grade II listed Segas House and various other buildings, mostly from the 1960s, made up of shops on the ground floor and offices above.

The first phase includes the conversion and extension of two existing office buildings, including the iconic 25-storey Nestle Tower, into a series of residential blocks of up to 28-storeys, providing 288 new homes.

Ardmore have developed a complex plan to deliver the new homes whilst maintaining public access beneath the building to the neighbouring St George’s Walk shopping arcade.

Construction has started, with Ardmore carrying out extensive enabling works under a pre-construction services agreement. Ardmore director James Byrne said: “The redevelopment of

IN BRIEF

Sussex named as new growth hub

A fresh look for South Norwood

SUSSEX Innovation Centre in Croydon took up its role as one of the new London Growth Hubs earlier this month after being one of five new sites across the council announced by Mayor of London Sadiq Khan. The hubs bring together the capital’s business support offer into a single online resource.

WORK is set to begin next year to revitalise South Norwood’s High Street after it successfully bid for major funding from Historic England.

The £1.7m plans will help restore Victorian buildings, boost public open spaces, back community education projects and encourage heritage-related apprenticeships.

Queen’s Square is one of South London’s most iconic projects. We are looking forward to helping R&F realise their ambitious vision of delivering 300 high-quality new homes.”

Michael Purefoy, R&F’s sales and marketing director, added: “After almost two years of hard work bringing this fantastic project to

its current status, we are delighted that we are now at a stage where Queen’s Square as a development can start to take shape.

“After many years of little movement on this site, it is exciting to be able to start the construction works so soon after demolition works were completed.”

Fun living at No.26NO.26 has welcomed its first residents since the former Carolyn House office block was converted into residential units.

The block consists of 183 units of mainly studio, one and two-bedroom apartments with one three-bedroom apartment, with shared community spaces including a co-working space, library and rooftop terrace.

The units, which are for rent only, come with shared events and services included in the cost, with pets also allowed. Each flat has been designed by interior designers with all furniture included so residents can move straight in.

“We offer something different, not only an excellent living space for our residents but also lots of fun activities they can take part in and become part of the community,” said community manager Dheraen Quick.

• Proven track record on all aspects of office development and lettings/sales

• Local knowledge and network of contacts• Longstanding client base• Large scale as well as small projects• Lettings, Lease Renewals and Acquisitions• Landlord and Tenant advice• Research and statistics• Founder member Develop Croydon

Contact Vanessa Clarkt +44 (0) 20 7494 9399m +44 (0) 7889 164772e vanessa@sinclairclark.co.ukw sinclairclark.co.uk

Strong local expertise and a Central London base

ACQUISITIONS LETTINGS

ADVISORY

SC-MIPIM-v3.indd 1 15/01/2015 09:17

SALES

THE architects who will deliver new homes on more than 50 sites across the borough have been selected.

Sarah Wigglesworth, Mae, Mary Duggan Architects, Hayhurst and Co, Gort Scott, Stitch, Denizen Works, Archio, Threefold and Ruff Architects have all won projects as Brick by Brick rolled out its latest 500-home development phase.

They are joined by Common Ground Architecture, the growing former in-house architect team at Croydon Council, which will take on responsibility for five infill sites in Waddon and South Croydon as well as co-ordinating the masterplan for 27 sites in New Addington and Fieldway.

Another plot at New Addington and Fieldway is set to go out to competition. Brick by Brick plans to build

more than 1,000 ‘high quality’ new homes on council-owned infill sites with a 50 per cent target of affordable housing across all developments as part of its £270 million smaller site programme.

Many of the new sites are for fewer than ten homes and include infill sites on land next to council tower blocks or on the site of existing or dilapidated garages,

The organisation was established by Croydon Council in 2016 to accelerate delivery of new homes for Croydon residents, with both private and affordable properties to buy and rent.

