APPENDIX A
Procurement of a Development Partner for Major
Sites in Dartford Town Centre
Tel: +44 (0) 20 3296 3000
www.dtz.com
Dartford
Town Centre Sites
FOREWORD FROM THE LEADER
Thank you for registering your interest in this development opportunity, although I am not
surprised that you have. It is a wonderful opportunity to work with willing partners in an
unrivalled location to create something of great value.
This document provides all the information you need about developing Dartford’s Station
Quarter, former Co-operative Department Store site (Hythe Street) and Kent Road Westgate Car
Park site.
Dartford is growing, with strategic developments in the pipeline in the shape of Paramount
London at Swanscombe Peninsula and the creation of Ebbsfleet Garden City. New homes and
businesses are also being built as part of the Northern Gateway and The Bridge development in
the north of the Borough.
Dartford Borough Council is working to complement this growth with improvements throughout
the town centre. Work has already been carried out in the beautiful Central Park to return it to
its Edwardian splendour and increase its popularity with local residents, with a children’s
waterplay area, café, skatepark, events, a new entrance, paths & bridges. A new Station building
for the busy mainline railway station is now complete being a high quality and contemporarily designed building which is capable of
handling in excess of 2 million passengers a year.
Back in 2012, DBC created a Town Team which successfully bid to become one of Britain’s first 12 Portas Towns. We have been
putting our bid into action and traders are confirming fresh confidence in the Town Centre and new retailers (large and small) have
been attracted. The initiative has also put us in touch with some big-name companies who are helping us to realise some of the
more long-term objectives of the Council.
Shoppers will soon benefit from a wider range of supermarkets in the town. Aldi are opening a store in the Orchards Shopping
Centre early in 2015 and the Council is working with Lidl to find it a site for a new store.
We have been celebrating the town’s older buildings with the Townscape Heritage Initiative. This Heritage Lottery Funded project
has enabled us to make cosmetic improvements and restore some of the oldest buildings in the town.
Dartford’s Fairfield Pool and Leisure Centre, on the edge of the town, is currently undergoing major refurbishment and
redevelopment programme and is expected to reopen in late 2015.
Our residents have a right to demand that we strike a balance between homes, shops, business premises, and health and leisure
facilities in the Town Centre. The sites outlined in this document are ideal for development – suitable for a mix of uses including
offices, homes, leisure, retail and community facilities. We are looking to work with a development partner who shares our vision
for the Town Centre, its heritage and future, and its importance to residents and businesses.
Thank you again for your interest.
[Signature to be added]
Councillor Jeremy Kite
Leader of the Council
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Dartford
Town Centre Sites
INTRODUCTION
Dartford Borough Council (DBC), the Homes and Communities Agency (HCA) and Network Rail (NR) have joined forces as
landowners to bring about a series of major transformations to Dartford Town Centre.
As such, DBC, HCA and NR (‘the Landowners’) have entered into Collaboration Agreements for two major strategic sites in the Town
Centre and now wish to jointly promote the sites for high quality re-development. The sites are set out below and in this document
have been referred to collectively as the ‘major sites’:
•
Station Quarter; a 2.0 ha (4.8 acre) site suitable for a range of uses including, but not restricted to, offices, residential,
hotel, community facilities and supporting retail and leisure.
•
The former Co-operative Department Store site & Kent Road Westgate Car Park site1; a 0.8 ha (2.1 acre) site suitable
for a range of uses including, but not restricted to, offices, retail, leisure, residential, public parking and other town centre
compatible uses such as health facilities to meet community demand and aspirations . Attractively, part of these sites
have potential for a new DBC Civic Centre (DBC has a record of improving efficiency and wishes to relocate to smaller,
modern and more cost-effective accommodation).
This is a unique opportunity to bring forward significant development on close to 7 acres of land in a major South East town centre
with strong road and rail connections and the potential for a Crossrail Station if the network is extended beyond Abbey Wood. The
land comprising the major sites will be available for development, with vacant possession of the vast majority of the subject area.
The Landowners are seeking a development partner with the relevant experience, vision, capability and finance to deliver major
mixed use schemes on these major sites. The development partner will be required to capitalise on the opportunity to make much
better use of the major sites’ area, greatly improve the environment, connectivity and vitality of Dartford Town Centre.
This Memorandum of Information (MOI) provides background information to this exciting opportunity and seeks to convey the key
objectives and aspirations of the Landowners.
If you are interested in expressing an interest to tender for this opportunity, please complete and return the pre-qualification
questionnaire (PQQ) by the submission date. We are committed to an efficient and cost effective procurement process to
encourage and maintain interest. Further details on the procurement process are set out in the Marketing and Procurement
section.
1
Currently in use as a temporary surface car park
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Dartford
Town Centre Sites
WHY DARTFORD?
STRATEGIC POSITION
Dartford is situated in the heart of the Thames Gateway Regeneration Area. It stands at a pivotal point between London, Kent and
Essex. The Borough is divided into two distinct areas. To the north of the A2 lies the largely built up areas of Dartford Town Centre
and its associated neighbourhoods, Stone, Greenhithe and Swanscombe. To the south of the A2 lies the Metropolitan Green Belt,
consisting of open countryside and attractive villages - 70% of the population live within the urban area to the north of the A2.
The Borough contains key transport links. The A2/M2 is the main link between the channel ports, London and the rest of the UK.
