January 2019 - ARCHITECTURE COMPETITION - REIMAGINE - Thornton Heath
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ARCHITECTURE COMPETITION
January 2019
CONTENT Background 3-4 Scope 5-6 The sites 7-9 The brief 10-11 Reading material 12 2
Introduction
T he competition aims to kick start the debate around improving this
dated and run down area which is at the heart of Thornton Heath
and the main gateway from the station.
We require fresh, creative and new ideas to
ignite interest in redeveloping the area with a
prize of £2,500 for the design which best
reimagines this space. The design vision is for a
high-density mixed-use sustainable series of
developments with access to amenities and open
space incorporating the existing infrastructure.
As the client, the Thornton Heath community is eager for a design which better
utilises, adds to and improves the look and feel of what should be a modern
workable environment.
The scheme should have an emphasis on urban health and wellbeing incorporating
a better quality of life with a design promoting air quality, improved levels of
activity and increased mental health.
A recent consultation during Thornton Heath Festival identi�ied ideas for the area
including: student housing, soft play, cinema, a safe space for young people, hot
desking, art workshops, creative space, exercise and more green space. A steering
group further developed the theme which formulates this brief.
Background
T hornton Heath is in north Croydon and falls within the CR7 postcode covering
three wards: Thornton Heath, Bensham Manor and West Thornton with a
combined population of 52,455.
It is one of the most diverse parts of Croydon.
West Thornton has the highest proportion of
Asian residents in the borough and the
Thornton Heath ward has the highest Black
Caribbean population in London.
Although the borough has outer London
status, Thornton Heath has many of the
poverty indicators associated with a greater
London borough: disproportionate crime,
health, housing and child deprivation.
3
The High Street has undergone a £2.3million
regeneration with public realm, shop front
improvements and public art installations.
However, it still has a number of empty shops,
takeaways and bookies which saw it recently
named the third unhealthiest High Street in
London.
Thornton Heath has a strong community with a
desire for the area to improve but not change
its community make up as often happens with
gentri�ication.
This scheme should bring up the existing
neighbourhood providing better living
conditions, access to affordable homes, better
work life/balance, and health as well as be
ambitious for young people through
opportunities and access to education and
employment.
Thornton Heath is best known for its musical
connections to stars like Stormzy, Krept and
Konan, and reggae legend Desmond Dekker as
well as sporting stars such as Premiership
football player Wilfried Zaha and Olympians
Donna Fraser and Martin Rooney, who all lived
or grew up in The Heath. It is also the birth place
of feminist and social campaigner Dora Russell
and the home of Captain Flora Sandes, the only
woman to �ight in WW1.
Thornton Heath has good transport links with trains to Victoria, London Bridge, Milton
Keynes, East Croydon and from there to Gatwick and Brighton.
Brigstock Road is a busy thoroughfare for cars and buses linking the High Street to
Thornton Heath Pond which is undergoing major redevelopment and Croydon University
Hospital, on London Road which is one the borough’s biggest employers. At the other end
of the High Street is Crystal Palace football club, another big employer, which has plans
approved to expand its stadium.
4
Scope
T he primary objectives are to:
Produce a concept design for:
Affordable workspace for artists and
entrepreneurs think Peckham Levels (pictured).
New exits from the station via Iceland car
park and Tesco parking creating green space.
Affordable housing. Housing for key health care
workers (linked to Mayday hospital) and homes
for local young people.
Appropriate provision of facilities and services
(crèche, play zones, community meeting spaces
and healthcare facilities) with an emphasis on
health and wellbeing.
Inclusion of creative education zone providing
tech/media/music studies for 16 plus age.
Produce proposals for:
An entertainment experience with provision
for some or all of the following: cinema,
theatre/ entertainment space, restaurants,
bars, market space.
5Cultural and leisure activities which promote
and respond to local culture, youth, sports,
media and art.
Community meeting spaces.
Produce ideas that:
Connect within and beyond the sites including
the existing three parks, leisure centre, library
and football ground.
Cycling, paths, green trails, pocket parks
incorporating local history and art. Health
�itness provision with outdoor street
activities/gyms.
Streets designed for people. Pedestrianise where
possible, open up green space and pedestrian
links between the four sites. Seating for elderly,
better disabled and sensory facilities.
Produce a design with:
Environmental sustainability at its heart with
consideration for solar panels, wind turbines, rain
collection, plastic free zone, rechargeable energy,
vertical planting and food growing spaces.
High-quality design throughout.
Integrated transport. Cycling, tram link,
pedestrians.
6The Sites
1. Ambassador House
Brigstock Road, Thornton Heath, is a large,
predominantly empty 1960s nine story of�ice
building which has been vacant for a number of
years and is currently being occupied by a group
of artists.
A number of the retail units at the ground �loor
level have recently closed including Barclays
Bank and a JD Wetherspoon pub. Only three
units remain open.
The council is reviewing long term options for
the building with its owners, as it is designated
for residential and mixed use conversion in the
Croydon Local Plan.
