A MANUAL FOR SHAPING THORNTON HEATH - Croydon Council
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A MAN U A L FOR SHA P I NG THO R N TON HEA T H
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––– –––––––––––––––––––––––––––– ––––––––––––––––––––––––––– –––––––––––––––––––––––––– ––––––––––––––––––––––––– –––––––––––––––––––––––– ––––––––––––––––––––––––– ––––––––––––––––––––––– ARE YOU A –––––––––––––––––––––– ––––––––––––––––––––––––– ––––––––––––––––––––– RESIDENT –––––––––––––––––––– –––––––––––––––– ––––––––––––––––––– LANDOWNER –––––––––––––––––– –––––––––––––––– ––––––––––––––––– COMMUNITY MEMBER –––––––––––––––– –––––––––––––––– ––––––––––––––– DEVELOPER –––––––––––––– –––––––––––––––– ––––––––––––– COUNCILLOR –––––––––––– –––––––––––––––– ––––––––––– EMPLOYEE –––––––––– –––––––––––––––– ––––––––– BUSINESS OWNER –––––––– ––––––––––––––––––––––––– ––––––– IN THORNTON HEATH? –––––– ––––––––––––––––––––––––– ––––– –––– ––– –– –
A Manual for
Shaping Thornton Heath
FIRST EDITION
May 2021
For further information, please visit:
www.croydon.gov.uk/planning-and-regeneration/ Introduction 6
regeneration/places-croydon/thornton-heath –––––––––––––––––––– ––
1 THE HIGH STREET PLAN 8
To see the current Local Plan, please visit: Summary
www.croydon.gov.uk/planning-and-regeneration/
planning/planning-policy/croydons-development-
–––––––––––––––––––– ––
2 SHAPING YOUR PROJECT 16
plan/local-plan-2018
–––––––––––––––––––– ––
For pre-application planning advice, please visit: 3 PROJECT IDEAS 22
www.croydon.gov.uk/planning-and-regeneration/ Project Map
planning/pre-application-advice Project List
Project Catalogue
Case Studies and Palettes
–––––––––––––––––––– ––
Client
Croydon Council 4 THORNTON HEATH NETWORK 96
Network & Contact List
Project Team
CarverHaggard
Fran Balaam
Europa
The Means
TURF Projects
CarverHaggard is a research and design practice, and
we work to support local communities and the local
economy. We are part of the GLA Architecture Design
and Urbanism Panel.
CarverHaggard owns the copyright of the original work
produced in this project and we generally assert our
moral rights to be identified as the author of this work.
Every reasonable attempt has been made to credit
images correctly. Please contact us if you have any
concerns; any error or omission will be corrected in
subsequent editions.
© CarverHaggard 2021
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5 Contents FIRST EDITION – MAY 2021
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INTRODUCTION
Croydon Council has invited the community of Thornton
Heath to create a plan that can be used to shape the future
of Thornton Heath High Street and Brigstock Road. This plan
will not be funded by the council; it will be used to influence
developers working in the area and to support the local
community to seek funding opportunities for projects.
We have been working with members of the community since
the spring of 2020 to identify key principles and priorities, and
to map out a shared vision that will harness future change to
benefit Thornton Heath.
Thornton Heath is changing, with potential housing
development in the near future, alongside increased transport
pressures and challenges for its high street, exacerbated by
the Covid-19 pandemic. The community is proud of the area,
and aware of the challenges that need to be tackled.
This Manual is an important opportunity to involve the local
NOTE community in that change, so that Thornton Heath can
The project is led by CarverHaggard in provide current and future residents and businesses with the
collaboration with The Means, Fran Balaam, community facilities, transport and public spaces that they
Europa and Turf Projects. Text in the document need.
is generally authored by the project team. In
addition, throughout the document, we have “There is a great community spirit in the area, with active local
included quotes from the engagement process. groups, and people wanting to make the area nice, pleasant and
liveable. It could be a really attractive area for existing and
“It’s proper London, so filled with diversity and potential residents, if only more was done to address the really
noise, but it’s also got some of the problematic things stark issues that bring parts of it down.”
that richer areas don’t suffer from.”
Where text is formatted in this way, it is taken
from the anonymised results of the engagement
process, including the survey responses, focus
groups, and workshops.
