Sutton Council wants to replace the 19th Century building with a new four-storey college, but Historic England warns the proposal would damage a designated heritage asset and erode the area’s historic character.
The demolition of 246–254 High Street, also known as Edward Terrace, forms part of the council’s plans to relocate Sutton College from its current home in the Civic Centre to the north end of the High Street.
246 – 254 High Street will form the centre of the Council’s “Northern Gateway” Site (Image: )
However, Historic England and local residents argue that the plans ignore the building’s historical value and should be reconsidered.
Edward Terrace is a large white building on the corner of High Street and Marshall’s Road, and is noted for its distinctive round-arched windows and Italianate style.
According to a Historic England report published in August 2025, it is one of the earliest Victorian shopping developments in Sutton, built around 1868 by local shoe manufacturer Edward Rabbits.
The council purchased 246–254 High Street, including 2–8 Marshall’s Road, in February 2023, following calls from residents to restore the long-derelict plot as part of the college relocation.
With the demolition of the Marshall’s Road site now complete, the council intends to address Edward Terrace in 2026.
However, residents in Sutton North are now criticising the council for ignoring Historic England advice and showing what they see as a disregard for the area’s cultural heritage.
Roger Brown, of Aysgarth Court near Benhilton, told the Local Democracy Reporting Service (LDRS): “People in Sutton want the council to restore and keep the wonderful, historic building we already have and, when they build the new college, incorporate the restored façade of the building.”
While the building’s original exterior featured exposed polychrome brickwork, it has since been painted white, with a number of short-lived retail shops occupying the ground floor in recent years.
Despite its decline, Mr Brown believes the building should be restored rather than demolished.
He continued: “If the current, unpopular proposals get the go-ahead, Sutton councillors and council officers will go down in history as architectural and cultural vandals of the highest order, guilty of destroying one of the, potentially, most characterful and important buildings in Sutton.”
In its formal response, Historic England acknowledged the building’s structural concerns but noted these were “not currently substantiated”.
It added that the building’s frontage could still be restored, offering a positive contribution to the surrounding Sutton Town Centre Conservation Area, established in 2011 to protect the historic character of the town centre.
The relocation of Sutton College, known as the Northern Gateway project, is scheduled for completion in 2026/27.
Funding for the scheme comes from the Government’s Future High Streets Fund, the Mayor of London’s Skills for Londoners programme, as well as council investment.
The move is part of Sutton Council’s broader strategy to bring all its services onto the High Street, as it prepares to vacate and sell the existing Civic Centre, home to the council’s headquarters.
Under the plan, council offices and local charities will be relocated to the St Nicholas Centre, which the council acquired for £26 million in August 2021.
A spokesperson for the London Borough of Sutton said: “The council bought 246-254 High Street in February 2023.
“The proposal is for the site to become the new home for Sutton College. A planning application has been submitted by the project’s architect, RCKa.
“As with all planning applications, the assessment and final decision will rest with the councillors of the Planning Committee.”
The Northern Gateway plans will be discussed at the next Planning Committee meeting on November 5.
