MAJOR
DEVELOPMENT
SITES
CHAPTER THREE
Major Development Sites
3.1
3.1 .1
Aim
The aim is to encourage and facilitate high quality, sustainable, mixed use development, in order to
achieve the economic and environmental regeneration of Gravesham and meet the objectives for
Thames Gateway.
3.2
3.2.1
Introduction
The Strategic Principles set out in Chapter 2 underpin all the policies in this Local Plan Review.
However, they are particularly relevant to the Major Development Sites and development proposals on these sites will be expected to satisfy these Principles.
3.2.2
The majority of new development within the Plan period is likely to take place
on the following sites:
•
Ebbsfleet Valley
•
Northfleet Embankment
•
Canal Basin Area
•
North East Gravesend
-
3.2.3
These are all identified as opportunity sites in the Thames Gateway Planning Framework (RPG9a).
Ebbsfleet Valley is specifically referred to, whilst the other sites are included within “Gravesend
Waterfront” and “East of Gravesend.”
3.2.4
The Kent Structure Plan also sets out strategic areas for new development in Gravesham and Dartford
and Policy NK1 makes reference to Ebbsfleet Valley, Gravesend and Northfleet riverside and North
East Gravesend.
3.2.5
Another site identified in RPG9a and the Structure Plan is Swanscombe Peninsula. Only a small
proportion is within Gravesham and this is not expected to become available during the Plan period. Nevertheless, it will be considered in this chapter, as it needs to be safeguarded for possible
new development beyond 2011.
3.2.6
Finally, this chapter will make reference to the former Southfields School, which is located in the
southern part of the urban area of Gravesend. This is rather different to the other more strategic
opportunity sites but it is a substantial size (10.72 hectares, 26.48 acres) and is an important area of
land with considerable potential. Its future therefore merits consideration in this Local Plan Review.
3.2.7
On all major development sites, development proposals should conform with a planning brief,
either prepared or agreed by the local planning authority and be accompanied by a Masterplan
prepared by the applicant.
3.2.8
All proposals will be expected to comply with Policies Tl (see section 5.6.2), H9 (see section 6.13),
LT3 (see section 13.6.10) and SC I (see section 14.4).
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3.3
3.3.1
Ebbsfleet Valley
Ebbsfleet Valley lies within Gravesham and Dartford Boroughs between the communities of
Northfleet and Swanscombe. It has a total site area of 190 hectares, of which approximately 90 are
within Gravesham Borough.
3.3.2
RPG9a states that Ebbsfleet International and Domestic Station will provide a unique opportunity
for a new focus of growth in the South East. It goes on to say that planning policies should support
the development of Ebbsfleet as a new commercial centre, whilst respecting the landscape, natural
and archaeological features in the Valley.
3.3.3
The Structure Plan identifies Ebbsfleet as a site for a new business centre. It states that development should reflect a high standard of civic design and landscaping and be integrated with new and
improved transport networks, including links to other parts of Thames Gateway.
3.3.4
The Ebbsfleet Development and Environment Framework was formally adopted by Gravesham
and Dartford Borough Councils and Kent County Council as supplementary planning guidance in
June 1996. The Framework contains a number of principles covering issues relating to built form,
transport and the environment, and helps to guide the nature and quantity of development which
would be suitable to create a business centre in a mixed use setting. The Indicative Framework
Plan sets out the suggested nature and extent of land uses and identifies transport corridors and
green spaces. The Framework will remain an important material consideration in determining any
future planning applications within the Ebbsfleet Valley which are related to the Channel Tunnel
Rail Link (CTRL) and the Ebbsfleet International and Domestic Station.
3.3.5
The key principles guiding future development at Ebbsfleet are:
•
the delivery of a sustainable development which reduces the need to travel by private car and
encourages travel by more energy efficient means;
•
high quality urban design which reflects Ebbsfleet’s strategic significance as an internationally accessible commercial location;
•
sufficient business development to provide for “critical mass” to meet sub-regional objectives for employment generation and inward investment;
•
a significant contribution to Structure Plan housing requirements;
•
extensive managed public open space and protection of nature and wildlife conservation
interests;
•
retail and leisure provision of a scale to meet the needs arising from the development; and
•
the provision of social and community facilities in line with phases of development.
3.3.6
A Development Brief for Land West of Springhead Road, Northfleet, has also been prepared by the
Borough Council. This sets out the policy position on planning, land use and transportation matters
for the land west of Springhead
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Road and will be an important material consideration, together with the Ebbsfleet Development
and Environment Framework, in determining future planning applications which are related to
CTRL and the Ebbsfleet International and Domestic Station. A key issue will be to achieve an
appropriate mix between the principal land uses of residential and employment where neither use
predominates.
3.3.7
The future of this area is very much bound up with the outline planning applications, submitted to
both Gravesham and Dartford Borough Councils, for the development of land for mixed use up to
789,550 sq. metres gross floorspace, comprising employment, residential, hotel and leisure uses,
supporting retail and community facilities and provision of car parking, open space, roads and
infrastructure.
3.3.8
Planning permission has been granted in principle by both Gravesham and Dartford Borough Councils (on 4th March 1998 and 18th December 1997 respectively), subject to the completion of a
Section 106 Agreement and a large number of conditions. Negotiations are continuing on the legal
agreement. The planning application was referred to the Secretary of State as a Departure from the
Development Plan but he resolved not to “call in” the proposals.