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6 Introduction FIRST EDITION – MAY 2021 7 Introduction FIRST EDITION – MAY 2021
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1
Croydon Council are inviting the community of Thornton
Heath to create a plan that can be used to shape the future of
Thornton Heath High Street and Brigstock Road.
THE
The High Street Plan, which is detailed in a separate document,
will be used to influence future developments, and to seek
funding for local projects. It is a speculative plan, which aims to
identify community priorities for future regeneration projects
HIGH
led by the London Borough of Croydon and other stakeholders.
The proposals are not currently funded. The High Street Plan is
composed of the following elements:
STREET
Principles
Overall urban design themes based on the engagement, to
inform future developments and plans.
Key Sites
PLAN
Analysis of key sites identified by the Council, and guidance on
their role in promoting the principles of the plan.
Framework Projects
A series of interlinked projects along the High Street, focusing
on public realm improvements to support the Plan.
Project and Activity Ideas
Ideas based on community suggestions received through
the engagement process, which could be applied to multiple
locations, or which are “looking for a home”. These are collated
in this Manual to assist local stakeholders in developing their
feasibility and seeking funding.
The projects in the plan are not intended to be funded by
Croydon Council. However, where transport has a key role to
play, these ideas should be progressed in coordination with
Croydon’s Strategic Transport team, perhaps with external
funding from TfL or DfT.
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9 The High Street Plan FIRST EDITION – MAY 2021
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HIGHLIGHTS & LANDMARKS
GRANGEWOOD PARK
Park and woodland
THORNTON HEATH providing high quality
REC green space, with sports
Green space with bowling courts and playground
THORNTON HEATH
green, MUGAs, cricket STATION
wicket, sports equipment, Good transport links to
and playground central London
THE HIGH STREET
Local high street
serving the area
THE CLOCK
TOWER
Historic landmark in
a key location
THORNTON HEATH
LIBRARY
Renovated and
extended in 2010, good
quality community space
STRAND HOUSE
Adult learning centre
TRUMBLE GARDENS
Small green space close to
the town centre, with tennis
courts and playground
NORBURY BROOK
Hidden, culverted
ALLOTMENTS waterway
Two sets of allotments LANDMARK BUILDINGS
in local area Cluster of tall and
recognisable buildings
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10 The High Street Plan FIRST EDITION – MAY 2021 11 The High Street Plan FIRST EDITION – MAY 2021
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CHALLENGES & OPPORTUNITIES
FRONTAGES SET BACK
GRANGEWOOD
Dark, un-useable space at
PARK
the base of buildings are
TRAFFIC Park feels
created with blank frontages
Roads are car- disconnected from
set back from the street
dominated, with poor centre
routes for cyclists and
PEDESTRIAN CROSSING pedetrians
Seating area within traffic
junction experiences anti-
social behaviour
GATEWAYS
Routes into Thornton
Heath are run down
and unloved
COMMUNITY
INFRASTRUCTURE
Main community space
is set back from the High
Street
PERMEABILITY
Railway runs through
Thornton Heath, splitting
it into two halves
SAFETY
The area feels unsafe
due to dark areas
AMBASSADOR HOUSE without passive
The office block is in the surveillance
poor condition and largely
vacant.
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12 The High Street Plan FIRST EDITION – MAY 2021 13 The High Street Plan FIRST EDITION – MAY 2021
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PRINCIPLES
1 STRONG LOCAL CHARACTER 2 FUTURE-PROOF HIGH STREET 5 SUSTAINABLE DEVELOPMENT 6 GREEN INFRASTRUCTURE
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Enhancing the character of Thornton Repairing and extending active Re-using and regenerating existing Providing additional greening along
Heath by celebrating landmarks. New frontage. Making space to nurture buildings where possible, and the high street to improve air quality.
development should be sensitive to local business and culture, and making any new development Enhancing existing green space on
existing buildings and urban grain. supporting new uses including a environmentally sustainable. and near the high street.
market and entertainment.
“I think the beautiful buildings of St “Refurbish Ambassador House, as it’s the “Street trees really improve people’s
Alban Church and The Prince George pub “The 3 community-organised markets first thing you see when coming out of the health and mental well-being, as well as
could be cleaned and lit up.” were very popular and successful and station.” pride...”
acted as a springboard for some local
“The colourful painted buildings are nice, entrepreneurs – a monthly market would “Let’s find a cultural and environmental “I’d like to see more green spaces for
they show history and suggest the area is be good.” USP for Thornton Heath.” general use.”
cared about.”