The Dartford Crossing on the M25 London Orbital Motorway is the only vehicular crossing of the Thames east of London. The High
Speed 1 international and domestic services run through Ebbsfleet International Station, linking the Borough with Paris, Lille and
Brussels, as well as providing connections to the wider high speed rail network throughout Europe. The domestic Javelin service
links Ebbsfleet to central London in 17 minutes. Other domestic services running through the Borough connect Dartford to the Kent
coast and the London termini of Charing Cross, Cannon Street, and Victoria; this provides up to 13 trains an hour and London
termini can be reached in as little as 31 minutes. The Fastrack bus network, which runs on its own dedicated bus lanes for much of
its route, links new and existing residential, employment and retail centres across Dartford and parts of Gravesham.
Figure 1 - Dartford and its relationship to key local and regional infrastructure and major developments
STRONG DEMOGRAPHICS & ECONOMY
Dartford’s current population is 100,600, which is expected to rise to 130,400 by 2026 and the Borough has low unemployment,
below both the Kent and UK averages. The Borough experienced significant jobs growth over the period from 1995 to 2005,
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Dartford
Town Centre Sites
particularly at the Bluewater Regional Shopping Centre and the Crossways Business Park. Further substantial growth in jobs is
predicted through to 2031.
MAJOR DEVELOPMENT BEING DELIVERED
The Borough contains a number of important and strategically significant development sites including Eastern Quarry, Ebbsfleet
Valley, Swanscombe Peninsula and Dartford Town Centre.
•
The sites at Eastern Quarry, Ebbsfleet, Swanscombe Peninsular together with some smaller sites will form the Ebbsfleet
Garden City, announced by the Chancellor of the Exchequer in his 2014 Budget Statement. The project will include 15,000
new homes, over £200 million of investment in the area’s infrastructure and the Paramount London Leisure Resort, a
£2billion development on the Swanscombe Peninsula, due to open in 2019/20, which could bring 27,000 jobs and 15
million visitors a year. Development of the Ebbsfleet Garden City will be overseen by an Urban Development Corporation.
This will add to demand in the area and support wider regeneration within Dartford Town Centre.
•
The Bridge is a mixed use business and innovation park that has been designed to encourage an entrepreneurial culture
and the development of knowledge-based industries in the Thames Gateway. With the potential for over 1.8 million
square feet of commercial space within a thriving new community, The Bridge is an ideal location for organisations that
are keen to be part of Europe’s largest eco-region. Building on the success of Premier Inn and Beefeater Grill, The Bridge
has two highly visible roadside plots for development by hotel and restaurant operators. When fully completed, the Bridge
will include 1,500 new homes ranging from one bedroom apartments through to 4-bedroom houses. Located beside
Junction 1a of the M25 at Dartford, Kent, The Bridge has immediate access to the motorway network. The Fastrack public
transport service runs through the development, providing direct connections to railway stations at Dartford, Greenhithe,
Gravesend and Ebbsfleet International.
•
Weston Homes is seeking to develop the 7.6-acre, former Wellcome factory site in Dartford. The site could provide circa
400 homes and around 28,500 square feet of commercial space will also be included. Construction is set to begin on site in
summer 2015. The Mills Pond scheme forms part of the government’s Garden Suburbs programme announced in March
2012.
DARTFORD TOWN CENTRE
Dartford Town Centre is the principal multi-purpose centre in the area and its focus on strong heritage and a growing local
community complements the retail and leisure offer at Bluewater and the emerging centre at Ebbsfleet Garden City. DBC and its
partners are taking a number of initiatives to support the growth of the Town Centre. These include broadening the leisure, culture
and recreation offer around the area through a major refurbishment of Central Park, restoring it to its Edwardian glory; rebuilding
and enhancing Fairfield Pool; promotion of the Orchard Theatre, a major regional theatre; and an events programme, which
includes the Dartford Festival in Central Park, one of the largest free music festivals in the South East, the Festival of Light parade
and St Georges Day celebrations. DBC is also working to increase the retail offer in the Town Centre through negotiations with
major retailers such as Aldi, Lidl and Tesco. The Northern Gateway, on the former GlaxoSmithKline (GSK) site, situated to the north
of the rail station, is designated to deliver 2,040 homes and 1,200 jobs, with a new area of public realm around the Mill Pond
including shops, cafes and restaurants.
OPPORTUNITIES FOR GROWTH IN KEY SECTORS
Retail, Leisure & Hotels
Enhanced retail provision planned in Dartford includes the proposed Aldi in the Orchard Centre and Lidl’s planned store on Instone
Road. Another major opportunity site includes the GSK East site development.
The cinema and leisure offer surrounding Dartford is strong with large schemes such as that at Bluewater offering a wide range of
leisure facilities and restaurants. The cinema market has remained relatively strong throughout the recession and continues to see
expansion by all major operators, including recent entrants to the market. In terms of the Town Centre’s current leisure/ night-time
offer, this includes the Orchard Theatre (typically providing a family-oriented and mixed age offer), night-club and a number of
pubs/ small restaurants open in the evening. We consider there to be the potential to build on the strength of the wider leisure
market and improve facilities, catering to a wider demographic in Dartford Town Centre; the existing range of cafes and restaurants
open in the evening is limited and there is scope for a wider range of facilities including cinema provision.
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Dartford
Town Centre Sites
Budget hotels are currently performing well in the South East and continue to grow their presence - Travelodge has a live
requirement to open in Dartford. Many hotels (including at the budget end of the market) have a strong preference for their hotels
to be within mixed use schemes in town centre locations. A new gym is set to open in the Orchard Centre
Office & Industrial Space
Office space to the east of London, including the Dartford area, tends to be popular with accommodating niche sectors as well as
back office operations or secondary office space whereby good connections to Central London are essential. Take up of office space
in Dartford Town Centre has the potential to grow should occupier confidence improve.