Brick by Brick’s chief executive Colm Lacey said: “We are delighted to work with the best architectural talent, irrespective of size of practice, to deliver these sites. We carefully select practices who demonstrate

Architects selected for 500-home programme

expertise and innovation in the specific type of site we are working on.” Brick by

Brick, which has also lodged plans for 421 homes next to Fairfield Halls, will start to

submit planning applications for its latest batch of housing developments next month.

Talented team: Architects who have won projects on Brick by Brick’s next phase

A S 2019 draws to a close and the annual statistics are compiled it is notable that

Croydon has suffered its worst commercial take up in well over a decade of just 50,000 sq ft to date. By comparison the lowest previous years were as follows:

The highest take up was in 2016 and included the letting to HMRC who took circa 180,000 sq ft:

It is easy to blame this fall on current political and economic woes and, undoubtedly, uncertainty has a role to play. But the other issue is lack of Grade A stock, new build large floor plates with trendy environments for graduates who will not compromise on their work environment.

You could be forgiven for thinking that demand has dried up. However, far from drying up, there is ample evidence of the increasing attraction of Croydon.

Take up statistics mainly record new lettings, but what they tend to exclude is the underlying activity created by

the main driver of demand currently which is structural change/lease events such as breaks and expiries. Behind the scenes a swathe of lease renewals are being negotiated helping to retain vital indigenous occupiers, many of whom are household names. such as LV, Mitsubishi, Network Rail, and more. It is expected lease renewals will have added in excess of 100,000 sq. ft this year. Not a shabby performance at all from Croydon!

Requirements over the last few months demonstrate success with the right level of product. An example is Renaissance, which could be let three times over. Other successes are where landlords are being savvy and adding amenities to their buildings such as LaSalle’s Sunley House which has attracted MYPT Gym to the entire lower ground floor, similarly at 69 Park Lane where CEG are upgrading the structure and adding amenities. For buildings with pro-active landlords this will reduce

voids and impact positively on rental levels.

There is a list of occupier requirements stretching into 2020 and beyond as occupiers search for good product ahead of their need to move and this is particularly relevant for the larger enquiries such as the Home Office and undoubtedly South Bank University amongst others.

Rental levels for the best office buildings stand at £34-£35 psf and, as further evidence of the appetite from investors for the town, Renaissance on Dingwall Road was sold recently by M&G to RLAM at a figure of £59m on the back of £12 psf. rental growth over a 4/5year period, reflecting a sub 5% yield.

There is a golden opportunity for developers brave enough to invest their time and finances, in the sure knowledge that occupiers seeking good product at a level which massively undercuts the central London markets will be tempted to relocate to Croydon. This, alongside a local authority who are not only keen to encourage investment from the private sector but lead by their own actions in investing in the fabric of the town. Time to book that Pre Application meeting?

1110

Jamie Hargreaves 07468 711 232 Jamie.Hargreaves@cbre.com

Alice Hampden-Smith 07508 371 884 Alice.Hampden-Smith@dtre.eu

John Madocks Wright 07807 999 635 JMWright@savills.com

From 13,820 sq ft to 146,120 sq ftIndustrial & logistics units

Huge boost for Beddington

Price’s perfect conference fit

A NEW industrial and logistics park in Beddington will provide a £65million investment boost in the area.

Building work is due to start on Prologis Park Beddington, in Beddington Lane, before Christmas and

involves the creation of six new modern units, offering flexible opportunities for businesses.

Prologis, a leading UK and worldwide developer and owner of logistics property, will create the

new development across 4.4 hectares of land, with the units due to be ready for occupation by autumn 2020.

Sutton Council approved the scheme in August, which includes the design of the building, landscaping of the

IN BRIEF

Toys store given new lease of life

Segro branches out in Croydon

THE former Toys R Us unit at Purley Way is becoming a distribution hub after being bought by Nuveen’s Janus Henderson Investors.

Asset and property management company FI Real Estate Management sold the premises for £16.1million in May.