“If Thornton Heath had more to offer on “Add more greenery – it would be nice to
“There is a lot of character in the its high street then perhaps people have tree-lined streets.”
residential streets... we are proud of our wouldn’t need to travel so much by car.”
home and our road.”
3 GOOD HOMES 4 SPACE FOR THE COMMUNITY 7 SUSTAINABLE MOVEMENT 8 BLUE INFRASTRUCTURE
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Making good homes with high quality Creating outdoor and indoor public Improving routes and the public Protecting and improving blue
and legible communal space, and spaces that are safe and welcoming realm to make it a good place for infrastructure to manage water
making Thornton Heath a healthy for a diverse range of people. pedestrians, wheelchair users, and for climate change mitigation and
and happy place to live. cyclists. Encouraging inclusive active wellbeing.
“We need safe spaces where people can travel over car use.
“Keep family housing in the area” spend time together without spending “Norbury Brook is a missed opportunity
money.” “If it was safer to cycle down the high as a natural waterway running through
“I love the fact that there are a variety of street, I’d probably do it.” the area; it would be great to find out way
different styles of homes; houses, flats, “Anything to make people want to stay to open up sections of it and to make them
privately owned, privately rented and and talk and experience life together.” “I’d like more places to park bikes.” an attractive feature rather than a transit
local authority.” for floating rubbish.”
“Art studios and workshop space for “Definitely less traffic, the high street is
“Affordable run down houses are being people to use away from home.” always gridlocked with traffic throughout “The brook could be made more of – we
turned into HMOs, encouraging denser the day.” have water above ground – what an
populations, more waste and less asset!”
opportunities for those already here.”
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14 The High Street Plan FIRST EDITION – MAY 2021 15 The High Street Plan FIRST EDITION – MAY 2021
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2
PLANNING YOUR PROJECT
This Manual contains ideas for projects which support the
overall vision of the High Street Plan. They are collated in the
SHAPING
Manual to:
– Share ideas and best practice with landowners.
– Assist local stakeholders in developing and seeking funding
for community projects.
YOUR If you are considering shaping your own project for Thornton
Heath, here is a checklist to get you started.
OWN
Identifying the need
– How can this project or site contribute to Thornton Heath?
Stakeholders
A group of stakeholders with different interests may form a
PROJECT
partnership for a community project.
– Who are the current identified partners?
– Do your stakeholders reflect the diversity of Thornton Heath?
– Could additional partners be found locally?
– Can different stakeholders enable access to different funds?
Location
– Do you have a site to offer?
– Are you looking for a site for your activity?
– Could you collaborate with someone else?
– Do you have ideas for activating a Council asset?
Costs
Identify the cost of the project. This might include:
– Site ownership/rent
– Design fees and permissions
– Capital cost of building work, with contingency allowances
– Revenue cost of operation
– Can you generate income to help cover costs?
– Do you have a funding gap?
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16 Shaping your own project FIRST EDITION – MAY 2021 17 Shaping your own project FIRST EDITION – MAY 2021
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DELIVERY AND FUNDING DELIVERY AND FUNDING
Project Stages The funding landscape changes regularly, and there have been
What stage is your project at? These stages may be useful in many changes due to the Covid-19 pandemic. Possible funding
helping you to plan your project: routes may include one or more of the following:
– Feasibility
– Business Plan and risk assessment Mayor of London
– Governance plan – Good Growth Fund, or current equivalent
– Design development – Greener City Fund, or current equivalent
– Permissions – what permissions do you need? – Current community funding programmes are listed here:
– Planning – see links on p.4 for pre-application advice. www.london.gov.uk/what-we-do/civil-society/grants-and-
– Funding – different funders have different requirements funding
– Costing and delivery
– Capital works National funding bodies
– Launch and operation – Future High Streets Fund: supporting high streets
– Arts Council England: funding projects for the arts
Advice – Sport England: supporting sport and physical activity
Advice is available from the following organisations, many of which – National Lottery Community Fund
also provide funding: – National Lottery Heritage Fund
– Power to Change www.powertochange.org.uk – NHS Community Mental Health Framework
– Heritage Lottery Fund www.heritagefund.org.uk
– The National Lottery www.tnlcommunityfund.org.uk Charities and community groups
– Locality www.locality.org.uk A large number of groups and charities are active in the area.