There is a signi�icant unused car park to the rear
of the block which is accessed via
Chancellor Court (pictured below), a
privately owned block of �lats on Bensham
Manor Road.
There is also roof space on the former Barclays
Bank building (pictured above). The forecourt
space is currently in a poor state of repair, has
limited functionality and attracts anti-social
behaviour. It has recently been the subject of a
council commission to redesign it for use as a
town square.
72. The Tesco complex
built in 1981
Incorporates two blocks comprising of 85 �lats
above, known as Kettering Court (Brigstock
Road) and another block, Laxton Court
providing sheltered housing (1 Parchmore
Road).
There is also signi�icant underground parking
for both residents and customers along with
under-utilised parking next to the railway line
accessible via Parchmore Road. In addition there
is considerable outdoor space on the roof of the
building. The store is on the ground �loor with
of�ice space above. Tesco own the freehold.
Picture above left shows roof space on Tesco
which is used for planting.
3. The Station
Circa 1862, is well served with three platforms two of which offer direct links to Victoria,
London Bridge and East Croydon. The other is the London to Brighton Line. There is only
one on to Brigstock Road.
Image shows: aerial view of the station, Tesco (right) Iceland (left).
84. Iceland
Sits slightly back from existing shop fronts on
Brigstock Road (pictured).
The land occupied by Iceland and the car park
behind is owned by the Notting Hill Housing
Trust.
The Station Yard
Behind the car park which is currently used as a
builders yard has recently been purchased by a
developer Kenexa who has submitted plans to
turn it in to affordable housing and for
commercial use with four blocks of �lats.
The highest is nine storeys and measures 28.6 metres. The community has raised a number
concerns over the proposals and called for a public meeting to discuss an overall masterplan
for the site. The council has asked the applicant to withdraw the application and resubmit it
after consulting more widely. Planning application link.
Picture shows: 3D image of the proposed site.
9The Brief Level of detail The level of detail required is to a design level (RIBA stage 2). Prepare a concept design, including outline proposals for structural design and preliminary cost information. Proposals are invited from student architects, architectural interns and apprentices. We particularly encourage entries from applicants living or working in the Croydon area. Budget The prize for the winning design is £2,500 and includes the winners attendance at an award ceremony and presentation evening. Potential developers, regeneration of�icers and councillors will be invited along with members of the public to an open evening to view the winning design and gauge opinion. We hope this will generate interest in the regeneration of all or some of these sites and encourage engagement with property owners and potential investors. There is no budget as such for this development but it should be in keeping with a similar urban location and be innovative and bold but not provide unrealistic expectations. The winning design may in�luence and or inform a future plan for reimagining this space. The concept needs to be commercially viable but also take onboard the desire for community facilities so include development infrastructure support through S106 contributions. Funding is expected to be sought by the local authority for Thornton Heath from the Government’s new Future High Street Fund which aims to reinvigorate beleaguered town centres. The council is also initiating a development brief which aims to create a framework for future development plans for the area, informed by extensive stakeholder and community consultation due to start in March 2019. The brief will explore how the council can continue to invest in and improve Thornton Heath and work collaboratively with local partners to achieve this. A similar manual for delivery has recently been produced for Lambeth council about West Norwood & Tulse Hill The development brief will lay the strategic foundations for future bids. 10
Key dates Deadline for applications: March 31 2019 Judging: April 2019 Announcement of winner: Easter 2019 Award ceremony/presentation and opening evening: May 2019 How to Apply To apply for the competition, please email your proposal to action@thorntonheath.net by March 31 2019 and include the following: A copy of your CV or a personal statement. An outline of your ideas for a masterplan for the four sites. A detailed concept for one of the sites with a 3D model or image of your design. A statement of how your design will speci�ically encourage health and wellbeing. An ecological statement for your concept. Your design should include: How the work will relate to and re�lect Thornton Heath. 11
Reading Material
British Land - Integrating health and wellbeing into design and development:
“Better designed cities could save our society and the UK economy an estimated £15.3bn by
2050 – and make us all happier and healthier.”
The NHS Healthy by design: The Healthy New Towns Network Prospectus:
“Low-density living and a lack of good community facilities are associated with increased
social isolation and a lack of appealing green space reduces levels of physical activity and
mental wellbeing, childhood obesity is clearly associated with accessibility of fast-food outlets
and densities of physical activity facilities are associated with lower levels of adult obesity.
“In short, town planning, transport planning and house building have inadvertently
contributed to the lifestyle associated diseases that place an unacceptable burden on both
individuals and the NHS.”
Local Government Association - Developing Healthier Places
How councils can work with developers to create places that support wellbeing:
“... places in which we live shape the way we live. People who live in neighbourhoods with
clean air, good parks, streets that are easy and pleasant to walk and cycle along, places to
meet and socialise, jobs and opportunities, �ind it easier to live healthy ful�illing lives than
those who are not so lucky.”
The competition has been organised by
Thornton Heath Community Action Team
www.thorntonheath.net
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