Croydon Vision 2020

Croydon Vision 2020

Croydon Vision 2020 is a regeneration programme by the London Borough of Croydon for the centre of Croydon in South London. The original study was carried out in 1999 by EDAW and is being taken forward through the Local Development Framework process. The programme seeks to affect the urban planning of Croydon extensively and promote Croydon as hub of living, retailing, culture and business in South London and South East England. It was also highlighted by architect Will Alsop's 'Third City' work.[1] Private developers have responded to this initiative and currently £3.5 billion has been committed to consented and proposed development projects with more in the pipeline. The Council is now working with the Mayor of London on the Croydon Opportunity Area. An Opportunity Area Planning Framework (OAPF) has been proposed for the town centre to coordinate this investment. Work is underway on six masterplans underpinning the preparation of this framework. These are: East Croydon, West Croydon, Mid Croydon, College Green, Wellesley Road, and Old Town. More information can be found at the Council's 'Third City' website [1]. The website also includes information on the regeneration of Wandle Park (one of central Croydon's three key greenspaces).


East Croydon Masterplan

  • Ruskin Square - formerly the Croydon Gateway site. The site is in the ownership of Stanhope who are developing their scheme due to open in 2010. The Council together with its development partner Arrowcroft had previously proposed an arena-based scheme. The site, alongside East Croydon station, would have included a 12,500 maximum capacity arena, offices, apartments, supermarket, health club, bars and restaurants. For this to occur the Council and Arrowcroft required planning consent together with a Compulsory Purchase Order to be granted.
  • Cherry Orchard Road - Developer Menta and architect Ken Shuttleworth's Make Practice are proposing a 93,000 m² mixed-use project designed as a series of crystalline towers. The development could also improve access to East Croydon station. Planning has been secured for this site to resident's and councillor's delight. The development requires office and residential values to increase substantially and this has been occurring due to what economist's call the "multiplier effect"; land has been assembled and the developer is going ahead with enabling developments for the Royal Mail and the meat packing company
  • East Croydon Station
  • Central One

The East Croydon Masterplan planning permission is due on 21 July 2011.

Ruskin Square

The proposed south side of Croydon Gateway

A 12.36-acre (50,000 m2) site adjacent to East Croydon railway station, the Stanhope Schroders Ruskin Square development is based around a park, new Warehouse Theatre, together with homes and offices. The scheme has been designed by Foster and Partners. Croydon Council previously supported proposals prepared by its development partner, Arrowcroft, to develop a mixed use scheme anchored by a 12,500 seat arena. However these proposals were rejected by the Secretary of State Hazel Blears in July 2008. Arrowcroft's proposals for the Croydon Gateway site also included:

  • Retail elements including a mix of shops, restaurants, cafés and bars including a new foodstore of 7,650 m²
  • Over 500,000 sq ft (46,000 m2) of 'Grade A' offices to bring new businesses to Croydon and meet the expansion needs of companies already based in the area
  • Over 800 new homes - for both affordable rent and private sale - including a 35-storey residential tower
  • A health and fitness centre and community health centre
  • A pedestrian plaza

The full decision rejecting the Planning Application and the Compulsory Purchase Order was issued on 31 July 2008 and 6 August 2008. The full documentation can be found at the public inquiry website

Cherry Orchard Road

Menta's Second Proposal
Following the withdrawal of Menta's original planning application, a new proposal was submitted to Croydon Council in March 2011. The main features of the new application are two residential buildings, including a 53-storey tower, providing a total of 499 homes including a proportion of low-cost housing, a 4-star ‘boutique’ hotel with 22 luxury serviced apartments, 71,000 sq ft (6,600 m2) Grade A start-up office space, a new entry from Cherry Orchard Road into East Croydon train station via grand stairs and an open public space with restaurants and shops adjoining. The tall residential tower has caused controversy amongst the local residents in the neighbouring area with some objecting to the height which would make it the tallest building in the borough and one of the tallest residential buildings in the UK. A decision by Croydon Council on the planning permission is expected on 21 July 2011. Some of the buildings occupying the site including Amy Johnson House have already been completely demolished in 2011.

Central One

Central One
General information
Town or city Croydon, London
Country  England

Central One will be a new high-rise business park. Office floor spaces of approximately 25,000 sq ft (2,300 m2), totalling 500,000 sq ft (46,000 m2), will be provided over 40 storeys. The building will have internal atria every 6th floor and extensive public areas, with amenities such as cafès, restaurants, shops, and a fitness centre.

