The Planning Committee of Croydon Council met on Tuesday 14 November 2017 and granted planning permission for a major mixed-use redevelopment of the Whitgift Shopping Centre and surrounding land. The committee also discussed various technical aspects of the proposed development, including car park access, residential amenity, leisure facilities, and environmental considerations.

Whitgift Shopping Centre Redevelopment

The committee granted planning permission for the mixed-use redevelopment of the Whitgift Shopping Centre and Surrounding Land in Croydon CR0 1LP. The extensive project involves the demolition, alteration, refurbishment, and erection of new buildings to provide retail, leisure, residential, student accommodation, community facilities, and office spaces. It also includes the creation of new basements, underground servicing, and multi-storey car parking, along with alterations to vehicular and pedestrian access.

During the discussion, councillors raised numerous technical questions. Regarding car park access, a single car park across the top of the development will have two entrances, with traffic management controlled by a car park management plan to prevent queues. The residential amenity strip across the top of the car park will be accessible from the towers. While Poplar Walk will remain one-way, the basement is a potential location for residential parking, with disabled spaces available in the main retail car park.

The leisure offer was discussed, with clarification that the application does not guarantee a cinema, and the leisure floor space could accommodate other uses, subject to planning and licensing approvals. Parameter issues, such as minimum and maximum building heights, will be addressed in reserved matters applications. Conditions are in place to ensure 24-hour access to covered streets, and any developer request to alter this would require a further application and would likely be resisted. The use of the galleria for 24-hour access will be managed by an estate management plan, with security provisions and licensing restrictions on alcohol consumption.

Significant discussion focused on the Section 106 agreement, which includes provisions for TV mitigation, restriction on parking permits, ensuring architect quality, public realm improvements, a minimum of 20% affordable units, transport works, car club contributions, disabled badge parking, £2.5 million for an employment and training strategy, air quality mitigation, and carbon emission reductions. A commuted sum for public realm improvements will be provided if the development does not proceed after demolition. Officers agreed to push for child-friendly environments and play spaces within the shopping centre.

Concerns were raised about the location of affordable housing, with the current proposal for 20% being the result of extensive negotiation, exceeding the minimum requirement of 15% for the opportunity area. The affordable housing will be affordable in perpetuity, with London Living Rent set at approximately 66% of market rent. The proportion of 3-bedroom units, at 5%, complies with requirements for the retail core as specified in the Opportunity Area Planning Framework (OAPF). The possibility of a faith space within the community area was noted, to be detailed in reserved matters applications.

Air pollution from the 3,000 car parking spaces was a concern, with funds secured for borough initiatives and emphasis placed on the site's accessibility and alternative transport options. The proposed number of spaces is a reduction from the previous consent of 3,500. Discussions have occurred regarding optimising existing park and ride facilities, and the travel plan will explore incentives for its use. A planning condition requires 5% of parking spaces to have electric charging points, with 15% passive provision. The possibility of a cycle hub for storage and amenities can be explored as part of the travel plan. Bikes can be wheeled along the east-west route, but not the north-south route, which is designed for pedestrians. Cycle parking will be provided around the development.

The design of the towers will be detailed in reserved matters applications, with Design Guidelines requiring variation in their expression. The sequential test for retailing was deemed unnecessary as the application proposes town centre uses in a town centre location, consistent with policy and the approach taken with the 2014 planning permission.

Mr Sean Creighton, a resident of Norbury, spoke in objection, raising concerns about economic viability, the limited benefit to residents, the impact on North End footfall, and suggesting a more imaginative approach to housing distribution and roof height. He also called for a major leisure facility to include a swimming pool and dance hall, questioned the adequacy of Section 106 provisions for TV reception mitigation, and highlighted the potential psychological impact during construction. He suggested rejection or deferral of the application.

Mr John Burton from Croydon Limited Partnership, speaking for the applicant, emphasised the increased affordable housing, the importance of digital opportunities, and the need for investment to prevent shopping centre redundancy. He highlighted the scheme's aim to suit the next generation's interest in experiences and its potential to attract substantial investment and create 7,000 new jobs.

The Director of Planning & Strategic Transport stressed the significance of the development, noting that the public benefit, including regeneration, social improvements, and a catalytic effect on the town centre, outweighs objections. The development is expected to provide confidence for further investment in Croydon, with up to 967 new homes (20% affordable), two new department stores, leisure space, and a £1.4 billion investment.

Committee members welcomed the potential for thousands of new jobs to incentivise town centre regeneration and acknowledged the frustration of outline applications for such a major scheme. They noted the need to balance the impact on heritage assets and welcomed the nearly 1,000 new homes, expressing a preference for a single phase of development. The 24-hour east-west link via a galleria was seen as positive, with a commitment to continued public scrutiny through reserved matters. Student accommodation was welcomed for adding vitality, and the scheme was viewed as a second chance to make Croydon a destination centre. The increased public realm was considered beneficial, and the need for archaeological surveys before excavation was highlighted. Concerns were raised about the strain on public transport, the loss of office space, and the need for engaging play areas. The possibility of linking park and ride schemes with surrounding boroughs and the importance of training for young people were also mentioned. The committee stressed that approval should not be a carte blanche and that quality must be insisted upon.

Ultimately, Councillor Humayun Kabir proposed, and Councillor Jason Perry seconded, the officer's recommendation. The committee voted unanimously in favour, granting planning permission. Conditions included the requirement for reserved matters to be brought back for committee consideration, the inclusion of nesting boxes as part of biodiversity provision, and officers seeking play features and fountains in pre-application discussions.

Other Planning Matters

There were no other planning matters or items referred by the Planning Sub-Committee for decision.