3.3.9
The Ebbsfleet site will be a significant development in terms of housing and employment during
the period of the Local Plan Review. Within Gravesham, the outline planning permission in principle allows for development in the form of two Quarters Springhead Quarter and Northfleet Rise
Quarter and specifies the maximum floorspace allowed for employment, residential, retailing and
leisure uses for each Quarter.
-
-
3.3.10
Any future applications for the site should not exceed the total floorspace permitted within these
Quarters, as set out below:
Springhead Quarter
The total amount of development in Springhead Quarter shall be up to but not exceeding an overall
maximum of 100,000 square metres (sq.m.) gross.
Within this overall limit the range of uses shall not exceed:•
50,000 sq. m. gross of employment uses (Use Class B 1).
•
60,000 sq. m. gross (600 dwellings) of residential uses (Use Class C3).
•
10,000 sq. m. gross of uses supporting residential, including schools, community facilities
and not more than a total of 500 sq. m. gross of local shops (Use Class Al), of not more than
500 sq. m. each.
•
1,500 sq. m. gross of core space, including hotels, not more than a total of 500 sq. m. gross
of leisure and/or entertainment uses (Use Class D2) and not more than a total of 500 sq. m
gross of supporting retail uses (Use Class Al).
•
The largest supporting retail unit from which food or convenience goods may be sold shall
not exceed 1,000 sq. m. gross.
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EBBSFLEET VALLEY - Policy MDS1
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Northfleet Rise Quarter
The total amount of development in Northfleet Rise Quarter shall be up to but not exceeding an
overall maximum of 167,000 square metres (sq. m.) gross. Within this overall limit the range of
uses shall not exceed:•
75,000 sq. m. gross of employment uses (Use Class Bi).
•
45,000 sq. m. gross (464 dwellings) of residential uses (Use Class C3).
•
7,000 sq. m. gross of uses supporting residential, including schools, community facilities and
not more than a total of 350 sq. m. of local shops (Use Class Al), of not more than 350 sq. m.
each.
•
30,500 sq. m. gross of core space. including hotels, not more than a total of 2,000 sq. m. gross
of leisure and/or entertainment uses (Use Class D2) and not more than a total 2,400 sq. m.
gross of supporting retail uses (Use Class Al).
•
The largest supporting retail unit from which food or convenience goods may be sold shall
not exceed 2,750 sq. m. gross.
3.3.11
The Gravesham planning permission granted in principle is proposed to contain a condition (condition A12) which would prevent commencement of the development until there has been a physical commencement of construction of the permanent way of CTRL within the Springhead and
Northfleet Rise Quarters of the Ebbsfleet site and a physical commencement of construction of the
Ebbsfleet International and Domestic Station. Phase 1 of CTRL is under construction. Phase 2,
which would include the works referred to within the Springhead and Northfleet Rise Quarters and
the Ebbsfleet International and Domestic Station, has not yet commenced. Although the Borough
Council fully supports and welcomes the construction of Phase 2 of CTRL, this work is outside the
Borough Council’s control.
3.3.12
If Phase 2 of CTRL and the Ebbsfleet International and Domestic Station do not proceed as anticipated, proposals for development in the Ebbsfleet Valley should be subject to a new development
brief. The area would no longer be a major focus for growth and a new commercial centre. However, some form of mixed development would still be appropriate and the Ebbsfleet site could
continue to make an important contribution to Gravesham’s housing land supply. Any fresh proposals would need careful consideration by both Gravesham and Dartford Borough Councils, together
with Kent County Council.
Policy MDS1 Ebbsfleet Valley
Land is safeguarded in the Ebbsfleet Valley for a new mixed use development, comprising
employment, residential, hotel and leisure uses, with supporting retail and community facilities. Development proposals will only be permitted where the following criteria are met:
i.
a mix, distribution and density of development which discourages the need to travel by
private car and encourages travel by more sustainable means;
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ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.
x.
with regard to the Springhead Quarter, an appropriate mix between the principal land
uses of residential and employment, where neither use predominates (see paragraph
3.3.10);
with regard to the Northfleet Rise Quarter, an appropriate mix between the principal
land uses of employment and residential, with employment use predominating (see
paragraph 3.3.10);
the phasing in of necessary social and community infrastructure, to ensure that adequate facilities are available at all stages of the development to meet the needs of new
residents;
a high quality of urban design;
a high degree of public access throughout the site;
a hierarchy of extensive green spaces and water spaces;
a close integration with the Channel Tunnel Rail Link (CTRL) and the Ebbsfleet International and Domestic Station (see Policy T5);
close integration with existing communities through the provision of road, pedestrian,
cycle and public transport links, including a dedicated corridor for Fastrack; and
the concentration of development at nodal points and along public transport corridors.
All proposals will be subject to Policies T1 (Location of Development), H9 (Affordable Housing), LT3 (Green Grid) and SC1 (Social and Community Infrastructure).
The Ebbsfleet Development and Environment Framework and the Development Brief for the
Land West of Springhead Road, Northfleet will remain important material considerations in
determining any future planning applications within the Ebbsfleet Valley which are related to
the CTRL and the Ebbsfleet International and Domestic Station. In the event of Phase 2 of
CTRL not proceeding, fresh proposals for development in the Ebbsfleet Valley would need to
be subject to a new development brief.
