Faversham Creek AAP
Developing proposals and future planning policy
options to deliver regeneration of the Creek area
October 2010
Tony Fullwood Associates
Chartered Town Planners
1 This product includes mapping data licensed from Ordnance Survey with
the permission of the Controller of Her Majesty's Stationary Office. © Crown
copyright 2010. All rights reserved. Licence number 100018386
Key to Maps 1-4
Grade 2* Listed Building
Grade 2 Listed Building
Development Site
Open space
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Existing Public Footpath
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Proposed Creek Side Public Footpath
▬▬▬▬▬
Proposed Circular Heritage Trail
View Point
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Area Action Plan Boundary
2 1.0 THE BRIEF
1.1 Tony Fullwood was appointed in June 2010 to:
•
•
•
Undertake feasibility and viability work following on from the Urban
Initiatives report
Advise on development options for the Creek area
Advise on the best planning policy vehicle to deliver regeneration of
the Creek area
2.0 METHODOLOGY
2.1 In order to be able to adopt a future planning document(s) to deliver
regeneration of the Creek area, the Borough Council will need to be
satisfied that the document(s) are sound and are therefore both justified and
effective in accordance with best practice and PPS12.
2.2 To be justified the document(s) should be
•
•
based on a robust and credible evidence base and
the most appropriate strategy when considered against other
reasonable alternatives
2.3 To be effective the document(s) should be
•
•
deliverable and
flexible
2.4 Urban Initiatives (UI) were appointed to facilitate stakeholder
engagement and public consultation as part of the wider AAP process. The
timing of the UI report (October 2009) meant that it was based on the
evidence then available. This did not include the final Employment Land
Review or archaeological appraisal of the area. The implications of the
Strategic Flood Risk Assessment (SFRA) on development opportunities
were not fully developed. Engagement with landowners (key stakeholders in
relation to delivery) was incomplete.
2.5 Since completion of the UI report, the Borough Council has published
the final Employment Land Review and is undertaking an updated Strategic
Housing Land Availability Study (SHLAA). A supplement to the Strategic
Flood Risk Assessment has been produced for the Faversham Creek area.
The evidence base has been appraised in preparing this report. The
Borough Council has also encouraged responses to the UI report from a
range of stakeholder interests and these have been appraised as part of the
process of evolving this report. Planning Policy Statement 4: Planning for
Sustainable Economic Growth (December 2009) has been published as the
revised context for future economic development. In addition, it has become
increasingly clear that the availability of public funding for major projects is
likely to be extremely constrained over the foreseeable future and that the
recession has slowed development activity and reduced land values. In
order to be deliverable, viable solutions will be necessary.
3 2.6 In terms of key gaps in evidence, further detailed discussions have
taken place with:
The Environment Agency (in relation to flooding and dredging)
Port of Sheerness Ltd (in relation to dredging and sluice gates)
Key landowners (in relation to potential proposals, viability and
deliverability)
Kent County Council (in relation to archaeology)
2.7 In the light of this updated evidence and the new economic and
planning policy context, the forces assisting and constraining regeneration
have been appraised and conclusions drawn about the prospects for
regeneration. Regeneration Priority Areas, the Basin and some strategic
projects are examined in more detail.
2.10 In the light of the recommended vision, objectives and proposals for
Faversham Creek AAP, recommendations are made on the most
appropriate planning policy documents for delivery.
2.11 The recommended development options and the most appropriate
planning policy documents for delivering regeneration of the Creek area
have been tested with the Borough Council planning officers (Development
Control, Conservation and Policy) and, where appropriate, with other
statutory bodies. I have attended two Faversham Creek Consortium
Meetings and have continued to appraise Councillors Cosgrove and Lewin
of progress.
2.8 The vision, objectives and proposals within the UI report have also been
reconsidered to assess whether they all remain deliverable and meet the
tests of soundness. Where this is the case, this report builds on the UI
report and recommended development options which would help meet the
vision and objectives. Where this is no longer the case, this report
recommends an alternative approach.
2.9 The proposals recommended in this report have been tested for their
compatibility with Saved Local Plan policies which apply to the area.
4 3.0 FORCE FIELD ANALYSIS
the creek’s industrial past’
3.1 Forces Assisting Regeneration
Standard Quay – for centuries a
principal quay in the port of
Faversham, Standard Quay is now
the only traditional, working
waterside environment where
spritsail barges, once
commonplace, still visit. The Quay
contains important C17, C18 and
C19 buildings. ‘The continued
survival of this small pocket of traditional character and activity is therefore
of crucial importance to the town’s individuality’.