Residential
Demand for residential units in the South East of England, particularly within the M25, is currently very strong and residential
development is increasing considerably across the South East of England, including Dartford. There are a large number of units in
the development pipeline in and surrounding Dartford which demonstrates the strength of the local market with house builder
interest in bringing forward schemes. The large housing pipeline has the potential to bring in a younger and more prosperous
demographic, which could feed into increased spend on retail and leisure. The attraction of the Station Quarter site is driven by its
proximity to Dartford Railway Station and direct links to Central London.
[Insert image of the High Street]
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Dartford
Town Centre Sites
THE DEVELOPMENT OPPORTUNITIES
Figure 2 – Outline plan of the major sites
The major sites are shown outlined in red in Figure 2. DTZ has reviewed potential site development options and it should be noted
that DBC’s planning framework has previously assessed the combined Station Mound and former Co-operative Department Store
sites as having an indicative capacity to deliver up to 331 residential units, although this did not include the Kent Road Westgate Car
Park site.
The sites within the red line of Figure 2 are fully controlled (with the ability to deliver vacant possession quickly) by DBC, HCA and
NR subject to certain existing uses (e.g. the railway station building) staying in situ. A Collaboration Agreement between the three
Landowners for the Station Quarter and between DBC and HCA for the former Co-operative Department Store site (Hythe Street)
and Kent Road Westgate Car Park site sets out how the net disposal proceeds will be apportioned.
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Dartford
Town Centre Sites
As well as acting as Landowner, DBC has a particular interest in relation to future provision of civic offices on the combined former
Co-operative Department Store site & Kent Road Westgate Car Park site (or potentially at the Station Quarter) and the potential for
acquiring ownership of residential units across the major sites . This is to assist in meeting wider DBC’s requirements and has the
potential to help the deliverability of the eventual scheme. In particular DBC:
1.) May be prepared to forward purchase up to 1/3 of any housing provision on the sites.
2.) Will consider the development of a re-provided Civic Centre based on:
•
The existing Civic Centre is inefficient and relatively dated and DBC would like to relocate within the former Co-operative
Department Store site & Kent Road Westgate Car Park site to new premises (whilst a location on the Station Quarter site is
not precluded). DBC’s exact requirements have a degree of flexibility but in terms of broad parameters, this would consist
of:
o
o
o
•
35,000 – 45,000 GEA of office space including provision for public sector partners such as Kent Police;
An overall assumption of a 0.35 acre site;
Circa 80 car parking spaces.
DBC would ideally like to control the freehold (and have no ongoing lease payment or relationship) of any re-provided
office space. Meeting the build and land costs of this (to pay to the development partner) may be fundable by the overall
land receipt due to DBC (from its interests in the wide scheme) and it would want to re-cycle any net receipt into the
provision of the new Civic Centre. If the funds to do this are insufficient, then other options may be explored:
o
Different occupational structures for the Civic Centre subject to DBC’s need to tightly control costs in the current
environment;
o
Eliminating any viability gap (in terms of providing freehold offices to DBC) through:
§ Investment/support from other public sector bodies;
§ Reflecting the future efficiency and running cost savings of a re-provided office;
§ Reduction in specification and quantum of office space; or
o
DBC omits its existing offices from the procurement exercise.
In relation to the existing flood risk on the major sites, an Environment Agency Town Centre flood alleviation study is currently
underway. This is investigating options for alleviation measures and a preferred option is to be identified by March 2015. Works are
anticipated to be funded by Central Government flood defence monies together with some DBC funding; implementation is likely to
take place in 2016/17.
Once the alleviation scheme has been implemented, the Environment Agency will revise their flood risk modelling and where
appropriate, change flood designations for land in Dartford Town Centre. This may change the existing extent of identified flood
zones 2 and 3a. In advance of this change, when considering planning applications for sites in Dartford, the Environment Agency will
take into account the forecast improvements in flood risk brought about by the alleviation scheme.
[Insert image of the existing Civic Centre]
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Dartford
Town Centre Sites
Station Quarter
Figure 3 – Plan showing the combined ownerships at Station Quarter site
The site lies immediately south of the railway
line and includes Dartford Railway Station, NR
office accommodation, Station Car Park, the
former Railway Hotel and Pub (recently
demolished) and DBC Civic Centre. The site
boundary to the west runs along Hythe Street
and to the south along Home Gardens. To the
east the site includes Station Approach and
approach to the bridge across River Darent.
The majority of the site is a manmade mound
which provides access to the station platforms.
It sits approximately six metres above the level
of Home Gardens and the rest of the Town
Centre.
Extending to circa 1.96 ha (4.83 acres) this site
is within the ownership of DBC, HCA and NR.
The parties have entered into a Collaboration
Agreement and now wish to jointly promote
the site for high quality re-development. The
site includes the recently redeveloped railway
station building and includes a portion of land
which is safeguarded as a working area for the possible extension of Crossrail to Dartford. This site includes DBC’s existing Civic
Centre; as part of a redevelopment DBC is seeking options for re-provision of its Civic Centre within the full major sites’ area.
Similarly, NR will relocate some of the commuter spaces off site subject to retaining a minimum number on site. To this end a new
car park at nearby Victoria Street has been secured and laid out.
Although the site is located in proximity to a Control of Major Accident and Hazards zone (COMAH) associated with the Gas Holder
to the Northwest of the site, this designation does not place any restrictions on the scale and types of use permitted within the
Station Quarter site.
The relevant planning policy for the Station Quarter is set out in the DBC Core Strategy, in particular Policy CS2, Diagram 3 and
Paragraphs 2.13 to 2.18.