3.4
3.4.1
Northfleet Embankment
RPG9a suggests that several large industrial sites are likely to become available during the Plan
period and beyond. The importance of achieving higher quality development is stressed. The Structure Plan states that the emphasis for new development will be on the re-use of redundant and
derelict sites and premises. including high quality development at the riverside for uses appropriate
to a waterfront location.
3.4.2
The Northfleet Embankment area stretches from Britannia Refined Metals in the west to AEI in the
east. The Borough Council has adopted a policy approach which seeks to protect the interests of
major Thames-side employers who wish to remain there and consolidate, whilst meeting the aspirations of the Port of London Authority, which is very much committed to safeguarding the existing
deep water wharves and port-related land in Northfleet.
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3.4.3
3.4.4
Within the Northfleet Embankment area there are two significant sites, one of which has already
become available, whilst the other could become available during the Plan period the Former
Northfleet Power Station site and Northfleet Cement Works/Land East of Grove Road
Former Northfleet Power Station
The closure of the Northfleet Power Station in 1991 released three large parcels of land (A, B and
C) on land adjacent to the Thames Riverside. In the adopted Gravesham Local Plan First Review
the three sites are covered by Policy PM12, which support development for employment uses,
principally Use Classes B2 or B8 but also Use Class Bl (light industry only). In addition, the Local
Plan supports the continuation of wharfage facilities on the river frontage.
3.4.5
Planning permission has been granted for development on all three of the sites. Site C (5.5 hectares, 13.6 acres) lies to the south of the A226 London Road and is a former chalk quarry which was
used subsequently by National Power as a tip for waste arising from the power station. Outline
planning permission was granted on 29th January 1999 for residential development comprising
218 houses/flats and ancillary parking, with access onto Rosherville Way. Grant of permission was
subject to a Section 106 Agreement. The application was advertised as a Departure from the Development Plan. Site C is identified as a housing allocation in Policy H 1 of this Local Plan Review.
3.4.6
Site A (6.4 hectares, 15.9 acres), which lies to the north of Crete Hall Road and borders the River
Thames, and Site B (9.6 hectares, 23.75 acres), which is a former chalk quarry sandwiched between the A226 London Road and Crete Hall Road, have a planning permission which has not yet
been taken up. Planning permission was granted on 23rd April 1998 for change of use of the former
power station site to full port operational use, comprising the erection of warehouse buildings and
offices, the erection of cargo handling equipment, the use of land as container yard and the provision of car parking (Site A); and the use of land for open storage and trailer parking (Site B).
3.4.7
In the event of the planning permission on Sites A and B not being implemented, and on the basis
of the policy approach adopted for Northfleet Embankment as a whole, the Borough Council’s
preference is that Site A should be retained for port-related uses. It should be noted that Site A has
a 250 metre (820 feet) long riverside jetty along the Thames-side frontage which provides 6.5 to 7
metres of water at low tide. However, if an acceptable port-related scheme is not forthcoming, a
mixed use development may be considered as an alternative.
3.4.8
Site B is separated from the residential area to the south by the A226 London Road, which runs
along a chalk spine some 30 metres above the Site B ground level. A river-related use is not essential on Site B. Use Class B2 or B8 employment uses would be the most appropriate use of the site.
However, as an alternative, a leisure-related use may be acceptable, subject to consideration of the
sequential test (see section 13.5).
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Policy MDS2 Former Northfleet Power Station
The Borough Council will permit the development of sites A and B at the Former Northfleet
Power Station, subject to compliance with the following criteria:
In the case of Site A:
i.
proposals should be for port-related employment uses, which fully utilise the riverside
jetty along the River Thames frontage. In this respect, preference will be given to
schemes which maximise the flow of goods and materials into and out of the site by
river, in order to reduce lorry movements on the surrounding highway network;
ii.
the extent of any contamination on the site needs to be identified and proposals for
remediation agreed by the Borough Council, in consultation with the Environment
Agency;
iii.
the design of any buildings proposed and the quality of materials used should enhance
the appearance of the site. In this respect, the Borough Council will expect a landscaping scheme to be prepared; and
iv.
public access to the riverside should be maintained and improved via the existing public footpath (NU5), which runs from Crete Hall road along the eastern boundary of the
site.
In the case of Site B:
v.
proposals should be for employment uses, principally within Use Classes B2 or B8 but
also Use Class B!;
vi.
as an alternative a built leisure use may be considered, subject to there being no suitable site in Gravesend Town Centre, as established by application of a sequential test;
vii.
the extent of any contamination on the site needs to be identified and proposals for
remediation agreed with the Borough Council in consultation with the Environment
Agency;
viii. the design of any buildings proposed and the quality of materials used should enhance
the appearance of the site. In this respect, the Borough Council will expect a landscaping scheme to be prepared;
ix.
shared footway/cycling facilities will be required for the entire frontage of the site,
along both Crete Hall Road and Rosherville Way and
x.
proposals for Sites A and B will be considered either on an individual basis or in terms
of a joint scheme for both sites together.
All proposals will be subject to Policies Ti (Location of Development), H9 (Affordable Housing), LT3 (Green
Grid) and SC1 (Social and Community Infrastructure).
