Regina Road

Croydon Smaller Sites Programme

Stitch was one of 6 architectural practices selected in 2016 to work on Brick by Brick’s award winning ‘Smaller Sites Programme’ which will deliver over 1000 new homes for Croydon on Council owned land. Brick by Brick’s ambition is to achieve commercially viable housing developments which deliver 50% affordable housing on small difficult sites. As architects for six of the early sites, we now have 4 projects under construction.

Stitch worked with the client and consultants to resolve complex design challenges and engaged with council planners and the community to develop robust design solutions unique to the opportunities and constraints of each particular site. Whilst each site presents a different design solution, there is an ambition to harness the economies of scale present across the whole programme to enable procurement through various modern methods of construction.

Regina Road provides 19 new homes in 3 clusters, on a narrow backland garage site surrounded by existing dwellings. Each cluster is a bespoke typology responding to adjacent site conditions, each mitigating issues of scale, proximity to neighbours, privacy and overlooking.

Stitch achieved planning permission on Regina Road in April 2017, and work began on site in summer 2018. Following the completion of RIBA stages 0-3 with the client, Stitch has been novated to the contractor to undertake RIBA stages 4-7 and deliver these sites as part of the borough programme.


Brick x Brick, novated to Osborne Homes

Local Authority:

LB Croydon




19 homes (100% affordable – as part of a wider batch of schemes, delivering 44% affordable housing)

Stitch role:


The Croydon Smaller Sites programme is an example of how small infill developments are able to make a meaningful contribution to the delivery of housing in London in a different way from typical large regeneration schemes.


Croydon smaller sites programme shortlisted in AJ Architecture Awards 2018 – Architects Journal, 5 October 2018

Croydon smaller sites programme wins Housing Design Award – Housing Design Awards, 2 July 2018

Croydon approves first batch of new Council Housing – Architects Journal, 20 April 2017

Croydon unveils blueprint for new kind of council housing-Architects Journal, 24 November 2016