2005 Crystal Palace Park Planning Framework Public Consultation
The report
A full report analysing all of the comments along with the submissions made by political, business, sporting and community groups was independently prepared for the London Development Agency (LDA):
- Report on the LDA Public Consultation Exercise Oct-Dec 2005 PDF
- Report on the LDA Public Consultation Exercise Oct-Dec 2005 RTF
The consultation has ended. The following information is available as an archival record.
The Planning Framework
- Crystal Palace Park Planning Framework (draft for consultation) PDF
- January 2006 Crystal Palace Park Consultation topline results CSV
- January 2006 Crystal Palace Park Consultation topline results XLS (MS Excel 2003)
- January 2006 Crystal Palace Park Consultation topline results CSV
- January 2006 Crystal Palace Park Consultation Full Data Set XLS (MS Excel 2003)
- January 2006 Crystal Palace Park Consultation Full Data Set CSV
- Guidance notes on Full data Set RTF
Downloadable Documents
PDF:
You may download a free Acrobat viewer from Adobe. Adobe resources for accessibility are also available. The LDA is not responsible for the content of external internet sites.
RTF:
RTF files may not retain the formatting and layout of the original document and normally do not include graphics. They can be read by most word processor software.
XLS:
XLS is a proprietary file type which, depending on the software version, may be read by Microsoft Excel or other spreadsheet programs.
CSV:
This is a comma-separated values data file which can be imported into most spreadsheet software programs.
Main Elements and Proposals of the Planning Framework - as published October 2005
The proposals set out the main elements of the draft Planning Framework for the renewal and rejuvenation of Crystal Palace Park, which was formally submitted to the London Borough of Bromley. The Planning Framework provides the context for these proposals and helps 'flesh out' some of the details before any planning application is submitted. It provides specific guidelines on issues such as use, urban design, townscape, etc.
Contents
- A new future for Crystal Palace Park
- About the London Development Agency (LDA)
- What you told us last year
- Key issues
- Five core principles
- Key benefits of the proposals
- The National Sports Centre (NSC)
- A walk around the park
- Area One - NSC and Station
- Area Two - Farm, Dinosaurs and Lower Lakes
- Area Three - Cricket Pitch
- Area Four - English Landscape
- Area Five - Hilltop
- Area Six - Upper and Lower Terraces
- Gateways
- Station Gate
- Penge Gate
- Sydenham Gate
- Rockhills Gate
- Norwood Triangle Gate 1
- Norwood Triangle Gate 2
- Masterplan
- Implementation
- Earliest achievable timetable
1. A new future for Crystal Palace Park
Originally created as a setting for the Crystal Palace itself, and with part of this great heritage still visible, the Park is now strongly associated with sport. Reviving and renewing Crystal Palace Park and the National Sports Centre (NSC) will bring benefits to local people, to south Londoners more widely, and to London as a whole. Finding out your views is the next step in making Crystal Palace Park a revitalised public space which can kick-start regeneration in this part of south London.
This exhibition shows how the park can connect to its surroundings and local communities, how we can improve and expand transport links, and how we can provide more educational opportunities, and improved facilities as a whole. It describes proposals for a stunning new sports centre and shows how these proposals will allow us to return to parkland large areas currently occupied by buildings and car parks.
Above all, this vision for Crystal Palace shows how we can make the park safe and enjoyable for all.
2. About the London Development Agency (LDA)
The LDA is the Mayor's agency for economic development in London and is one of nine Regional Development Agencies. Its work is based on four key themes:
- Infrastructure and places
- People
- Enterprise
- Marketing and promoting London
Why is the LDA involved?
In 2003 Sport England made the decision to close the Crystal Palace National Sports Centre upon expiry of the lease in March 2004. They could no longer afford to subsidise the aging facility's operations, nor could they afford a costly refurbishment.
The LDA recognised the NSC as being an important London asset for sport, and agreed to take over responsibility for the centre from March 2006. Given the potential of the sports centre and the park to lead regeneration of the Crystal Palace area, the LDA also took an option to take over the management of the Park from the London Borough of Bromley by 2009.
Regeneration
Although Crystal Palace is located in Bromley, which is one of the less deprived of London boroughs, the area around Crystal Palace suffers from:
- High number of workless households
- Very low rates of business density
- Low workplace based earnings.
The rejuvenation of Crystal Palace Park, which encompasses all the key themes of the London Development Agency, is key to addressing these issues and to the economic growth of south London.