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FORMER NORTHFLEET POWER STATION - Policy MDS2
NORTHFLEET CEMENT WORKS/LAND EAST OF GROVE ROAD - Policy MDS3
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3.4.9
Northfleet Cement Works/Land East of Grove Road
The manufacturing of cement has been undertaken at Northfleet for at least 150 years. The current
Northfleet Cement Works opened in 1970 and was then the largest of its kind in the world, with six
kilns and a capacity of 4 million tonnes per annum. Today, the Works produces about 1.4 million
tonnes per annum of cement from two kilns.
3.4.10
The main Northfleet Cement Works site, covers approximately 32 hectares and is partly divided by
a ridge to the west of the main vehicular access road. There are two wharves on the Thames Riverside, Bevans Wharf and the more recently constructed 42 Wharf, so named because of its 42 feet
depth. Until the early 1980s, both wharves were busy loading bulk carriers with cement and clinker.
3.4.11
The primary access road for Northfleet Cement Works is privately owned by Blue Circle. This runs
westwards for over one kilometre from the Springhead Road/Thames Way roundabout, before
entering the site via a tunnel under the North Kent railway line and Northfleet. The South Thamesside Development Route Stage 4 will follow the line of the private access road and provide a high
quality route to Northfleet Cement Works.
3.4.12
The availability of Northfleet Cement Works during the Plan period depends on three key factors:•
Blue Circle’s proposal to construct a new cement works at Holborough in the Medway Valley (outside the Borough Council’s area). This would replace Northfleet Cement Works. This
proposal was recently the subject of a public inquiry. If a favourable decision is issued in
Spring/Summer 2000, it is understood that Northfleet Cement Works could be decommissioned
by 2003. However, if permission is refused, the probability is that it would be at least 2007
before an alternative site could be identified, planning and design work undertaken, planning
permission sought and obtained and the new works built and commissioned.
•
CTRL safeguarding. Within Northfleet Cement Works, the rail “merry-go-round” system,
wharves and adjoining land are planned within the provisions of the CTRL Act to be used in
connection with the importation by boat of construction material for Phase 2 of CTRL. The
safeguarding for CTRL is likely to remain in force until 2010 and extends to Church Path Pit/
St. Botolph’s Pit which lie to the south between Northfleet Cement Works and the North
Kent railway line. The effect of the safeguarding is therefore to nullify potential redevelopment of the eastern half of the main Works site (about 16 hectares) during the Plan period
(2001 to 2011).
•
The amount of time required for demolition and site investigation. When Northfleet Cement
Works becomes available for redevelopment, a programme of demolition works, site investigation and ground recovery will need to be implemented before any new building works
can commence. On parts of Northfleet Cement Works where there are few difficulties, it is
understood that redevelopment for employment uses could commence almost immediately
but it is estimated that more
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difficult areas, particularly if proposed for housing, could take 3 to 4 years before being
suitable for development.
3.4.13
With regard to the policy approach to be adopted for Northfleet Embankment, the Borough Council considers that in the event of Northfleet Cement Works ceasing to be operational, consultations
should be undertaken with the landowners and other affected businesses, in order to identify the
potential for accommodating a range of uses, including housing, within the area.
3.4.14
Discussions held about the future of Northfleet Cement Works during the preparation of this Local
Plan Review have highlighted a range of uncertainties surrounding the potential redevelopment of
Northfleet Cement Works, as set out above. Nevertheless, it is clearly a key opportunity site in Kent
Thames-side, with the potential for rail/river/road connections.
3.4.15
The Borough Council recognises the attractiveness of the site for manufacturing, distribution and
other business uses, taking advantage of its rail/river/road connections and deep water wharves.
However, the suitability of the site for a mix of uses still needs to be fully explored, in particular
whether it is suitable for an element of housing to contribute to Gravesham’s Structure Plan dwelling requirements. For example, there may be scope in the south west corner of the site for residential development and, in this respect, the future of the adjacent area to the west, up to Grove Road,
needs to be considered in the context of the redevelopment of Northfleet Cement Works. Initial
estimates suggest that the area as a whole (Northfleet Cement Works and land East of Grove Road)
could accommodate 500 dwellings. The potential of the site to accommodate a major sports facility also needs to be taken into account.
3.4.16
Clearly, a development brief will need to be prepared for Northfleet Cement Works when its availability for redevelopment is confirmed. This will need to consider the most appropriate mix of uses
in order to maximise the potential of the site in the context of RPG9a.
Policy MDS3 Northfleet Cement Works/Land East of Grove Road
In the event of the Northfleet Cement Works becoming available for redevelopment, the Borough Council will support proposals for a mixed use scheme, to include Land East of Grove
Road, which comprises some or all of the following elements:
i.
ii.
iii.
a range of employment uses, including port-related, manufacturing and distribution;
residential development; and
a major sports facility.
A planning brief should precede any planning application(s), such proposals to be accompanied by a comprehensive Master Plan for the area. The following issues would need to be
addressed:
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iv.
v.
vi.
vii.
viii.
ix.
x.
xi.
xii.
nature, location and mix of land uses;
height, layout, density and tenure of residential development;
land contamination remediation measures;
possible rail connection to North Kent Line via Church Path Pit/St. Botolph’s Pit;
highway links and traffic generation, including any off-site highway improvements;
need for and potential to provide major sports facility;
provision of open space and landscaping;
access to riverside; and
links to surrounding community.
-
All proposals will be subject to Policies T1 (Location of Development), H9 (Affordable Housing), LT3 (Green Grid) and SC1 (Social and Community Infrastructure).
