Plans for hundreds of new private and council homes have been revealed as Croydon moves towards a major regeneration of the infamous Regina Road estate.
One tower block is currently being dismantled, but the council says the presence of asbestos and the need to rehouse remaining residents may slow progress.
The new proposals, part of an updated hybrid planning application, include 340 new homes across 11 blocks ranging from three to six storeys, as well as a 14-storey tower. The scheme, near Norwood Junction, will be delivered in two phases, with the first supported by a £54million Greater London Authority grant.
Phase one will deliver 215 flats for social rent and 10 shared equity/shared ownership homes. Beyond housing, the development promises improvements to public spaces, including enhanced play and sports facilities, community growing areas, and a pre-school.
Phase two cannot commence until space clearance and road connections are completed. This phase includes plans for 115 additional homes and a tower reaching 14 storeys – only slightly taller than the existing Regina Road blocks.
While the exact mix for this phase is still under review, the council expects it to include a number of much-needed three-bedroom homes, alongside an as-yet-undetermined number of social housing units. The low-rise council flats at 1–4 Sunny Bank will also be demolished, as they fall within the outline planning permission area.
The high-rise Regina Road flats gained national attention in 2021, following a widely publicised ITV report highlighting the squalid conditions endured by residents. Issues included rampant damp and mould, along with claims of negligent repairs from Croydon’s former contractor, Axis.
Following extensive consultation, residents voted in favour of demolishing and rebuilding homes on the estate. All residents of flats 1–87 were relocated throughout 2024 after an 88.1% vote to demolish the blocks in spring 2023.
The second tower, which houses flats 89–123, is scheduled for demolition between autumn 2025 and February 2026, although all remaining residents will need to be rehoused beforehand. Demolition of the first block (1–87 Regina Road) began earlier this year and is being led by contractor Colemans.
However, progress has been slow due to the discovery of asbestos in the building, according to contractors speaking to the Local Democracy Reporting Service.
In line with Sadiq Khan’s London Plan, the scheme includes a significant reduction in car parking provision. The new development will offer just 51 parking bays, including 11 disabled bays.
The council proposes that only returning residents will be eligible for on-site parking. To encourage sustainable travel, plans include 435 long-stay and 26 short-stay cycle parking spaces.
Extensive roadworks are planned, including resurfacing, new footways, loading bays, and improved street lighting.
Architecturally, the first phase has been designed to respect the character of the surrounding area. However, some neighbouring properties will experience a loss of natural light and an increased sense of enclosure, particularly homes on the northern side of Regina Road. Planning officers note that these impacts are less severe than in previous approved applications and are therefore considered acceptable.
While some new flats may have compromises in terms of privacy and natural light due to site constraints, the overall standard of accommodation meets the required benchmarks and is deemed suitable.
Environmental sustainability is also a key focus. Although some trees will be lost during the redevelopment, all high-quality and protected trees on site will be retained, with additional new trees planted. Landscaping proposals aim to enhance biodiversity, improve water run-off management, and meet zero carbon targets through offsetting contributions.
The regeneration project has been submitted as a hybrid planning application, comprising both a full and an outline application. The outline element seeks approval for the overall principles of the development (such as scale, use, and access), rather than specific detailed designs.
The current proposals have developed considerably since first being presented in September 2023. They feature a reduced number of homes from the previous total of 380, which was included in the previous scheme put to committee in November 2024.
Overall, council officers conclude that the benefits of the development outweigh the associated harms, and they have recommended the council approves the scheme at next week’s Planning Committee meeting on October 16.