Old Town Masterplan

  • The Exchange and Bridge House - Howard Holdings a former Croydon-based international developer had three residential developments compromising of 36,896 m² providing 337 apartments in the town centre. These projects are: The Exchange, Bridge House and Altitude 25, the three developments include car parking, shopping and leisure facilities. Howard Holdings also had a development agreement Whitgift Centre, which was due to be redeveloped. Clowater, a new business led by former Howard managing director Jason Clerkin and development director Paul Hannon [2], are completing Bridge House and Exchange Square.
  • Surrey Street
  • The Pumping Station


The Cultural Quarter
The Exchange
Bridge House

Architect - Atkins, Walters & Webster ( AWW )

Mid Croydon Masterplan

  • Park Place - Minerva and Lend Lease's proposed scheme covering more than 1,000,000 sq ft (93,000 m2) includes a shopping mall, bus station and office development with a new public square, similar in size to Covent Garden's piazza, in the centre of Croydon. It has full planning permission and has completed a CPO process to assemble the land. The development start date is unknown as no anchor department store has been confirmed.
  • Civic Complex

Park Place

Computer-generated image of Park Place and Queens Gardens

The proposed one million square foot redevelopment of Park Place was to create over 130 shops, cafès and restaurants, anchored by a new department store. Queen's Gardens was to be completely remodelled, and a new bus interchange and tram stop was to be built. The improvements included other environmental, economic and social projects. The plan was intended to minimise the impact of the development activity in the town, and its aim was to address areas such as carbon emissions, recycling of waste material and the selection of building materials. This scheme collapsed in 2008. A new planning application for a development of shops and homes was expected to come to Croydon Council in early 2009.

College Green Masterplan

  • 100 George Street - A new 25,824 m² office and retail development directly opposite East Croydon station.
  • Fairfield Hall
  • Croydon College
  • College Green
  • Altitude 25

Fairfield Hall

Fairfield and College Green
General information
Town or city Croydon, London
Country  England
Construction started 2007

The scheme is centred upon the refurbishment and part redevelopment of the Fairfield Halls concert and theatre venue, to create an arts and cultural quarter. A low-level piazza will link the theatre with the nearby Queen's Gardens. A remodelled open space will provide a new pedestrian boulevard to connect Queen's Gardens, Croydon College and East Croydon Station. Apartments will front the new boulevard and also enjoy views south across private gardens. The scheme will retain parking for both public and private use at lower levels. There will be a range of retail restaurants, cafès etc. around the piazza, linking with a new entrance and foyer to the Fairfield Halls. The current programme anticipates a planning application towards the end of 2006 and a start on site in 2007.

Altitude 25

Altitude 25 borders College Green, another Howard Holding development.

Wellesley Road Masterplan

Computer Generated image of Wellesley Road after improvements are made

Wellesley Road is an urban dual carriageway dominated by the 1960s underpass and subways; cutting the heart of the town in two with a north-south physical barrier that is difficult to negotiate. The scale of the archiecture is dramatic, but pedestrians and public transport are pushed to the edges. The splitting of the town centre causes difficulties in the way central Croydon functions, with a lack of connections between major rail and bus stations, retail areas, office and cultural facilities and poor public access.

Croydon Council are examining the options for improving Croydon's environment, image and functioning including improvements for pedestrians and better access to public transport. Street-level crossings, trees, seating, lighting and kiosks, and a central pedestrian walkway are being considered. In the proposals it is likely that Wellesley Road will remain a main route for trams, buses and cars, possibly incorporating extensions to the Tramlink network. The difference will be that these modes of transport will no longer dominate the space to the detriment of the pedestrian experience and the image of Croydon. There is also an opportunity to simplify and improve the movement of these vehicles. Opportunities exist for improving the ground floors and frontages of the buildings along Wellesley Road, connecting more effectively with their immediate surroundings creating more activity, such as shops and cafés with spill-out spaces. The Masterplanning team of Okra Landscape Architects with Peter Brett Associates, Soundings and Urhahn Urban Design was selected by the Council following an international design competition. [3].