– Trust for London www.trustforlondon.org.uk Some of these are listed in the directory in Section 4.
– LCF www.londoncf.org.uk
– Funding Central www.fundingcentral.org.uk Other funding
– Postcode Lottery www.postcodetrust.org.uk – Crowdfunding
– Comic Relief www.comicrelief.com – Charitable trusts (see London Funders)
– DSC www.dsc.org.uk – Commercial funding
– Sport England www.sportengland.org – Corporate Social Responsibility
– Arts Council www.artscouncil.org.uk – Business operators, concessions or rent
– Viridor Credits www.viridor-credits.co.uk
– Spacehive www.spacehive.com Croydon Council
– London Plus www.londonplus.org Croydon Council may have a role in coordinating larger
funding applications. Local Government funding is currently
The organisation Groundwork provides a useful guide for very constrained, but in future funds such as Ward budgets,
community organisations seeking funding here: Neighbourhood CIL, and Section 106 may be available to
www.groundwork.org.uk/project-fundraising-tips/ support local projects.
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18 Shaping your own project FIRST EDITION – MAY 2021 19 Shaping your own project FIRST EDITION – MAY 2021
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SHAPING YOUR OWN PROJECT NOTES
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DESCRIPTION DESCRIPTION
Name ___________ ___________________ Name ___________ ___________________
Type ___________ ___________________ Type ___________ ___________________
Ownership ___________ ___________________ Ownership ___________ ___________________
Size ___________ ___________________ Size ___________ ___________________
Partners ___________ ___________________ Partners ___________ ___________________
___________ ___________________ ___________ ___________________
___________ ___________________ ___________ ___________________
STAGES STAGES
1_________________ 1_________________
2_________________ 2_________________
3_________________ 3_________________
4_________________ 4_________________
5_________________ 5_________________
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20 Shaping your own project FIRST EDITION – MAY 2021 21 Shaping your own project FIRST EDITION – MAY 2021
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PROJECT
IDEAS
F-01 F-02 F-03 F-04
F-05 F-06 F-07 F-08
F-09 F-10 F-11 F-12
F-13 F-14 F-15 F-16
F-17 F-18 F-19 F-20
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22 Projects FIRST EDITION – MAY 2021 23 Projects FIRST EDITION – MAY 2021
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––––PROJECTS MAP
F-15
F-19 F-08
F-14
K-03
K-01
F-08
F-07 F-09 F-11
F-06 F-12
F-20 F-05
F-04 K-05
F-03 K-02
F-10
F-13
F-02 F-17
F-18
F-01 K-04 KEY
F-16
F-01 Trumble Gardens
F-02 Trumble Gardens Gate
F-03 Norbury Brook Corner
F-04 Brigstock House & Temple
F-05 Iceland forecourt
F-06 Station forecourt
F-07 Tesco frontage
F-08 Clock Tower Crossing
F-09 Alleyway
F-10 Gillett & Garnet car park
F-11 Job Centre forecourt
F-12 High Street core
F-13 CALAT Connections
F-14 Thornton Heath Rec
F-15 Grangewood Park Lodge
F-16 Pedestrian Bridge
This is a speculative plan based on community F-17 Brook Path
engagement. The proposals are not currently funded. F-18 Brook Opening
F-19 Brook Deculverting
F-20 Brook Mews
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24 Projects FIRST EDITION – MAY 2021 25 Projects FIRST EDITION – MAY 2021
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––––PROJECTS MAP
F-15
F-19 F-09
F-14
K-03 F-08
K-01
F-08 F-11
F-09
F-07
F-12
F-05 F-06
F-20
F-04
K-04
F-03 K-02
F-10
F-13
F-02 F-17
F-18
K-05
F-01
KEY
F-16
F-01 Trumble Gardens
F-02 Trumble Gardens Gate
F-03 Norbury Brook Corner
F-04 Brigstock House & Temple
F-05 Iceland forecourt
F-06 Station forecourt
F-07 Tesco frontage
F-08 Clock Tower Crossing
F-09 Alleyway
F-10 Gillett & Garnet car park
F-11 Job Centre forecourt
F-12 High Street core
F-13 CALAT Connections
F-14 Thornton Heath Rec
F-15 Grangewood Park Lodge
F-16 Pedestrian Bridge
This is a speculative plan based on community F-17 Brook Path
engagement. The proposals are not currently funded. F-18 Brook Opening
F-19 Brook Deculverting
F-20 Brook Mews
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26 Projects FIRST EDITION – MAY 2021 27 Projects FIRST EDITION – MAY 2021
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––––PROJECTS MAP: ROLLING LIST Project and Activity Ideas
These ideas are based on community suggestions received through the
Key Sites
engagement process, which could be applied to multiple locations, or which
Analysis of key sites identified by the Council, and guidance on their role in
are “looking for a home”. These are collated to assist local stakeholders in
promoting the principles of the plan.
