The economic viability justifications for the % of affordable housing developers can provide are beginning to look suspicious. Barratt Homes says it will provide 15% for its Station Rd and Polar Walk scheme even though it says it is uneconomic. Westfield and Hammerson say only 15% is viable, while the revised proposals for Taberner House say 30% is possible.
Barratt is unveiling its revised pre-planning application proposals for the redevelopment of 6-44 Station Road and Queens Hall Car Park on Poplar Walk at the meeting of the Planning Committee on Thursday 26 February at 7pm at the Town Hall.
It proposes to demolish the existing buildings, and put up a 25 and 21 storey buildings to provide retail space at ground floor level and 232 residential units. There will be associated amenity space, landscaping and disabled parking spaces, a new public square and pedestrian route.
The existing front façades of the local listed buildings (6-12 Station Road) will be retained, with new shop fronts installed at ground floor level. The shop units behind the façades would form a plinth level to the new building.
The principle differences from the proposals which have previously been reported on two occasions previously are:
- Lower that the original 27 stories, but higher than the previously revised 20 and 17 storeys.
- Residential units down from 360 to 248 to 232.
- Provision of a communal amenity floor in Building A and a communal rooftop amenity deck in Building B.
- Provision of 5 car parking spaces for wheel chair user until the land is required by TfL.
- A further 6 spaces would be provided to serve wheel chair users.
- All units will now have balconies instead of 75% previously.
- A daylight hours pedestrian through route to the west of St. Michael’s Court.
The Committee will also consider revised proposals for Taberner House and Queens Gardens.
The following elements of the proposal are proposed to remain largely unaltered or modified:
- The 32 storey tower (Block A) for 100% private rented sector homes.
- Block A will be brought forward as part of the existing planning permission.
- A commercial unit towards the southern end of the site, adjacent to the existing Croydon Flyover.
- A café linked to Queens Gardens.
Elements where proposed modifications apply:
- Deed of Variation to the S.106 Agreement to modify the TV signal mitigation clause.
- Removal of Block D (6 storeys) facing onto Queens Gardens.
- Increasing the heights of some of Block B to 18 and Block E to 14, while reducing Block C to 7 stories.
- Reducing the degree of enclosure to the open space to the south of Queens Gardens, with a more open outlook from the south.
- Reducing residential units to 415, down 5.
- Increasing from 3 to 5 parking bays for resident wheelchair users.
- Increasing publicly accessible open space to 9,654 sm.
- Inclining the public open space proposed to the south of Queens Gardens to allow for a servicing space below accessed off Fell Road.
- 30% affordable housing including 10% 3 bed units (suitable for families with children).
The agenda papers can be accessed at https://secure.croydon.gov.uk/akscroydon/users/public/admin/kab14.pl?operation=SUBMIT&meet=63&cmte=PLN&grpid=public&arc=1