DTZ has conducted an initial broad assessment of the development potential for the site for indicative purposes and based on
planning policy and market potential, it is considered that a scheme could include:
•
•
•
•
•
Residential apartments
Cinema
Hotel
A3/ retail units
Multi-storey car park (a minimum of 60 spaces are required by NR)
Provision of any retail/ leisure development on this site would have to be based upon a clear plan and rationale as to how this
would support the overall regeneration of the Town Centre and link to the main town centre areas to the south. Depending on the
type of development undertaken on the former Co-operative Department Store site & Kent Road Westgate Car Park site, a number
of other uses could also be explored.
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Dartford
Town Centre Sites
Former Co-op Department Store & Kent Road Surface Car Park
Figure 4 – Plan of former Co-operative Department Store site & Kent Road Westgate Car Park site
The sites, which include the former Co-operative
Department Store and Kent Road Westgate Car Park are
located within Dartford Town Centre and are bounded by
Orchard Street and development to the north, Hythe Street
to the east, Kent Road to the west and Copperfields and
Spital Street to the south.
The former Co-operative Department Store site extends to
circa 0.50 ha (1.24 acres) and is owned by the HCA but
leased to DBC who have recently undertaken demolition of
the former Co-op store. The Kent Road Westgate Car Park
site extends to circa 0.334 ha (0.82 acres) and is owned by
DBC. In between these two site components is Orchard
Street (a public highway).
HCA and DBC have entered into a separate Collaboration
Agreement to consider the potential for the comprehensive
redevelopment of these two sites. There is potential to seek
the closure of part of Orchard Street and the inclusion of this
area in the scheme, by agreement with Kent County Council
Highways. In addition, the area highlighted in yellow on
Figure 4 is in third party and DBC ownership and has the
potential of being brought into the wider scheme; we have
defined this area of land as the ‘additional Westgate Road
site’ in all commentary.
Advice form external consultants indicates that parts of the
combined former Co-operative Department Store site &
Kent Road Westgate Car Park site are considered suitable
for a new Civic Centre and this may be necessary to ensure
that a comprehensive development is achieved. Historic
work by the Landowners has identified the area hatched in
green in Figure 4 for this use.
DTZ has conducted an initial broad assessment of the development potential for the combined former Co-operative Department
Store site (Hythe Street) and Kent Road Westgate Car Park site for indicative purposes only; based on planning policy and market
potential, development could include:
•
•
•
•
•
Residential apartments
Medium sized retail units and large convenience store provision
New DBC offices
Other office space
Car parking
Depending on the type of development undertaken on the Station Quarter site, a number of other uses could also be explored.
[Clear version of Figure 4 to be used in final version of document]
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Dartford
Town Centre Sites
VISION & OBJECTIVES
The Landowners have a vision for a comprehensive redevelopment of the Station Quarter, former Co-operative Department Store
site (Hythe Street) and Kent Road Westgate Car Park site (the major sites area) in order to derive both best value for their land
assets whilst also promoting future prosperity within Dartford Town Centre and improving the attractiveness of the town centre to
occupiers, investors and residents.
The Landowners are seeking to procure a development partner who can drive the vision for delivery of the major sites whilst taking
into account the wider aspirations of the parties. The Landowners primarily want a market driven solution, but one which reflects
the planning policy parameters for the major sites; the development partner would be expected to use its commercial and
practical expertise to provide the best outcomes for the Landowners.
The development partner will need to work with the Landowners’ team to turn the vision and ambition into reality on the basis of a
mechanism of measuring cost, value and land price.
Vision Statement
The Vision for the Town Centre sees Dartford as a lively and vibrant town centre with a flourishing day and evening economy; a
strong cultural and leisure offer alongside a strong retail core; set in an attractive public realm.
The development partner will work with the Landowners to achieve the key principles and objectives.
summarised below, grouped into three main areas.
These have been
The Key Objectives
Scheme Proposal
Masterplan
•
•
•
To create a masterplan that will support the Landowners’ vision through comprehensive redevelopment of the Sites. To
support the creation of a sense of place by responding positively to the market town context, at a human scale and
enhancing the Town Centre’s historic environment.
To create a new gateway into the Town Centre on the Station Quarter site which will protect and enhance the Town
Centre and the area around Dartford railway station.
To enhance linkages, pedestrian flows and access within and through the sites, with the rest of Dartford Town Centre and
specifically: at the Station Quarter, providing clear access to the station and safe circulation for pedestrians, vehicles and
cyclists; and on the town centre sites, contributing to improved pedestrian accessibility and flow patterns throughout the
Town Centre through provision of a high quality network of active streets, spaces and paths.
Uses & Design
•
•
To provide commercial uses (retail/leisure/office) that will contribute towards the revitalisation and the life and
vibrancy of the Town Centre, including the evening economy, and consolidate the Town Centre’s role as a service
centre, so as to improve its attraction, particularly within the immediate catchment area.
To grow the residential population within and in close proximity to the Town Centre to contribute to the life and vibrancy
of Dartford and encourage more activity throughout the day and particularly outside of core working hours. To provide a
mix of good quality residential units with a variety of tenure types and unit sizes.
Design
•
•
•
To provide an overall high quality of design which contributes to the character of the town and is integrated into its
physical environment.
Creation of a safe and good quality environment in all public areas, so as to improve the experience for residents,
commuters, consumers, workers and visitors.
An environmentally sustainable scheme through the design, development and occupation stages.
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Dartford
Town Centre Sites
Civic Facilities
•
•
The rationalisation/ reprovision of civic office accommodation through the provision of a facility that meets the
operational requirements of the Council whilst also contributing to the revitalisation of the Town Centre.
The structuring of a mechanism for the delivery of civic office accommodation in a manner which is financially sustainable
and achievable for DBC.