developing their feasibility and seeking funding.
K-01 Iceland car park
K-02 Ambassador House
Project and Activity Ideas Transport Initiatives
K-03 Laxton & Kettering
P-01 Street trees T-01 Crossings and routes
K-04 Gillett & Garnet
P-02 De-paving and SUDS T-02 Bicycles and scooters
K-05 Strand House
P-03 Rainwater as a resource T-03 Supporting buses
P-04 Lighting enhancements T-04 Vehicle traffic
Framework Projects
P-05 Local wayfinding T-05 Cars and loading
A series of interlinked projects along the High Street.
P-06 Community hub
F-01 Trumble Garden
P-07 Event space Reference Projects
F-02 Trumble Gardens Gate
P-08 Market R-01 Ambassador House deck
F-03 Norbury Brook Corner
P-09 Space booking platform R-02 Public Realm 2018
F-04 Brigstock House & Temple
P-10 Outdoor events R-03 THCAT initiatives
F-05 Iceland forecourt
P-11 Facade enhancements R-04 Festivals & Events
F-06 Station forecourt
P-12 Greener garages R-05 Reimagine TH
F-07 Tesco frontage
P-13 Rewild your driveway
F-08 Clock Tower Crossing
P-14 Water butts Material Palette
F-09 Alleyway
P-15 Green your roof M-01 Paving
F-10 Gillett & Garnet car park
P-16 Block upgrades M-02 Planting
F-11 Job Centre forecourt
P-17 Zero Carbon heating M-03 Sound
F-12 High Street core
P-18 Solar panels M-04 Light
F-13 CALAT Connections
P-19 Winter gardens
F-14 Thornton Heath Rec
P-20 Retrofit insulation
F-15 Grangewood Park Lodge
F-16 Pedestrian Bridge
F-17 Brook Path
F-18 Brook Opening
F-19 Brook Deculverting
F-20 Brook Mews
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28 Projects FIRST EDITION – MAY 2021 29 Projects FIRST EDITION – MAY 2021
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––––KEY SITES ––––––––––––––––––––––––––––––
K-01 56 BRIGSTOCK ROAD
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The Brigstock Road sites include the
Iceland supermarket and car park
and a builders’ yard to the rear of the
site.
The opportunities and constraints of
this key site in the longer term are
detailed in the High Street Plan.
Project F-05 includes ideas for
shorter term improvements, which
could be progressed in collaboration
with the community.
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30 Projects FIRST EDITION – MAY 2021 31 Projects FIRST EDITION – MAY 2021
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K-02 AMBASSADOR HOUSE K-03 LAXTON & KETTERING/TESCO
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Ambassador House is a 1960s office The Laxton and Kettering Courts
block immediately opposite Thornton estate, built in the late 1970s,
Heath station, a key gateway to has 123 homes with a Tesco
the area. The opportunities and supermarket on the high street at
constraints of this key site in the ground floor level. Both the estate
longer term are detailed in the High and Tesco car park have anti-social
Street Plan. behaviour issues. The opportunities
and constraints of this key site in the
The forecourt area has recently been longer term are detailed in the High
improved (see Project R-01). Project Street Plan.
F-06 includes ideas for further
shorter term improvements, which Project F-07 includes ideas for
could be progressed in collaboration shorter term improvements, which
with the community. could be progressed in collaboration
with the community.
