Plans for the comprehensive redevelopment of 89 Waddon Way, a site formerly occupied by a garden centre and part of the historic Purley Way Lido, were presented to Croydon Council's Planning Committee on Thursday, July 2, 2026. The proposals by Bellway Homes aim to demolish existing structures, retaining the Grade II listed diving platform, and construct four blocks of four-storey residential buildings, incorporating car and cycle parking, public realm improvements, and associated infrastructure.
Applicant representatives highlighted significant changes from previous refused applications, which were dismissed for reasons including insufficient family-sized homes, concerns over massing and public realm, servicing conflicts, and tree loss. The current proposals address these by increasing the provision of three-bedroom housing to 34% of the total, relocating car parking and servicing away from the central space, developing the landscape design for the central square, and retaining existing Hornbeam trees while proposing substantial new tree planting.
Preserving and Integrating Heritage
The Grade II listed diving platform, currently in a poor-quality context
surrounded by derelict structures, is set to be restored. The applicant team has committed to its preservation, with works likely to require separate Listed Building Consent. Ongoing maintenance will be secured via a S.106 obligation, mandating a long-term conservation management plan. The strategy for enhancing the public realm around the diving platform involves creating a central square focused around the listed diving platform
to serve as the focal point of the Waddon Way Neighbourhood Centre. This includes a generous new public space
and a western pedestrian link designed to open up new views of the diving platform from Waddon Way.
Officers and Design Review Panel members have emphasised the importance of high-quality landscaping within this central square, suggesting the incorporation of a water feature to truly celebrate the heritage asset.
Housing and Community Focus
The development will comprise 138 residential units, with building heights reduced to a maximum of four storeys. A key change is the increase in affordable housing to 20% of the total provision by habitable room, all of which will be provided at Social Rent levels and located within a dedicated affordable housing block (Block C). The remaining 77.5% of units will be for private sale. Committee members expressed a desire for a greater mix of three-bedroom homes to cater to family needs.
Design and Public Realm Considerations
Discussions also centred on the design and architectural approach. Concerns were raised about the appearance of proposed perforated balconies, with a call for nicer and less perforated
options that offer more privacy. The applicant has proposed perforated metal screens to mitigate this, and a condition will require the final details of balcony railings to be approved by officers. Suggestions included exploring inset or partially inset balconies and varying their design along key site lines. Officers have also requested reconsideration of the tonality of Block C.
Commercial Space and Parking
Officers have strongly encouraged the inclusion of commercial or community space to support the emerging Waddon Way Neighbourhood Centre. A potential location for such a use could be a standalone pavilion building, replacing two townhouses south of Blocks A and B. This would bring additional activity to the site and create an active frontage flanking the central square, aligning with the emerging Croydon Local Plan and Purley Way Masterplan's vision for new small-scale convenience shopping and community uses.
The development proposes 54 car parking spaces, a ratio of 0.4 spaces per home, significantly lower than the maximum allowable. To mitigate concerns about potential overspill parking onto surrounding residential roads, the scheme is likely to include on-site car club provision and utilise a sustainable transport contribution towards a controlled parking zone. A parking stress survey will be conducted to assess the impact on local streets.
While no decision was made at this pre-application stage, the committee provided feedback to guide the evolution of the scheme before a formal planning application is submitted. The applicant team is expected to address the committee's comments on non-residential uses, design variations, and the enhancement of the public realm around the heritage asset. Further details can be found in the Public reports pack for the meeting.