Deliverability
•
•
•
Delivery and Timing; to provide a timely, co-ordinated and feasible development programme that minimises impact on
the function of the Town Centre and station during the development stage.
Site Delivery/ Assembly; to efficiently assemble the land necessary for the timely execution of the development
comprising the land within the red-line boundary along with any other land that enables or facilitates the comprehensive
development of the sites, such as the additional Westgate Road site.
Continuity of Car Parking: provision of an adequate number of commuter car parking spaces in close proximity to the
station during the development.
Commerciality
•
Financial Return and Viability; the provision of a solution that is commercially viable, fundable, sustainable and satisfies
the Landowners’ duty to obtain the best consideration reasonably obtainable for the disposal of an interest in land and
providing an appropriate level of return. The Landowners are prepared to adopt an open minded and flexible approach on
how financial objectives can be delivered.
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Town Centre Sites
PLANNING CONTEXT
DBC has an up-to-date development plan comprising the Core Strategy (2011) and saved policies in the Local Plan (1995). The Core
Strategy is NPPF compliant and provides site specific guidance for the sites identified in this document. A Development Policies’
Plan is currently being prepared which will provide detailed development management policies which will eventually replace the
Local Plan saved policies.
The key relevant planning policies for the major sites’ area in terms of overall context as set out in the DBC Core Strategy are:
•
•
•
Policy CS2
Paragraph 2.18
Diagram 3
DBC is currently developing further Local Plan policy to supplement the policies contained in the Core Strategy. These will be
contained within the Development Policies’ Plan, with the Draft Plan & Options Consultation having commenced in December 2014
and Adoption expected in mid-2016. This document will provide further policy guidance on reinforcing the role of Dartford Town
Centre for retail-led development and encouraging a diverse mix of town centre uses to support the shopping role. We have
included commentary on wider implications of DBC’s planning policy in relation to the respective sites (Station Quarter and former
Co-operative Department Store site (Hythe Street) and Kent Road Westgate Car Park site).
As well as the commentary on local policies recorded here, developers should have in mind Central Government planning policy
objectives (outlined in the National Planning Policy Framework) which seek to create well designed, vibrant, sustainable mixed use
developments that promote the efficient use of urban land and the use of vacant and underused land. In particular, it promotes
development in locations where the need to travel is minimised, and the use of sustainable transport modes can be maximised.
Policy CS2
Key and relevant objectives of Policy CS2 comprise:
•
•
•
•
•
•
•
Increase the range and improve the quality of the food, comparison shopping and leisure offer.
Seek to deliver up to 1,030 homes and 300 jobs (B1 uses and A2 uses) in addition to jobs provided in retail and leisure
uses.
Deliver Hythe St (former Co-operative Department Store site) and Kent Road ( Westgate Car Park) development sites for
mixed-use development, incorporating retail and/or leisure proposals at ground level and a mix of uses on upper floors
such as housing, office use and community facilities.
Create a high quality gateway into the Town Centre, through redevelopment of the Station Quarter site for a mix of uses,
which could include cafes, pubs and restaurants, housing, employment (B1), hotel, community facilities and supporting
retail and leisure uses.
Protect and enhance the Town Centre’s historic environment, by requiring that development creates a sense of place
which complements the market town context and respects the Conservation Area.
Improve the public realm, in particular street environment enhancements in the High Street and the area around Dartford
station.
Implement schemes giving greater priority to pedestrians.
Paragraph 2.18
Strategy for the rejuvenation of the Town Centre should consider the following objectives:
•
•
•
Strengthening the role of the town as a shopping centre and consolidating its role as a service centre so as to improve its
attraction, particularly within the immediate catchment area.
Broadening the other attractions of the town, especially the leisure, culture and recreation offer, particularly in the
evenings and weekends, so as to cater for a wider range of people including families, increase the potential for linked trips
and extend the hours of activity within the Town Centre.
Supporting an increase in homes and jobs in the Town Centre and Northern Gateway, so as to increase the number of
potential customers and encourage more activity at all times of day.
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Dartford
Town Centre Sites
•
•
Creating a safe and high quality environment in all public areas, so as to improve the experience for visitors.
Improving the ease, convenience and safety of accessing the Town Centre by all modes, including by car, foot, bicycle,
train and buses, with consideration given to the location of bus stops in relation to the main shopping area.
Figure 5– Diagram 3 from DBC Core Strategy; Dartford Town Centre
Station Quarter
Planning Constraints
•
•
•
•
Dartford Air Quality Management Area (AQMA) 3
includes the major roads in the town and the
approach roads into it. The site is located just north
and east of the AQMA zone which runs along Home
Gardens and Hythe Street.
The proposed layout and phasing will need to consider
the fact that part of the site (the eastern part of
Station Approach) is an adopted highway. Another
parcel to the north-western corner of the site is
currently subject to safeguarding for Crossrail.
The predominant part of the site is raised ground, and
it is unlikely that it would be subject to flooding. The
site, however, falls within Flood Zone 2 designated
area as indicated by the Environmental Agency.
The site is located within Groundwater Source
Protection Zone 1 - Inner Protection Zone.
Principal Policy Considerations
•
•
•
•
•
•
Dartford Core Strategy- The site is referred to as
‘Station Quarter’ in the Dartford Core Strategy (2011).
Figure 4 replicates Diagram 3 of the Core Strategy
which identifies the site within the Dartford Town
Centre and Northern Gateway Priority Area for ‘mixed use development which may include homes, jobs, supporting retails
and leisure, commercial, community facilities, and improved gateway into the town centre’. Core Strategy Policy CS 2f)
provides similar advice.
