Croydon Council's Planning Committee has discussed proposals for affordable housing at 89 Waddon Way, Croydon. The committee received a pre-application presentation for the comprehensive redevelopment of the site, which includes the demolition of existing structures and the construction of four blocks of four-storey residential buildings.
The proposals, presented by Bellway Homes, aim to provide 138 new homes, with 20% designated as affordable housing, all of which would be social rented. Bellway Homes, a house builder selling to the private market, stated that they would deliver the affordable housing. The remaining stock not in affordable housing will be sold by Bellway Homes as private units. Significant changes from previous refused applications include an increase in affordable housing provision, retention of protected trees, and reduced building heights.
Committee members raised several points for consideration, including the inclusion of commercial or community space to support the emerging Waddon Way Neighbourhood Centre, the design and architectural expression of the buildings, and the approach to public realm, amenity space, and child play areas. Concerns were also voiced regarding the uniformity of building heights and the design of balconies.
Architectural Design and Balconies The proposed architectural style for the four blocks is described as modern and relatively simple, with subtle Art Deco cues and references to the site's historic use as a former lido. The buildings are clad in a light buff brick, with Block C clad in a mid-brown brick. They feature vertical stacked windows, dark green glazed bricks adjacent to openings, decorative recessed entrances, and protruding 'bolt-on' balconies. However, committee members and the Design Review Panel (DRP) raised concerns about the uniformity of building heights, noting that four blocks of the same height could appear monotonous and suggesting greater variation. Regarding balconies, concerns were raised about their dominance and the lack of privacy they provide, with suggestions to explore inset balconies along key site lines and to refine the architectural approach for a more authentic interpretation of Art Deco principles. The applicant team is currently exploring these points.
Heritage Asset and Public Realm The integration of the Grade II listed diving platform, a heritage asset on the site, into the new development was a key discussion point. Members welcomed its retention and the creation of a public square around it, emphasizing the need for it to be a celebrated destination. The proposals aim to allow the structure to be appreciated up close from a publicly accessible space. Specific features being explored include landscaping design influenced by the site's heritage, potentially incorporating water features at the base of the diving platform, and sculptural artwork referencing the site's historic lido function. The western pedestrian link is also intended to open up new views of the diving platform from Waddon Way. However, concerns were raised that the diving platform risks being treated as an isolated object rather than an integrated focal point, and that the backdrop of Block C's brick elevation is 'too busy'. Further development of the landscaping design for the central square is needed to ensure it celebrates the diving platform as intended.
Housing Mix and Affordable Housing The housing mix, particularly the percentage of three-bedroom homes and the provision of affordable housing, was also debated. The current proposals include 47 three-bedroom homes, representing 34% of the overall housing provision. Committee members expressed a strong desire to see an increase in the percentage of three-bedroom homes, with some advocating for at least 50% and others suggesting closer to 60%. Evidence cited for this advocacy includes the surrounding area's character (mainly two-storey detached dwellings), the need for family accommodation, and anecdotal information about difficulties selling one-bedroom flats due to market demand. Policy DM1.1 of the Croydon Local Plan (2018) also sets a minimum provision for three-bedroom homes, expecting 60% in 'Urban' settings with low PTAL, which this site falls into. The applicant's position is that a higher quantum of three-bedroom homes would have viability implications and could hamper deliverability due to perceived limited market demand.
Public Realm and Amenity Spaces Plans for public realm improvements and amenity spaces include communal amenity and child play space principally in two locations: the central square and the space south of Blocks C and D. The applicant has demonstrated that a sufficient quantum of both communal amenity and child play provision can be accommodated on site, including policy-compliant provision for children aged 0-17. The aesthetic and functionality of these spaces are still evolving, with a need for further development of the landscaping design, particularly for the central square, to ensure it is multifunctional and provides a suitable setting for the listed diving platform. The communal gardens south of Blocks C and D are described as relatively well developed and would offer future residents a good quality communal and child play space that would be well overlooked.
While no final decision was made as this was a pre-application presentation, the committee provided feedback to help shape the future planning application. The council's planning officers will continue to work with the applicant to address the points raised. Further details on the meeting can be found in the Public reports pack.