3. What you told us last year
Last September the LDA sponsored an exhibition to gather the views of local people about their park. Findings included the following:
- The park is seen as a place that can offer a variety of attractions, including tranquil open space and wildlife, family facilities, sports (for local people and others), heritage value and possibly public attractions on a wider scale. The link with the Crystal Palace itself is still strongly felt and many people would like to see the park resume its previous status as a place of regional or national significance - although others would prefer it to remain primarily as a local park.
- There is real dissatisfaction with the current state of the park and in general terms there is strong support for major investment. Many individual facilities and features (eg fences, children's facilities) were highlighted as requiring particular attention.
- Views about the future of the hilltop area illustrate some of the key conflicts to be resolved for the park as a whole. Opinions range from "leave it open" (or even wild) to "go for a major development". Many would be happy to see something in between to echo the grandeur and history of the Crystal Palace - albeit on a smaller scale.
- There is an appreciation of the financial hurdles to be faced in improving the park. It is clear that overtly commercial development would be very unpopular.
- The great majority wish to see sports facilities remain in the park. It is widely accepted that these will need to cater for the needs of local people as well as a range of regional or national users.
- There is majority support for large-scale investment in new sports facilities by the stadium. However, many people would only support this if an acceptable new use was
found for the existing National Sports Centre or the building was demolished.
4. Key issues
There are several issues that are recognized as being important across the whole park:
- Making sure the heart of the park is green and open to the public
- Access to and accessibility within the park
- Ensuring security and safety
- Providing legible signs and information
- Simplifying routes for pedestrians
- Increasing and protecting biodiversity.
5. Five core principles
The vision for the programme is to create a park that meets five core goals:
- A revived metropolitan park and cultural space that reflects its heritage
- A sports and event park
- A sustainable park that is economically, socially and environmentally viable
- An accessible and integrated park
- An educational park.
6. Key benefits of the proposals
The proposals will bring a number of benefits to the community:
- 7.4 hectares (18 acres) of new parkland will be created
- 9 hectares (22 acres) of existing parkland that is currently inaccessible to the public will be opened up
- Around half of the total park area will be rejuvenated
- A new environmentally friendly regional sports centre will be created and will be open to local residents as well as specialist users
- A wide range of new park facilities will be provided
- Formal and informal learning activities will be created.
- The park will be the first park in the UK based entirely on sustainable use of resources.
In addition, by rejuvenating the park, we believe there will be a significant knock-on effect helping to regenerate the whole area.
- The project could create over 1,200 new jobs within south London including 450 locally
- It will bring a significant boost to the vibrancy and prosperity of local centres
- There will be a package of measures to support the creation and growth of local small businesses.
7. The National Sports Centre (NSC)
The LDA will take over the lease of the NSC in March 2006 and has an option to take over the park as a whole by 2009. If the LDA had not intervened then the NSC would have closed in 2004 and been mothballed with 14 hectares (35 acres) of park inaccessible to the public. The LDA has worked closely with a new operator, GLL, to develop the business.
However, it is likely that the NSC will require revenue support in the range of £1.5 million - £2 million per annum if it is to remain open with no hope of further significant improvement.
Further, the building and its systems are over 40 years old and major refurbishment and renewal will be required, probably in the next four to seven years.
The ongoing revenue subsidy required is unsustainable, bearing in mind the likelihood of substantial capital expenditure also being necessary in the medium term. A viable solution to secure the continuation of sport in the park is required.
London Olympics 2012
Now that our Olympic bid has been successful - of which Crystal Palace was an important part - there is a lot to do to be ready in good time for 2012. Whilst it is unlikely that Crystal
Palace would be used for events during the Olympic Games, it could be used as a training camp beforehand.
It is also likely that the IAAF Grand Prix recently held at Crystal Palace would move to the Legacy Athletics Stadium in Stratford in 2013.
8. A walk around the Park
We have identified six park areas and five key gateways for access in to and out of the park.
Each of the park areas and gateways has a different character and focus and has a role to play in any improvement proposals for rejuvenation.
9. Area One - NSC and Station
Proposed
- A huge reduction in the total space given to sports facilities
- A new internationally designed sports centre close to the station
- An improved athletics stadium
- Increased area of open parkland in place of the former NSC Building
- Recreation of a central walkway through the park at ground level
- New park entrance and improved station
- New visitor centre
- Consolidated car parking focused on the new sports centre.
10. Area Two - Farm, Dinosaurs and Lower Lakes
Proposed
- Improved information about the dinosaurs, a cafe with waterside seating, boathouse and nursery in a new building at Penge Gateway
- Re-use/part redevelopment of the farm for horticulture and small animals, with community access for educational use
- Improved landscape
- Replacement of unsightly fencing
- Improved paths
- Restored water feature by bridge
- Improved car parking area
- Waterside access and boating
- New children's play area.