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32 Projects FIRST EDITION – MAY 2021 33 Projects FIRST EDITION – MAY 2021
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K-04 GILLETT & GARNET K-05 STRAND HOUSE
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Gillett and Garnet are two 1960s Strand House is council owned and
council owned blocks with a mix of 1 houses Croydon Adult Learning
bed social rented and sheltered flats. and Training (CALAT), an important
The opportunities and constraints of community asset which has recently
this key site in the longer term are been refurbished. The opportunities
detailed in the High Street Plan. and constraints of this key site in the
longer term are detailed in the High
Projects F-09 and F-10 include ideas Street Plan.
for shorter term improvements to
this area, which could be progressed Project F-13 includes ideas for
in collaboration with the community. shorter term improvements to this
area, which could be progressed in
collaboration with the community.
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34 Projects FIRST EDITION – MAY 2021 35 Projects FIRST EDITION – MAY 2021
–––––––––––––––––––––––––––––– ––––––––––––––––––––––––––––––FRAMEWORK SITES ––––––––––––––––––––––––––––––
F-01 TRUMBLE GARDENS
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C
B
A G H
F
D
E
A series of interlinked projects along General improvements to the public
the High Street, focusing on public realm and re-organisation of the
realm improvements to support the park, play space, and tennis courts.
Plan.
The project could include:
These are collated in the Manual A Play trail throughout park
to assist local stakeholders in B Gym equipment added alongside
developing their feasibility and existing play equipment
seeking funding. C Additional entrance (see F-02)
D Multi Use Games Area
All projects are likely to require E Pavillion with cafe and WC
permission, which may include F Planting to existing structure
agreement with stakeholders and G Lighting
planning permission.
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36 Projects FIRST EDITION – MAY 2021 37 Projects FIRST EDITION – MAY 2021
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F-02 TRUMBLE GARDENS GATE F-03 NORBURY BROOK CORNER
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A
D E
C
B
A, D
B
D
C
There is an opportunity to create a Create a more visible connection
new entrance into Trumble Gardens to the Brook as part of a gateway
from Bennington Close, improving project celebrating arrival at
permeability and safety. Thornton Heath. It could include:
A Replace brick walls with a
This could include: decorative railing to reveal
A New signage on Brigstock Road Norbury Brook
B Opening up a new, characterful B Decorative surface treatment
gate to the playground evoking water and local area.
C Creating safe playground area and C Work with car wash to make
improving residents’ connection improvements to the forecourt
D Depaving and planting and signage
D Story-telling signage
E Decorative lighting in trees
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38 Projects FIRST EDITION – MAY 2021 39 Projects FIRST EDITION – MAY 2021
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F-04 BRIGSTOCK HOUSE & TEMPLE F-05 ICELAND FORECOURT
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A
B
B
C
A
Review the roundabout arrangement Prior to any longer term plans,
and explore the potential for more implement improvements to the
space for pedestrians, cyclists, and entrance including lighting and
planting. Increased street planting planting. If excavation is not possible,
including trees and rain gardens a large planter could be installed, fed
would reduce the extent of asphalt, by rainwater from adjacent roofs. The
increase the width of the footway and project could include:
decrease the width of carriageway. A Planting
B Signage lighting as welcome to
The project could include: Thornton Heath
A Street planting C Rainwater collection for watering
B Changes to road layout to remove plants
the need for a roundabout
Iceland management will be a key
partner to make the project viable.
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40 Projects FIRST EDITION – MAY 2021 41 Projects FIRST EDITION – MAY 2021
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F-06 STATION FORECOURT F-07 TESCO FRONTAGE
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D
A
G
B
F
C
C
D
B A
E
Explore the feasibility of adding Prior to any longer term plans,
an additional entrance to Thornton implement improvements to
Heath Station, alongside general entrances, lighting and signage ad
public realm improvements including make changes to setback areas,
lighting, surfaces and awnings to improving sight lines. This could
encourage use of the Ambassador include large mobile planters with
House forecourt. This could include: trees as an active nursery, for later
A Lighting to building and paving planting in local streets.
B Trees A Additional street trees with up-
C Wider crossing area lighting
D Cycle parking B Improvements to block entrances
E Florist or Café C Sound-based play trail on blank
F Active uses within ground floor facades
units with seating D Setbacks removed with decorative
G Parade with floor pattern, soffit screening and space used for
lighting, and signage cycle storage
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42 Projects FIRST EDITION – MAY 2021 43 Projects FIRST EDITION – MAY 2021
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