3.5
3.5.1
Canal Basin Area
This is an area of low lying land to the east of the Town Centre. It extends from the Canal Basin
itself in the west to the open countryside east of Gravesend and is bounded on the south by the
North Kent Railway Line and on the north by the River Thames. The Canal Basin Area is largely
industrial in character but the industry is smaller in scale and more fragmented than in the Northfleet
Embankment Area.
3.5.2
The Gravesham Local Plan First Review includes a Proposal (PM1 1) for land to the east of the
Canal Basin and refers to it as a riverside site of major importance in the Borough. The Canal Basin
is linked to the Gordon Promenade and Gardens in a separate Proposal (PM5).
3.5.3
Since the adoption of the Gravesham Local Plan First Review in November 1994, the Borough
Council has progressed the matter by commissioning BBP Associates to prepare a Business Planning Strategy aimed at improving the Canal Basin and surrounding area. BBP Associates have
produced a Development Concept Plan which proposes a mixed use development for the area
comprising a “quality” marine/sail training initiative, a leisure attraction, residential and specialist
business accommodation.
3.5.4
The Borough Council also published a Draft Planning Brief for the Canal Basin Area in May 1997
and this was adopted in September 1997, with amendments arising from the public consultation
exercise. The preferred land use option put forward in the Planning Brief is to steer heavy industry
and unattractive land uses away from the Canal Basin, to identify new sites for development and to
improve the environment and activity in the western area.
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THE CANAL BASIN AREA - Policy MDS4
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The Planning Brief sub-divides the area as follows:•
Riverside Leisure Area Extension
•
The Canal Basin and its Immediate Environs
•
Industrial Area - East of Canal Road
•
East of Mark Lane
With the exception of the Riverside Leisure Area Extension, which is covered in the Town Centre
Chapter, these sub-divisions of the area are reflected in the policy set out below.
3.5.5
Any scheme for the Canal Basin Area will need to be progressed by means of a public/private
partnership and discussions have already taken place with potential developers. Prior to the submission of any planning application, a Master Plan will need to be prepared for the Canal Basin
and the wider area to the east.
3.5.6
A number of important issues will need to be addressed in the Master Plan, including the overall
mix of development, the layout and tenure of the residential element, the nature of employment/
commercial uses, storey heights, highway, traffic generation and parking matters, community infrastructure and leisure provision.
3.5.7
A key issue is the Ordnance Road/Milton Road junction, which is the main access route into the
Canal Basin and surrounding area. The capacity of this will determine the level of development
which can be accommodated. This is another site which will be expected to contribute towards
Gravesham’s Structure Plan housing requirements. Policy Hi in this Plan estimates that 300 dwellings should be completed in the period 2001 - 2006. Further development may be possible in the
period 2006 - 2011 but at present it is not possible to provide a reliable estimate of how much.
Policy MDS4 Canal Basin Area
The Borough Council will support development proposals for the Canal Basin Area which
provide the following: i.
ii.
iii.
Canal Basin: a mixed use, public transport orientated development, consisting predominantly of residential use, together with the necessary community infrastructure
and some specialist business accommodation and tourist facilities;
East of Canal Road: a range of employment uses to include river-related activities to
the north of Wharf Road and light industrial premises to the north of Norfolk Road;
and
East of Mark Lane: port-related employment uses, including warehousing and open
storage and retention of the former National Sea Training College as a Firearms Training
Centre.
The Planning Brief for the Canal Basin Area will be an important material consideration in
determining any planning application(s).
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Proposals must be accompanied by a comprehensive Master Plan for the area and the following issues would need to be addressed:•
•
•
•
•
•
•
•
•
•
•
•
location, nature, quality and mix of development;
height, layout, density and tenure of residential development;
land contamination remediation measures;
structural and operational improvements to the Canal Basin;
Sail Training Initiative;
junction improvements at Ordnance Road/Milton Road;
possible connection to Denton Relief Road;
Sustrans cycle route;
Thames and Medway Canal;
provision of open space and landscaping;
access to the riverside; and
links to surrounding community.
-
All proposals will be subject to Policies T1 (Location of Development), H9 (Affordable Housing), LT3 (Green Grid) and SC1 (Social and Community Infrastructure).
3.6
3.6.1
North East Gravesend
This area lies to the north-east of Gravesend urban area, south of the North Kent railway line and
the Thames and Medway Canal and north of the A226 Rochester Road. Open grazing marsh is
situated to the east, Denton and the Northcourt housing estate to the west and the settlement of
Chalk to the south. For the most part, the area is low lying marshland. The principal access is via
Dering Way, which forms the 5th leg of Lion Roundabout.
3.6.2
RPG9a refers to “rounding off” the urban area on the eastern periphery of Gravesend, in the longer
term. It is made clear that this should not be considered in preference to opportunities for recycling
previously used land. RPG9a also highlights the unique character of the Thames and Medway
Marshes and states that proposals which do not support the long term conservation of the marshes
would require special justification. The Structure Plan states that development at North East Gravesend, primarily for housing, will be examined through the local plan process and that long term
protection will be afforded to areas of international, national or other strategic importance for
nature conservation.
