24 - 10 - 2025
Planning has been granted for the hybrid planning application that will see 225 new council homes delivered in the first phase along with green spaces, a pre-school and community facilities and up to 115 homes with outline consent.
The scheme has been shaped by extensive community engagement and a rigorous design review process, aiming to deliver high-quality, future-proof homes that reflect the needs and aspirations of local residents.
Contextually Sensitive Design: Rooted in a detailed analysis of the site’s physical and historical context, including the Croydon Canal and surrounding Victorian and mid-century architecture, BPTW’s heritage-led design respects nearby listed buildings and conservation areas. The scheme features apartment buildings conceived as paired villas as well as mews houses with active frontages, recessed balconies, and arched thresholds to foster natural surveillance and a vibrant public realm. Over 66% of homes are for social rent, all are tenure-blind, and more than 80% are dual-aspect. Larger family homes with gardens are located at ground level to support inclusive, intergenerational living.
Community-Led Vision: Following an 88% resident vote in favour of redevelopment, we were part of a comprehensive engagement programme including workshops, exhibitions, and meetings with the GLA, Design Review Panel, local planning authority, Mayor of Croydon and planning committee briefings. Community input shaped key aspects of the scheme, from building heights and housing mix to green space layout and the inclusion of a community hub and pre-school. This ensures the new development reflects local priorities and fosters pride and ownership.
Celebrating Local Identity: A central “community green heart” offers inclusive space for play for women and girls, recreation, and connection. The heart will feature a large community growing hub which is being implemented following community engagement. Inspired by the former canals and local villa architecture, Regina Road restores traditional street frontages and improves permeability with new walking and cycling links. Public art will honour local heritage, including the Great North Wood and South Norwood’s brickmaking past. Ground floor uses activate the public realm and promote cohesion, with safety and inclusivity embedded through secure entrances and accessible routes.
Existing Regina Road site and red line boundary
Demolition of current Regina Road towers
Wellbeing, Biodiversity and Sustainability: Developed with Farrer Huxley, the landscape strategy reimagines the estate with 4,695m² of green space, including a central green, pocket parks, courtyards, and biodiverse corridors. Features include a MUGA, play zones, picnic lawns, growing beds, and wildlife zones. Lighting, designed with Light Follows Behaviour, enhances safety and comfort while protecting wildlife. Sustainability is central, with homes designed to Passivhaus principles, air source heat pumps, green infrastructure, and SuDS. The scheme promotes active travel with cycle storage and pedestrian routes.
This planning approval marks a significant step forward in delivering a vibrant, inclusive future for Regina Road and the wider South Norwood community.
Jason Perry, Executive Mayor of London Borough of Croydon commented, “The positive support for the Regina Road redevelopment marks another major milestone in Croydon’s housing transformation. This project is about creating high-quality, affordable homes and a stronger community that residents can be proud of. The redevelopment is part of my priorities to raise housing standards, deliver more affordable homes and make Croydon a cleaner, safer and healthier borough for everyone.”
Praise for Regina Road from Councillors during the committee meeting included; “One of the best, if not the best, planning applications I have seen”, “A test case for good public housing in Croydon”, “Homes residents will be very proud of” and “Pleased to see this fantastic scheme”.
Neill Campbell, BPTW Partner and project lead said, “This planning approval is the result of a truly collaborative effort between BPTW, our consultant team, the London Borough of Croydon, and the local community. The residents have helped shape a design that respects South Norwood’s rich heritage while delivering high-quality homes for all. The designs place community at its heart, with generous green spaces and inclusive facilities that reflect local aspirations and support a thriving, connected neighbourhood.”
Site Plan
CGIs by DW3D