As shown on Diagram 3, the site lies within the Town Centre boundary but outside the retail core. The reference to
‘supporting retail’ means that the site is not intended to be a retail destination in its own right. However, an element of
retail which caters to the needs of other development on the site might be appropriate.
Core Strategy Policy CS1 ‘Spatial Pattern of Development’ identifies the Dartford Town Centre & Northern Gateway as one
of three priority areas for development. These areas have been identified to maximise regeneration benefits and promote
sustainable patterns of development.
Core Strategy Policy CS 7: Employment Land and Jobs states that DBC will ‘work with developers and partners to bring
forward employment and retail/leisure developments in the town centre’.
Core Strategy Policy CS 10: Housing Provision identifies capacity for housing in the Borough up to 2026. DBC’s Strategic
Housing Land Availability Assessment (SHLAA) identifies the Station Quarter site for 155 homes. This figure is indicative
only.
Core Strategy Policy CS 12: Network of Shopping Centres states that applications within the town centre boundary will
take account of the urgent need for regeneration and potential of the proposal to contribute to the overall aims of the
Town Centre policy contained in CS2, as well as the ability of the scheme to attract more shoppers from the immediate
catchment. In addition, where proposals exceed guidance levels DBC will consider the likely impact of the scheme on
neighbouring town centres.
Other policies set out in the Dartford Core Strategy and saved policies in the Local Plan (1995) will also apply. Policies in the
emerging Development Policies’ Plan (expected adoption summer 2016) will be applied at the appropriate time. Dartford has
adopted a CIL Schedule and CIL contributions will apply to relevant development.
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Dartford
Town Centre Sites
Former Co-operative Department Store site and Kent Road Westgate Car Park
Planning Constraints
•
•
•
•
•
•
The sites partially sit within the Dartford Town Centre Conservation Area. The main implications of this relate to the
former Co-op store façade facing onto Spital Street (see below).
The buildings that occupied the sites have largely been demolished. However, the former Co-op store 1930s Art Deco
façade has been retained for its contribution to the Dartford Town Centre Conservation Area and will need to be
incorporated into any redevelopment scheme for the site.
These properties are within or near a site of Archaeological Potential surrounding the Roman road from London through
Dartford to Rochester.
The sites are located within Flood Zone 3 designated area as indicated by the Environment Agency. A flood risk assessment
will be required prior to any development.
The sites sit above a Groundwater Aquifer.
The sites are located within Groundwater Source Protection Zone 1 - Inner Protection Zone.
Principal Policy Considerations
•
•
•
•
•
•
•
The sites are referred to as ‘Hythe Street (former Co-operative Department Store site (Hythe Street))’ and ‘Kent Road
(Westgate Car Park site)’in the Dartford Core Strategy (2011). Figure 4 above replicates Diagram 3 of the Core Strategy,
which shows the sites are part of the Dartford Town Centre and Northern Gateway Priority Area and within the town
centre boundary and retail core. It identifies the sites for ‘retail and leisure opportunities’.
Core Strategy Policy CS 2 d) advises development of the sites for mixed-use development, incorporating retail and/or
leisure proposals at ground level and a mix of uses on upper floors that could include housing, office use and community
facilities.
Core Strategy Policy CS1 ‘Spatial Pattern of Development’ identifies the Dartford Town Centre & Northern Gateway as one
of three priority areas for development. These areas have been identified to maximise regeneration benefits and promote
sustainable patterns of development.
Core Strategy Policy CS 7: Employment Land and Jobs states that DBC will ‘work with developers and partners to bring
forward employment and retail/leisure developments in the town centre’.
Core Strategy Policy CS 10: Housing Provision identifies capacity for housing in the Borough up to 2026. DBC’s Strategic
Housing Land Availability Assessment (SHLAA) identifies the former Co-operative Department Store site for 176 homes.
This is indicative only and related to a previous planning permission which has now lapsed.
Core Strategy Policy CS 12: Network of Shopping Centres states that applications within the town centre boundary will
take account of the urgent need for regeneration and potential of the proposal to contribute to the overall aims of the
Town Centre policy contained in CS2, as well as the ability of the scheme to attract more shoppers from the immediate
catchment. In addition, where proposals exceed guidance levels DBC will consider the likely impact of the scheme on
neighbouring town centres.
Core Strategy Policy CS24: The sites lie within Flood Zone 3 and applicants should consult with the Environment Agency.
Other policies set out in the Dartford Core Strategy and saved policies in the Local Plan (1995) will also apply. Policies in the
emerging Development Policies’ Plan (expected adoption summer 2016) will be applied at the appropriate time. Dartford has
adopted a CIL Schedule and CIL contributions will apply to relevant development.
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Dartford
Town Centre Sites
DEVELOPMENT PARTNER’S ROLE
It is anticipated that the development partner’s role will include, but not be limited to:
•
•
•
•
•
•
•
•
•
•
•
•
Creating a comprehensive master plan for the major sites and subsequently detailed designs in consultation with the
Landowners;
Achieving planning consent for any on site or off site development;
Designing and delivering schemes that are viable, fundable, commercially deliverable and fit with the Landowners’ Vision
and Objectives;
Securing the necessary funding to deliver developments;
Working with the Landowners to implement the strategy for the assembly of land interests necessary for the delivery of
the regeneration opportunities (should the additional Westgate Road site be required);
Creating a comprehensive project team to meet the objectives of the regeneration opportunities and to integrate with the
Landowners’ project team;
Undertaking all necessary and appropriate stakeholder communication and consultation, in accordance with a
communications plan to be agreed with the Landowners;
Contribute towards the Landowners’ professional and administrative costs in connection with the delivery of the
regeneration opportunities from commencement of the Development Agreement;
Explore the scope to sell residential units to DBC;
Working with DBC to explore the opportunities to re-provide the DBC Civic Centre on the major sites;
Commission, undertake, manage [the works] and complete the regeneration opportunities; and
Undertake branding, promotion and marketing of the regeneration opportunities.