3.6.3
The Gravesham Local Plan First Review includes a Proposal (PM9) for a limited amount of housing (165 dwellings), employment land and open space. Since the adoption of the First Review in
November 1994, the Borough Council has published a Planning and Development Brief (December 1996)
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and this has been adopted as supplementary planning guidance. The objectives of the Brief are as
follows:•
the safeguarding and expansion of employment in the area by the provision of a new road
access serving a major existing employer, hence giving relief to Old Denton;
•
the development of employment sites enhanced by new road access;
•
the provision of homes in accordance with the adopted Local Plan, with the opportunity for
an element of social housing;
•
to conserve and improve natural habitats;
•
to improve the general environment and visual amenity of this part of the urban fringe;
•
to protect and improve the recreational amenities of existing residents in the area, including
provision of access to the countryside;
•
to ensure that development and infrastructure provision is consistent with physical constraints
such as flood risk, highway capacity, landfill gas, hydrology and contamination; and
•
to facilitate the proper planning of unallocated land, namely Westcourt Marshes (part) and
Great Clane Lane Marshes.
3.6.4
These objectives provide a context for the Development Strategy. Any proposals which come forward will be considered in relation to the Post 1996 Development Requirements set out in the
Planning Brief. This applies particularly to the outline planning application for 165 dwellings and
open space which is currently being considered by the Borough Council. Planning permission has
been granted, subject to the completion of a Section 106 Agreement. Negotiations are continuing
with the developers on a number of issues, including flood risk, drainage, road access arrangements, location of open space, design of development and affordable housing.
3.6.5
A key element in the development of the area is the construction of the Denton Relief Road which
is scheduled to commence later this year.
3.6.6
The Planning Brief sets out a number of options for the Local Plan Second Review period (20012011), as follows:•
The next review of the Gravesham Local Plan will examine the role that this area may play in
the provision of housing, employment land and recreation facilities for the next 15 years.
Because the undeveloped parts of Westcourt and Great Clane Lane Marshes are not within
the Metropolitan Green Belt, a judgement must be made as to whether further development
can be accommodated.
•
The highway capacity constraint at Lion Roundabout would have to be addressed, and the
scope for an eastward extension of the Denton Relief Road to connect with Lower Higham
Road and A226 Rochester Road could be considered. Alternatively the Green Belt boundary
could be “rolled-in” to provide an enduring eastern boundary to the settlement.
•
An extension of Denton Relief Road northwards over the railway could enhance employment creation opportunities on land east of the Canal
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•
•
Basin, Gravesend. However, this would be very costly, and would still be constrained by
capacity at Lion Roundabout.
Management and enhancement of the nature conservation habitats of this part of the North
Kent Marshes may be pursued by a variety of voluntary and regulatory means. The opportunities identified in the North Kent Marshes Study may be supported by Management Plans,
the creation of a Local Nature Reserve, and the promotion of this area as a sub-regional
recreational resource with clear identity.
If additional residential development is promoted on Westcourt or Great Clane Lane Marshes,
further consideration would be given to the risks from tidal flooding in the event of the flood
defences being breached or overtopped in a “1,000 year flood” or other more frequent severe
tidal conditions. Land-raising may be required before extensive intrusion into the flat marsh
areas could be contemplated.
3.6.7
The Borough Council has received representations promoting new development on the Westcourt
and Great Clane Lane Marshes, to the north and east of the current planning application site. Whilst
such proposals would not affect land in the Green Belt, current Government policy states that the
sequential approach to the release of land for housing should be used in respect of Development
Plans. Local planning authorities are urged to reject applications for development on greenfield
sites where there is a realistic, unrealised potential to develop on suitable previously developed
urban sites.
3.6.8
The existing proposals for development at North East Gravesend are longstanding and were supported by the Inspector at the First Review Local Plan Inquiry. They seek to respect the scale and
character of the existing Chalk and Denton areas, including the designated South Thames Estuary
and Marshes Site of Special Scientific Interest and the proposed Ramsar site. It has already been
noted (see paragraphs 3.2.2 and 3.2.4) that the area is identified as an opportunity site for new
development in RPG9a and the Structure Plan. It was also included in the Gravesend and Northfleet
Urban Housing Potential Study prepared for the Borough Council by consultants Llewelyn-Davies.
The development is not within the Green Belt, it is limited in size and it is essentially intended to
meet locally generated requirements, thereby contributing to the Borough Council’s efforts to regenerate the Denton area.
3.6.9
A further northwards or eastwards extension of the development area, to include Westcourt and
Great Clane Lane Marshes, would only be considered if other options on brownfield sites had
failed to deliver the housing land needed to meet the Structure Plan requirements (see paragraph
3.6.2). However, there are a number of significant issues that would need to be resolved before
further development could be considered, in particular highway access arrangements, nature conservation and flood risk.
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NORTH EAST GRAVESEND Policy MDS5
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Policy MDS5 North East Gravesend
The Borough Council will support the development of land at North East Gravesend for a
mixed use scheme which comprises the following elements: i.
ii.
iii.
iv.
v.
residential development on land east of Damigos Road;
employment development, within Use Classes B2 or B8, on land north and east of Comma
Oil;
construction of the Denton Relief Road;
provision of public open space; and
land-raising in order to counteract flood risk.
The Planning Brief for North East Gravesend will be an important material consideration in
determining any planning application(s).
All proposals will be subject to Policies T1 (Location of Development), H9 (Affordable Housing), LT3 (Green Grid) and SC1 (Social and Community Infrastructure).
3.7
3.7.1
Former Southfields School
This is an important area of land with amenity value and community potential in the southern part
of the urban area of Gravesend, particularly when considered alongside the larger complex of
adjacent sites, all of which are in Kent County Council (KCC) ownership.