The masterplan also includes surrounding development sites:

  • Saffron Square (formerly known as Wellesley Square) - Berkeley Homes proposes a mixed-use development consisting of a 45 storey tower, 800 new homes, 3000 m² of retail and public realm including a new town square. Planning permission was given in 2008 for the tower, although construction has yet to commence in 2010.
  • IYLO - Joint developers Phoenix Logistics and E3 Property's new residential 20 storey tower with ancillary public gardens is planned to become a focal point at the city's northern gateway. This development has full planning. Site clearance has been undertaken.
  • Whitgift Centre

Saffron Square

This strategic site on Wellesley Road has lain fallow for over 10 years and Berkeley Homes plans to use it to deliver a mixed-use development. Proposals for this northern gateway site include:

  • A new public town square
  • A prominent 44-storey tower
  • 3,000 m² of retail floorspace including shops, restaurants and cafés surrounding the public square
  • 739 new homes, 10% of which will be for shared ownership housing
  • Ideas to minimise the scheme's impact on the environment. A significant proportion of the site's energy requirements will be met by on-site renewable energy sources.
  • Creation of improved permeability and safeguarding of future pedestrian links between East and West Croydon stations.

This development has planning permission. Construction is due to start in 2008 with a completion date of 2012.

Whitgift Centre

Howard Holdings had a development agreement with the Whitgift Centre in the middle of town for £221m. The 93,000 m² shopping and office centre currently draws in 24.2 million shoppers annually. It is rated as the UK's 9th busiest shopping centre and is one of the biggest shopping centres in Europe.

Plans to develop and expand the centre are currently being formalised and a planning application submitted. Construction of the extension is due to start in 2009 and be finished in 2014, as promised by Geddes Architects who are building the centre for Howard Holdings plc. Following Howard Holdings going into administration [4] the timescales for redevelopment are now being reconsidered.


IYLO's architects, Darling Associates, propose a glass-clad elliptical tower of two equal halves that appear to be sliding past each other. The 20-storey building will provide 183 private apartments.

The project is located on an island site at a main entrance to Croydon town centre that is seen by the Borough Council as a vital part of Croydon's housing regeneration. The scheme will include a central public garden. Every apartment will have access to a recessed balcony.

Rain water will be collected off the buildings and used to provide irrigation for the garden. Renewable sources of energy will be included, and there will be recycling facilities next to the lay-by. Over half of the site will be landscaped. The architect is Darling Associates who were hired by Phoenix Logistics and E3 Property as well as the engineers Walsh Group and Scott Wilson. Construction started in 2007 with a completion predicted in summer 2012.[2]

West Croydon Masterplan

The area to be changed adjoins the North End shopping precinct and contains West Croydon train station, West Croydon bus terminal, West Croydon tram stop as well as historic landmarks such as the St Michael and All Angels Church.[3]

Transport projects

East London Line Extension

The London Overground network with all proposed changes in place

In May 2010 the East London Line extension to West Croydon was opened. This project connects Croydon to the new London Overground rail system and improves Croydon's public transport connections to central and inner east London. It also provides the main impetus for building a modern public transport interchange at West Croydon station linking tram, bus and rail. The East London Line extension will be a major contribution to London's transport infrastructure in time for the Olympic and Paralympic Games to be held in the capital in 2012.

Improved Overground Network (ON)

This was a pilot scheme run by the SRA, TFL and three train operators between 2003 and 2006 to encourage more passengers to travel by train. In partnership with the South London Boroughs, including Croydon, SWELTRAC, SELTRANS and the transport users group, the scheme promoted the advantages of off-peak travel following improvements to safety, travel connections and upgrading of station facilities.

Tramlink Extension

Croydon's light rail system, Tramlink, now carries around 22 million passengers a year. An extension to Crystal Palace is currently being developed by Transport for London with the support of the council and South London Partnership. This would improve public transport access to Upper Norwood and Crystal Palace Park and help to stimulate regeneration across the wider area. The extension could be in service by 2013. Other possible extensions include Reigate, Redhill, Gatwick Airport, Sutton, M25 motorway Park and Ride, Coulsdon, Purley, Kingston upon Thames, Tolworth, Tooting, Brixton (interchange with proposed Cross River Tram), Bromley and Lewisham (interchange with Docklands Light Railway).


Croydon the Future

Vision 2020

Croydon Expo

The Croydon Exp07 was a series of exhibitions highlighting the re-development of the London Borough of Croydon as a whole, including leisure, offices, shopping, transport and homes.[4] It also included a town centre model which can still be seen in Croydon Central Library in the Croydon Clocktower building.


External links


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