The above list is not exhaustive and it is anticipated that it will evolve during the procurement process.
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Dartford
Town Centre Sites
PROPOSED LEGAL & FINANCIAL STRUCTURE & COMMUNITY
ENGAGEMENT
LEGAL
There will be a development agreement between the Landowners and the development partner which amongst other things will
deal with:
•
•
•
•
•
•
•
Pre-conditions including the grant of planning permission for the selected scheme, funding, site assembly, site surveys,
pre-letting agreements and viability;
Design development prior to and following the submission of a planning application;
Development obligations;
Sub-contracting of works packages;
Phasing;
The use of DBC’s compulsory purchase powers and the provision of a full indemnity from the development partner (if the
additional Westgate Road site is included within the scheme); and
Events of default and termination.
The development partner will be expected to seek to acquire outstanding third party interests before DBC makes any compulsory
purchase order (only relevant if the additional Westgate Road site is included within the scheme).
The Landowners will need to approve the identity of any funders who are to provide finance for the development. Heads of Terms
will be issued to short listed bidders in accordance with the proposed timetable.
FINANCIAL
The development partner will need to set an overall mechanism for sharing proceeds with the Landowners (as a single entity). The
respective Collaboration Agreements will dictate the distribution of these funds between the respective Landowners and this will
not be the responsibility of the development partner. [The Landowners are prepared to adopt an open minded and flexible
approach on how financial objectives can be delivered].
COMMUNITY ENGAGEMENT
The development partner will be required to attend a stakeholder engagement event staged by DBC. A broad cross section of the
local community including stakeholders, interest groups, landowners and business representatives will be invited to attend the
stakeholder engagement event. The development partner will be required to give a brief presentation to the attendees followed by
an open question and answer session. The aim of the stakeholder engagement event is to encourage a genuine exchange of ideas
to help the development partner to understand local aspirations and issues.
Page 17
Dartford
Town Centre Sites
MARKETING AND PROCUREMENT PROCESS
The procurement process will be conducted in compliance with the Public Contracts Regulations 2006 (as amended) (the
Regulations). The Landowners have decided that it may properly use the competitive dialogue procedure under these Regulations.
Pre-qualified bidders will enter into a bidding process which will enable proposals to be put forward and negotiated in competition
before the selection of a preferred development partner, whilst avoiding excessive and disproportionate costs.
The Landowners have appointed an external property advisor to assist with the procurement and marketing process and specifically
in relation to financial, property and estate issues. The procurement process will be undertaken in five distinct stages as illustrated
in the diagram below and outlined in the following paragraphs.
STAGE
01
STAGE
02
STAGE
03
STAGE
04
STAGE
05
Pre-qualification
Outline Solution
Detailed Solution
Tender
Preferred Bidder & Contract
Award
Stage 01 - Pre Qualification
Stage 01 will commence with the issue of the contract notice in the Official Journal to the European Union (OJEU). Applicants
responding to the notice will gain access to this MOI Document along with the Pre-Qualification Questionnaire (PQQ).
Applicants who intend to submit a completed PQQ must follow the instructions in the PQQ document and submit their completed
PQQ using DBC’s e-tendering system Pro Contract by the due date.
Completed PQQs will be evaluated by DBC with assistance from their appointed advisors, and depending on the quantity and
quality of responses received, it is anticipated that up to [five] bidders will be shortlisted for Stage 02.
Stage 02 – Outline Solution
Prequalified bidders will be issued with an Invitation to Participate in Dialogue (IPD). This will include the requirements for this
outline solution stage, including draft heads of terms, the Landowners’ detailed objectives for the major sites and evaluation criteria
for the award of contract. It will also set out the process for how the procurement will be conducted.
As a condition of engaging in this stage, bidders will be required to enter into confidentiality agreements and the Landowners will
establish secure procedures to ensure that each of the bidder’s intellectual property, identified as part of their proposals, remains
confidential.
Following the issue of the IPD, a dialogue launch meeting will be held individually with each bidder. There will then follow a period
of structured dialogue meetings to evolve each bidder’s proposal for the major sites – these meetings will provide an opportunity
for the Landowners to provide feedback on evolving proposals; clarify issues and help bidders focus their time and resources in the
best way.
The primary intention of stage 02 is to identify solutions that address, at a high level, the Landowners’ objectives. This will include
the technical/design issues, finances and the initial feedback on the draft heads of terms.
Bidders will formally submit their outline solutions and following a post submission evaluation period it is expected that a reduced
number of bidders will be shortlisted and taken forward to the next stage.
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Dartford
Town Centre Sites
Stage 03 – Detailed Solution
Stage 03 will commence with the issue of an Invitation to Continue Dialogue (ICD). This will include the requirements of this
detailed solution stage, including detailed heads of terms.
This stage will provide bidders with a final opportunity to tailor their proposals, including commercial positions whilst still in
competition. In order to support this process the Landowners will instigate a final round of discussions/negotiations with bidders.
Once one or more acceptable solutions have been identified, the Landowners can close dialogue and invite the remaining bidders
to the tender stage.
Stage 04 – Tender
Stage 04 will commence with the issue of the Invitation to Tender (ITT). Bidders will be required to submit their tenders in response
to the ITT and on the basis of the solutions agreed during dialogue.
Tenders will be evaluated on the basis of the evaluation criteria as published in the IPD following which a preferred bidder will be
recommended.