3.7.2
The former Southfields School site lies between Cedar Avenue and Singlewell Road and in addition to the 1960s buildings, there is a playing field which accommodates seven pitches. The principal vehicular access is from Singlewell Road but pedestrian access is from both Singlewell Road
and Cedar Avenue. The site has only recently been declared surplus to educational requirements
and the Local Plan Review provides the ideal opportunity for its future to be considered.
3.7.3
The Funding Agency for Schools (FAS) proposed the closure of Southfields School because of
falling numbers of pupils. The Borough Council objected to the closure but to no avail.
3.7.4
The population of East Gravesend, taking account of the housing allocations contained in this
Local Plan Review, is not expected to grow significantly. This is because the population in new
development will be counterbalanced by the impact of declining numbers in the existing housing
stock. Over the urban area as a whole, there may well be a requirement for new school provision at
both primary and secondary level. Careful monitoring will be needed to relate the provision of
school and other services to the actual population.
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3.7.5
With the closure of the school, it is important to ensure that the remaining facilities within the area
are protected and any future use of the site benefits the community within which the site is located.
The closure of the school and the proposed disposal provides an opportunity to examine the use of
the whole of the KCC complex and to adopt a comprehensive approach to future use and development of the area.
3.7.6
KCC has not as yet decided on the area of land which it intends to dispose of. There could be an
opportunity to reinvest some of the money from the sale of the site in upgrading the facilities at
Ifield Special School, to make it a centre of educational excellence and this is an approach which
the Borough Council would wish KCC to consider.
3.7.7
Given the uncertainty as to the exact areas of land to be disposed of by KCC, it is difficult to be too
prescriptive about the approach to be taken with the site. However, there are a number of fundamental issues which need to be considered with regard to possible future uses. In looking at the
component parts of the school site, the following matters need to be considered:•
The school buildings are a valuable community asset. In addition to the educational function, they also provided accommodation for a number of other community uses, both educational and recreational. The disposal of the buildings for redevelopment will result in the
displacement of these uses. Before consideration is given to the redevelopment of any part of
the site, the Borough Council would wish to see a full assessment of alternative uses for the
existing buildings carried out, particularly with a view to their suitability for community use.
•
The playing fields attached to the school offer a valuable opportunity to address the current
open space and sports pitch deficiency both in the local area and within the Borough as a
whole. The site also forms part of the Green Grid network included in this Local Plan Review. The Green Grid covers school playing fields and open space, irrespective of public
access and aims to protect and enhance areas such as this for the benefit of the community.
Therefore, the loss of all the playing fields to development will be resisted by the Borough
Council, with a view to securing their retention for the benefit of the local community and
the wider area.
3.7.8
If some redevelopment is to be allowed, consideration needs to be given to the demands that such
development will place on the existing community facilities in the area. Therefore, it is likely that
in the event of allowing some redevelopment of the site, additional community benefits will be
sought by the Borough Council.
3.7.9
The future use of the Southfields School site needs to be considered together with adjacent sites in
KCC ownership. The nearby Kings Farm and Christianfields Estates are recognised areas of social
deprivation. The school site could present opportunities to meet the Government’s modernisation
agenda in this area for health, education, community safety and social inclusion. Any potential
regeneration implications also need to be considered.
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3.7.5
With the closure of the school, it is important to ensure that the remaining facilities within the area
are protected and any future use of the site benefits the community within which the site is located.
The closure of the school and the proposed disposal provides an opportunity to examine the use of
the whole of the KCC complex and to adopt a comprehensive approach to future use and development of the area.
3.7.6
KCC has not as yet decided on the area of land which it intends to dispose of. There could be an
opportunity to reinvest some of the money from the sale of the site in upgrading the facilities at
Ifield Special School, to make it a centre of educational excellence and this is an approach which
the Borough Council would wish KCC to consider.
3.7.7
Given the uncertainty as to the exact areas of land to be disposed of by KCC, it is difficult to be too
prescriptive about the approach to be taken with the site. However, there are a number of fundamental issues which need to be considered with regard to possible future uses. In looking at the
component parts of the school site, the following matters need to be considered:•
The school buildings are a valuable community asset. In addition to the educational function, they also provided accommodation for a number of other community uses, both educational and recreational. The disposal of the buildings for redevelopment will result in the
displacement of these uses. Before consideration is given to the redevelopment of any part of
the site, the Borough Council would wish to see a full assessment of alternative uses for the
existing buildings carried out, particularly with a view to their suitability for community use.
•
The playing fields attached to the school offer a valuable opportunity to address the current
open space and sports pitch deficiency both in the local area and within the Borough as a
whole. The site also forms part of the Green Grid network included in this Local Plan Review. The Green Grid covers school playing fields and open space, irrespective of public
access and aims to protect and enhance areas such as this for the benefit of the community.
Therefore, the loss of all the playing fields to development will be resisted by the Borough
Council, with a view to securing their retention for the benefit of the local community and
the wider area.
3.7.8
If some redevelopment is to be allowed, consideration needs to be given to the demands that such
development will place on the existing community facilities in the area. Therefore, it is likely that
in the event of allowing some redevelopment of the site, additional community benefits will be
sought by the Borough Council.