11. Area Three - Cricket Pitch
Proposed
- A pavilion to support sporting use in this area
- Improvements to the landscape on the boundary of the park
- A retained and improved car park accessed from Crystal Palace Park Road
- A villa-style residential development to the east of the car park
- Improvements to the main pathway
- Tree planting
- Relocation of the children's play area.
12. Area Four - English Landscape
Proposed
- Extension of the area westwards to connect with the proposed Rockhills Gate
- Increased green space within the core of the park
- Overhaul of Fisherman's Gate entrance
- Rejuvenation of concert bowl and associated facilities by reducing the lake size to create a more intimate relationship with the stage and enhancing back of house facilities
- Facilities to support performances, such as the Royal Philharmonic Orchestra from 2006
- Repairs to the water features
- Opening up the fishing lake for benefit of the general public
- Restoration of the Maze, including improvements to security.
13. Area Five - Hilltop
Proposed
Option 1
- Retention and enhancement of most of the hilltop as parkland and wildlife area (in the consultation so far, this has proved very popular)
- Retention of all, or nearly all, the mature trees l Where possible, retention of the footprint of the original Crystal Palace and other archaeological features
- Provision of normal park facilities such as children's play area, toilets and possibly a cafe and teenagers' activities that are all currently absent from this area of the park
- Creation of a public viewing facility to take advantage of the tremendous views across the rest of the park and down as far as the North Downs
- Creation of a new piazza inside the Norwood Triangle Gate, both emphasising the importance of this entrance to the park and providing space for temporary activities and exhibitions such as fairs, farmers' markets or a winter ice rink
- Restoration and re-opening of the superb Victorian subway and protection of the entrance with a small, one-storey structure
- Extension of the existing museum.
Option 2
- In addition to the features proposed in Option 1, this also includes the introduction of a new indoor attraction. This could house facilities such as a cafe/restaurant, botanical winter gardens, butterfly house and indoor children's play area.
- The building could echo the spirit and design of the original Crystal Palace.
- l However, the larger the development, the harder it will be to fund and obtain planning permission for it.
14. Area Six - Upper and Lower Terraces
Proposed
- Keeping the Italianate Terraces open for fairs and rallies
- Power supply and exhibition space
- Rejuvenation of the Terrace as a contemporary garden with modest landscaping
- Creation of an arboretum which will be used as overspill car parking on event days
- Demarcation of the original fountain areas
- Space for mobile structures on event days.
15. Gateways
At present, the boundaries and entry points to the park are not well defined, which means the park is not well connected to its surroundings.
The vision proposes improved gateways to the park to help define the boundaries and better connect the park to its surroundings by providing clear entry points that are safe and secure.
The gateways can also provide a focus for some activity through a mix of park-associated facilities, educational facilities, cafes, restaurants and in, certain gateways, the possibility of some residential development to help generate essential funding for the rejuvenation. The funding would be used to pay for specific park improvements.
16. Station Gate
- An improved station as the main arrival point to the park, with disabled access
- An improved pedestrian entrance
- A combined visitor centre and energy centre, demonstrating how the park is sustainable
- Improved access for cars and other vehicles, with improved pedestrian crossing facilities
- An improved pedestrian link between the Station and the Hilltop
- A residential development for key workers or accommodation for those using the new sports centre.
17. Penge Gate
- Upgrade to the park gates and parking area
- Clean-up of the north side of the central walkway by demolishing dilapidated buildings and relocating the maintenance yard
- New facilities to consolidate the existing cafe, 1 O'Clock Club, boating centre, toilets and changing area.
18. Sydenham Gate
- Possible provision of high-quality Paxton-style villas along Crystal Palace Park Road
- Creation of a residential apartment block on the site of the Park Lodge. It is estimated that the residential developments could raise over £2 million for park improvements
- Retention and improvement of the existing car park
- A small sports pavilion.
19. Rockhills Gate
- A major new gateway to this corner of the park
- A net gain of 1.7 hectares (4.2 acres) of entirely new landscaped parkland
- New mews-style residential development on the site of the old house
- New park headquarters and gardening club
- New feature glasshouse, open to the public
- Terraced gardens for schoolchildren, pensioners and disabled people
- A new children's nursery and linked adult education facility
It is estimated that the income raised from the residential development would be in the region of £5 million. This would contribute substantially towards the cost of acquiring the new parkland and creating the new glasshouse and gardens.