Stage 05 – Preferred Bidder and Contract Award
Stage 05 will involve fine tuning and clarification of the preferred bidder’s proposals in line with the principles set out in their tender
submission and settling the development agreement in accordance with the agreed detailed heads of terms.
Following approval of the proposed contract by the Landowners, the parties will enter into the development agreement.
Evaluation criteria
Full details of the evaluation criteria, including associated weightings and evaluation methodology that will apply to stages 02 to 04
above, will be set out in the IPD. The Landowners have identified a number of project objectives as set out in the ‘vision and
objectives’ section (see above). These will form the basis of the response requirements from the bidders whilst also forming the
basis of the evaluation criteria which will assess the extent that bidders’ solutions meet the various project objectives.
Page 19
APPENDIX A
PROCUREMENT AND PROJECT TIMELINE
The following is an indicative timetable of the marketing and procurement process. This may be subject to change and a more detailed programme will be issued at the start of the dialogue stage.
JAN 15
STAGE
01
FEB 15
MAR 15
APR 15
MAY 15
JUN 15
JULY 15
AUG 15
SEPT 15
OCT 15
NOV 15
DEC 15
JAN 16
Pre-qualification Stage
STAGE
02
Outline Solution Stage
STAGE
3 March 2015
PQQ Submission
Date
Jan 2015
Formal
commencement
of marketing and
procurement
process/ contract
notice submitted
to OJEU.
Detailed Solution
03 Stage
Apr to June 2015
Bidders engage in
dialogue with Landowners
and prepare and submit
outline solutions.
Evaluation of outline
solutions by Landowners
and potential short-list of
bidders.
Tel: +44 (0) 20 3296 3000
STAGE
04
July to Aug 2015
Short-listed bidders
engage in further
dialogue/ negotiations
with Landowners and
work up detailed
solutions.
Review of detailed
solutions by Landowners
and closure of dialogue
stage.
Tender
Stage
STAGE
Preferred Bidder
05 & Contract Award
Aug to Sept 2015
Formal submission
of tenders by
bidders.
Evaluation and
recommendation
of preferred bidder by
Landowners.
www.dtz.com
Oct to Jan 2016
Final discussions
with preferred
bidder.
Contract award.
APPENDIX A
FURTHER INFORMATION
The suite of procurement documentation available at this PQQ stage includes:
•
•
•
Pre-Qualification Questionnaire
Memorandum of Information (MOI)
OJEU Contract Notice
[Need to consider with DBC procurement what goes into this section and whether contact details remain below – to be considered in
conjunction with PQQ document]
To access a copy of the documents above and in order to return a completed PQQ and receive all project updates and information
on questions asked, an expression of interest must be registered against the opportunity on the South East Business Portal. The
opportunity can be found by going to www.businessportal.southeastiep.gov.uk, clicking on Opportunities and selecting “Dartford
Borough Council” from the list of councils to view. Select the relevant opportunity title and then click on either; “Login and Express
an Interest” (if already a registered user of the South East Business Portal), or “Register as a Supplier and Express Interest”.
Registration and use of the system is free of charge. Once an expression of interest has been submitted, two emails will be
generated. The first will confirm the expression of interest and the second will contain a link to access the pre-qualification
questionnaire (PQQ) on DBC’s e-tendering system Pro Contract. PQQ’s must be returned/submitted via the e-tendering system by
the deadline {Insert Deadline}. Please ensure that plenty of time is allowed prior to the deadline for submitting your completed
PQQ.
All queries should be directed to [email protected] or by using the “Questions & Answers” section on the e-tendering
system.
If you would like to discuss the opportunity, please contact either:
DTZ
Tim Johnson
Senior Director
T: 020 3296 3127
E: [email protected]
Landowner contacts (if appropriate)
Dartford Borough Council Procurement Team
[email protected]
01322 343312
01322 343315
Francis Truss
Associate Director
T: 020 3296 3151
E: [email protected]
Peter Martin
Associate Director
T: 020 3296 2335
E: [email protected]
DISCLAIMER
This MOI and the PQQ are made available in good faith. No warranty is given as to the accuracy or completeness of the information
contained in these documents and any liability for any inaccuracy or incompleteness is therefore expressly disclaimed by the
Landowners and their advisers, except that this will not operate to exclude liability for fraudulent misrepresentation.
Whilst reasonable care has been taken in preparing this MOI, the information within it does not purport to be exhaustive or to have
been independently verified. The Landowners and their advisers do not accept liability or responsibility for the adequacy, accuracy
or completeness of any information or opinions stated in this MOI.
Tel: +44 (0) 20 3296 3000
www.dtz.com
Dartford
Town Centre Sites
In so far as it is compatible with any relevant laws, the Landowners reserve the right, without prior notice, to change the basis of, or
the procedures for, the competitive process for the award of the contract. The Landowners reserve the right to change any of its
proposals for its requirements and to terminate discussions involving bidders, either directly or indirectly, at any time.
Nothing in this MOI shall be taken as constituting an offer, contract or agreement between the Landowners and any other party.
The Landowners are not liable for any costs resulting from any cancellation of this tendering process or for any other costs incurred
by those expressing an interest in, or negotiating for this contract opportunity.
Any eventual contract will be subject to approval by the Landowners and in the event that approval was not forthcoming
from one or more of the Landowners, then it is deemed that the procurement process may continue with the remaining
Landowner(s).
You are deemed to understand fully the processes that the Landowners are required to follow under relevant European and UK
legislation, particularly in relation to the public procurement rules.
The Landowners reserve the right to terminate the procurement at any time and where appropriate, re-advertise the requirement.
Page 22