SEGRO has expanded its Greater London portfolio by £100million with off-market acquisitions, including two units in Greenland Way.

The 176,556 sq ft of facilities, utilised as a data centre and last-mile parcel delivery unit on Beddington Industrial Estate, are Segro’s first acquisitions in Croydon.

Investment boost: Impressions of the new modern units being built on Prologis Park

area, access arrangements and highways.

Prologis brings a wealth of experience in customer focused commercial property by creating sustainable buildings that are future-proof and relevant to the businesses that will use them.

The company offers Liftshare across all of its locations and Beddington Park will be no different as the green scheme – which is a vehicle sharing service for employees – will be implemented as well.

Oliver Bycroft, VP market officer at Prologis, said: “We are really excited to get the ball rolling on this new and exciting addition in Beddington. The creation of Prologis Beddington Park will see significant regeneration of the area.

“We are confident the high-quality design and

well-maintained landscaping will be an immense improvement.” On Prologis’ investment in the area, he added: “Beddington is well connected and we are sure this scheme will play an important role in creating new jobs and contributing to the local economy.

“Beddington is such a diverse location with so much potential. Compared to other parts of London, Beddington has seen relatively little new development in recent years. We recognised that there is a real need for modern sustainable buildings that offer operational efficiencies and create a high quality environment for staff.”

“We are delighted to be able to bring Prologis’ customer-centric approach to Beddington and look forward to engaging with local businesses to discuss their requirements.”

PICTON has completed the sale of the Citylink office building near to East Croydon station for £18.2 million.

The sale of the 48,000 sq ft building, located on Addiscombe Road, which Picton acquired in 2005 for £9.1m, reflects a net initial yield of 4.8 per cent.

“The asset has performed well since acquisition in 2005 and the disposal follows the completion of a number of asset management initiatives,” said Picton chief executive Michael Morris.

The offices were constructed in 1986 and are let to the Royal Bank of Scotland Group and Fairfield School of Business. Picton says it was sold with 10 per cent vacancy and the potential for vacant possession in 2022.

A FAMILY-run kitchen manufacturer is playing a big part in Croydon’s future helping to showcase and celebrate the borough’s growth opportunities.

Price Kitchens, which this year celebrates its 40th anniversary, is one of the sponsors of this year’s Develop Croydon Conference.

Of particuar relevance this year is a debate looking at how the Purley Way can balance its current retail and industrial offer alongside new homes.

Price Kitchens, which will be designing and delivering kitchens in homes built by

developer Brick by Brick, have put a show kitchen on display in Fairfield Halls to be auctioned off in aid of next year’s Mayor of Croydon’s charities.

The company does not just design and deliver bespoke kitchens for homes. It also designs and builds bespoke bedrooms as well as fitting kitchens for schools and community centres.

Using the latest technology, everything is manufactured in-house to ensure it meets the needs of the customer, and can supply state-of-the-art appliances to be fitted at the same time.

Chris Price, managing director of Price Kitchens, said: “As a Croydon-based company playing a part in the future of the borough, we’re delighted to give our support to the conference.

“It is always an informative event for all attending with some fascinating discussion about the exciting opportunities for Croydon.

“As a family-run business, we know the importance of communities and are proud to donate a kitchen to be auctioned off in aid of the Mayor’s charities, which make such a difference for people across Croydon.”

Demand for Grade A offices remains high

M&G Real Estate has sold the fully-let Renaissance office block in Croydon to Royal London Asset Management in a £59 million deal.

M&G bought the purpose-built office block in Dingwall Road, next to East Croydon Station, for £33m in July 2013.

Abstract Securities had originally bought the site out of receivership in November 2011 and decided to push on with an 102,275 sq ft speculative development.

Subsequently the Pension Protection Fund pre-let 40 per cent of the building, Mott MacDonald took 20,997 sq ft, comprising the entire fourth floor, and Solium took 10,400 sq ft in the building.