20. Norwood Triangle Gate 1
A number of options have been suggested for this gateway and these are described below. All of them include the piazza and extended museum proposed in Area 5 - Hilltop.
Option A
Construction of buildings of up to five storeys on strips of land either side of the existing gate, with small-scale retail space and cafes on the ground floor, and residential above. The development would flank two sides of the piazza.
Income from the sale of the new properties would be used to create an underground public car park (about 150 spaces) for the Triangle, as well as private parking for the new residents.
Option B
Identical to Option A, but with sales income (expected to be around £4 - 5 million) to be used for park improvements only. If a new car park was needed, it would have to be on an alternative site outside the park.
Pros
- Screening of the bus station - reduction of noise and visual intrusion
- Revenue generation for either a new public car park or for park improvements
- Greater security for this corner of the park, through 'natural' surveillance by the new occupants
- Framed view of the park from the Triangle junction
- Greater regenerative effect for the local area
- Park-related activity - cafes, restaurants, bike hire etc.
Cons
- Private space created on the hilltop
- Loss of park area
- Visual intrusion, with property overlooking this corner of the park
- Loss of existing trees
- Disruption during the construction period
- More traffic generated
- Creation of a visual barrier between the park and the town
21. Norwood Triangle Gate 2
Option C
Creation of a two storey shop/cafe development only, on the same land. No income would be generated for the park.
Pros
- More park area retained than Options A & B
- Provision of retail and cafe development to benefit the town centre
- Provision of space for market or other performance area
- Seasonal facilities
Cons
- No public car park for the Triangle
- Townscape - no definition to corner
- No revenue generation for park
- Less activity/ surveillance
- Less regenerative effect - jobs
- Bus/traffic noise more intrusive
Option D
No new development, apart from the piazza and extended museum.
Pros
- No loss of park area
- Less disruption during construction
- Provision of space for market or other performance area
- Seasonal facilities
- Possible retention of most of mature trees
- More consistent with dialogue and consultation results
Cons
- No public car park for the Triangle
- Additional funding required to pay for entrance works
- Townscape - no definition to corner
- No revenue generation for park
- No activity/ surveillance
- Less regenerative effect - jobs
- Bus/traffic noise more intrusive
22. Masterplan
Peripheral development options at the gateways are being considered in the context of the extent of Metropolitan Open Land, 'Yellow Land' from the 1914 Act of Parliament and public benefits which would accrue.
Masterplanning process
This plan shows possible groupings of activities in the park created in consultation with the Crystal Palace Dialogue Group.
1914 Plan of the park
This plan is a reminder of what has gone before and how it relates to what is being proposed. It is of particular interest to note the villa residential development at Sydenham Gate and the glasshouses and main house at Rockhills.
23. Implementation
One of the key factors in realising the vision will be funding, in terms of both capital and revenue. A single source is unlikely; a wide range of sources will need to be considered.
The LDA's vision for the rejuvenation of the park will require a comprehensive approach to its realisation, considering improvements to components such as the sports facilities, the educational facilities and other possible initiatives, in conjunction with the wider improvements to the park and the resultant capital and revenue implications.
The long term ambition through the Framework process is to fulfil those principles, but the delivery will not happen overnight. The process will be lengthy and will be likely to be delivered in stages as and when funding becomes available and in conjunction with a phasing plan.
The Agency recognises that some elements of the vision may be controversial whilst others will have almost universal support. It is putting forward a complete set of proposals because this is the only way that the Agency can see that the whole park will be rejuvenated and reinvigorated to meet the needs of the local community, including local residents and businesses, as well as elite athletes and visitors. Elements of our vision could be omitted but at the cost, we believe, of not just the loss of the opportunity for change and improvement of that part of the park but also the potential impact upon the success and benefits that the whole of the park can deliver.
24. Earliest achievable timetable
2005
- October - Consultation event
- October - Start of design competition for a new regional sports centre
2006
- February - Framework Agreement by Bromley
- March - LDA takes over the NSC
- May / June - Architects selected for sports centre
- Summer - Further public consultation
- November - Planning application for sports centre submitted
2010
- New sports centre opens
The LDA has set aside a budget of £300,000 per annum from 2006-2009 to fund small-scale improvements to the park.
Here are some possibilities that have been suggested:
- An arts events programme
- Subway: site clearance and provision of safe access
- Closed lands on Hilltop: clear fly-tipping, make accessible
- Provision of children's play equipment on Hilltop
- Restoration of Paxton's water feature, near the farm site
- Concert platform: provide equipment to enable regular events to be staged
- Concert platform: renew stage deck
- Archaeological dig
Back to top