3.7.9
The future use of the Southfields School site needs to be considered together with adjacent sites in
KCC ownership. The nearby Kings Farm and Christianfields Estates are recognised areas of social
deprivation. The school site could present opportunities to meet the Government’s modernisation
agenda in this area for health, education, community safety and social inclusion. Any potential
regeneration implications also need to be considered.
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3.7.10
A planning brief should be prepared to explore the various options available. It will be important to
ensure that the opportunity to provide a mix of community and leisure uses for the benefit of the
local area and the Borough as a whole is fully exploited.
Policy MDS6 Former Southfields School
The Borough Council will support proposals for a mixed use development on the site of the
former Southfields School, such a scheme to include some or all of the following elements: i. community facilities;
ii.
leisure uses, including playing fields and public open space; and
iii.
residential development.’
Development options should be explored in a planning brief and will depend on the area of
land to be released by Kent County Council.
Proposals will be subject to Policies T1 (Location of Development), H9 (Affordable Housing),
LT3 (Green Grid) and SC1 (Social and Community Infrastructure), depending on the mix of
development.
Footnote:
No allowance has been made for residential development in Policy H1 of this Local Plan Review because of the current uncertainty about the extent of the land to be released.
3.8
3.8.1
Swanscombe Peninsula (Parts of Botany and Broadness Marshes)
Swanscombe Peninsula is a key opportunity site within Kent Thames-side for new development
and the provision of open space. RPG9a identifies part of the Peninsula as a “riverside opportunity” for an “urban village,” whilst the Kent Structure Plan envisages a mixed use development
based on an urban village concept.
3.8.2
The site covers approximately 205 hectares and straddles the Gravesham/Dartford boundary, although only 32 hectares lies within Gravesham. It has been the subject of extensive tipping over the
years. The most important influence on the future redevelopment of the site will be the construction of CTRL for which part of the site is safeguarded. This mainly affects the area to the east of the
proposed CTRL alignment, including the tip of the Peninsula. Construction sites are to be established in several locations and the largest of these may not be decommissioned until after the
completion of the rail link.
3.8.3
It is recognised that the redevelopment of Swanscombe Peninsula will be a highly complex, costly
and long term exercise. Very little, if any, new development will be possible within the safeguarded
areas by 2011.
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3.8.4
In its Local Plan Review, Dartford Borough Council has divided the site into two parts, Swanscombe
Peninsula West and East, and mixed use development is the favoured option for both. Swanscombe
Peninsula East is the part adjacent to Gravesham and includes the western parts of Botany and
Broadness Marshes. This area has been safeguarded beyond the Plan period by Dartford. Landraising will be necessary prior to any built development taking place.
3.8.5
With regard to the 32 hectares of Swanscombe Peninsula in Gravesham, which includes most of
Botany Marshes and a small part of Broadness Marshes, this also will not become available during
the Plan period but it should be safeguarded for possible new development beyond 2011. Whilst
mixed use development is the favoured policy option by Dartford, there are doubts about the suitability of housing on this site, particularly in view of the close proximity of Britannia Refined
Metals, the largest integrated lead and silver refinery in the world. The company submitted strong
representations against proposals for residential development near the refinery, in response to the
Gravesham Local Plan Second Review Main Issues Report. The Borough Council considers that
the most appropriate future use for the site should be explored in a planning brief but that in the
meantime, the eastern part of Botany Marshes within Gravesham should be safeguarded for possible new development beyond 2011.
Policy MDS7 Swanscombe Peninsula (Parts of Botany and Broadness Marshes)
Land is safeguarded at Swanscombe Peninsula, on that part of the Botany and Broadness
Marshes within Gravesham, for possible new development beyond this Local Plan Review
period (post 2011).1
A planning brief will need to be prepared to explore possible development options and to
provide a context for any future planning application(s) on the site.
Footnote:
No allowance has been made for residential development in Policy H1 of this Local Plan Review.
3.9
3.9.1
Sustainability Appraisal
This chapter contains policies on the development of major sites. The sustainability appraisal indicates that the various sites have a number of different impacts depending upon their individual
characteristics and the land uses proposed. Generally, the sites have positive impacts in terms of
achieving sustainable development since they provide a mix of uses and facilitate the use of sustainable transport options. It is intended that the nature of development on many of the sites will
reduce the level of commuting out of the Borough. However, some of the impacts are unclear given
the uncertain nature of future development on a number of the sites.
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3.9.2
Two sites would have negative impacts. Developments at Ebbsfleet Valley and North East Gravesend would result in the loss of landscape and open land which would have a negative impact on
local environmental quality. Development of the latter site would also have an adverse effect on
water conservation and quality due to the fact that it would be located on the floodplain and require
land-raising. However, these developments can be justified given their prominence in the Thames
Gateway Planning Framework (RPG9a) and their contribution both to the economic regeneration
of the area and to providing the level of housing and employment land advocated by the Kent
Structure Plan.
3.9.3
Development of the former Northfleet Power Station would have negative effects on transport
energy efficiency, air quality and mineral conservation because it could generate a significant increase in traffic movements. However, it is considered beneficial to bring an active use back to this
currently derelict site.
3.9.4
Although development of Swanscombe Peninsula has been subject to appraisal, it is not expected
to be developed within this Local Plan Review period and therefore the appraisal results are not
analysed in this summary.
3.9.5
It should be noted that any alternatives to the major development sites proposed in this Local Plan
Review would affect land within the Green Belt which would have more significant negative environmental impacts than those sites proposed.
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