Knight Frank advised M&G with Savills acting for Royal London in the deal.

M&G make a profit on new-build

Citylink is sold off in £18m deal

Business hub: There is a focus on Purley Way at this year’s Develop Croydon Conference

Yielding a profit: The Citylink building near to East Croydon railway station

BY VANESSA CLARK

Director and owner of Sinclair Clark

2008 75,651

2012 69,912

2011 66,845

2016 409,789

12

Ten years of change

G R O U PSTRONG

BY RICHARD PLANTPartner, SHW and Develop Croydon Forum chair

CROYDON cemented its reputation as the cultural centre of south London as it was chosen by Banksy to play host to his Gross Domestic Product store.

Overnight a derelict shop in Church Street was transformed into a showcase for some of Banksy’s most iconic works, many of which were due to be sold online as part of a legal dispute to protect his copyright.

Items on show included a stab vest Banksy designed for rapper Stormzy’s headline act at the Glastonbury Festival, a Tony the Tiger rug and a cradle surrounded by CCTV cameras.

Security guards were posted as crowds and even school trips flocked to the venue which remained lit day and night for two weeks (after Banksy himself encouraged

after-dark viewings as the ‘best’ way to see the goods).

The pavement outside frequently saw queues up as far as Primark as Bansky fans travelled into Croydon for the opportunity to view the window-shop exhibition.

Items included welcome mats made from life vests salvaged from the shores of the Mediterranean, which have been hand-stitched by women in detainment camps in Greece.

There were also disco balls made from police riot helmets and a toddler’s counting toy where children are encouraged to load wooden migrant figures inside a haulage truck. Banksy said proceeds would go towards buying a new migrant rescue boat to replace one allegedly confiscated by Italian authorities.

S O much has happened in Croydon over the past 10 years and the transformation has

continued apace.

When the first Develop Croydon Conference took place the town had experienced a period of stagnation with so many buildings that had outlasted their usefulness and with a real image problem.

How inspiring it is to see the view from the window of SHW’s Park Lane offices rapidly changing. We regularly take photographs of that skyline and it is so exciting to see the constant movement of the cranes and rise of the developments skywards.

This year alone we have seen the scaffolding go up on St George’s Walk as Ardmore begin the first phase of the £100million redevelopment of Queen’s Square, the topping out ceremony on the twin towers being delivered in super-quick time by Tide Construction in George Street, the impressive facelift of Carolyn House from a tired office block into a super-modern residential complex

and the pomp and ceremony brought about by the grand reopening of Fairfield Halls by Dame Judi Dench.

New residents continue to choose to make Croydon their home – many of those the kind of people that would previously have set up in the likes of Balham or Clapham or Streatham – and this is a good place to point out it really is about time that a place with better connectivity with many Zone 2 locations should officially be brought into Zone 4.

The number of people flooding out of East Croydon

station in all kinds of work attire every morning is a demonstration that a whole range of companies big and small see it as the perfect place to have their business.

We also had the opening of a Banksy shop in the town centre. Croydon has now become a place where it’s cool to be seen.

It barely needs repeating but the missing piece of the jigsaw is the redevelopment of the retail core by the Croydon Partnership which we have long been promised.

It is understandable that the scheme is being changed to

meet the new demands of the retail market to ensure its fit for purpose and becomes the jewel in the crown.

Develop Croydon promotes Croydon to investors and takes the message to London and MIPIM as well as being a source of information for companies interested in Croydon.

It’s amazing how far we have come and exciting how far we still have to go. That influence remains as important now as it ever has and we remain committed to fulfilling that role into the 2020s and beyond.

Viewing the town: Richard Plant (left) speaking at one of the Croydon Investor Tours

Banksy sells off his products in Croydon

Place to be seen: When Banksy set up shop for a fortnight he decided to do it in Croydon

PINNACLE pinnacle