3.1.1 Heritage – historic buildings, many of them listed, and traditional
marine –related activities are essential to the character of the area although
they are poorly communicated and underplayed within the town.
The Purifier – ‘now a lone survivor hereabouts from the industrial days of
the creek’ and therefore important reminder of the Creek’s past
Steel swing bridge – distinctive feature dates from 1976 but set on older
more interesting abutments. ‘The crossing point, with its panoramic views
up and down the creek, its sluice gates and its old brick and stone
abutments, continues to be a place of special appeal’
Town Green and Town Quay – the quay played a principal role in the
development of Faversham’s port – the timber framed warehouse (circa
1475) is a rare and remarkable example of an early commercial building
and provided storage facilities for local merchants. It remains an important
historical link with the Creek.
Swan Quay – occupied by Faversham Chandlery
(early C 19), and other buildings which are also
expressed for the most part in the local vernacular of
treated weatherboarding and slated roofs
Belvedere Mill – impressive C19 5 storey mill ‘a
crucial and prominent part of the historical record of
Oyster Bay Warehouse - ‘one of the town’s landmark buildings’
(Extracts quoted from the Faversham Conservation Area Character
Appraisal, 2004)
3.1.2 Landowners - A number of land owners have expressed an
interest in development proposals which could be harnessed to effect
regeneration of the Creek:
BMM Weston
Standard Quay
Ordnance Wharf
Standard House
Morrisons
Swan Quay Ltd
Gibb - Femco Ltd (formerly SECOS)
5 3.1.3 Existing pedestrian links with the town and public
footpaths (see map right)
Faversham Creek is connected to the wider countryside via the long
distance footpath, Saxon Shore Way, and to Oare Creek along the Swale
Heritage Trail footpath. There are also pedestrian links back to the town
centre.
6 3.1.4 Important Open Spaces
3.1.5 Part of an historic town with visitor attractions
Green spaces bordering the Creek are
an integral part of its character and
should be retained. Stonebridge
Ponds provide a labyrinthine
landscape of waterways and the area
is also used as allotment gardens.
The Creek is part of the extensive Faversham Conservation Area which
includes the better known town centre. Nevertheless, the Creek is not
visible from the town centre and is not well sign posted. The attraction of the
town could be significantly extended by the regeneration of the Creek.
Other green spaces such as Town
Green, Crab Island, together with
sites adjoining the Albion Public
House, Front Brents and Brent Road,
form a contrast to the built up Creek
frontage, allow sight of the Creek and
provide an attractive setting for
historic buildings.
Beyond Iron Wharf, lies the
strikingly open landscape of the
Swale.
7 3.2 Forces Constraining Regeneration
3.2.1 Navigation
Ownership of the Creek bed (Sondes Estate and Faversham Town Council
and some adjacent landowners), the frontages, and the associated
responsibilities for maintenance, development, and navigation, are all highly
fragmented and without co-ordinated governance.
Navigation of the Creek is the responsibility of Port of Sheerness Ltd
(POSL) under the Medway Ports Authority Act 1973. Peel Ports state that
the Creek is sufficiently deep to allow safe navigation for the current users
of the Creek. Nevertheless, there has been a loss of depth (average 0.5m)
of the channel downstream of the swing bridge between 1983 and 2003
(Faversham Creek Navigation Study, H R Wallingford , 2006). The width of
the channel has also narrowed. POSL are responsible for licensing and
carrying out the dredging by first taking samples and assessing the impact
of dredging based on best practice and guidance from the Environment
Agency. This currently means retaining a safe clear channel up to the swing
bridge. Navigation for large craft is no longer possible in the Basin. The last
commercial use in the Basin ceased
in 1986, The Sea Cadets have used
the basin since then for smaller craft.
The depth at the wharfage at the
edge of the Creek is dependent on
the owner. Dredging is not
undertaken as part of a routine
maintenance regime but is more likely to be responsive to the users of the
Creek. Some injection dredging took place over the last two years to help
clear the channel.
The operation of sluice gates at the swing bridge would assist in dredging
the Creek downstream of the Basin. The sluice gates are the responsibility
of Peel Ports Medway. They were repaired in the mid 1990’s and have had
running repairs since. However, the sluice gates leak and are not operated
and the Creek is currently not being effectively sluiced. Clearance of silt and
dumped rubbish are required to allow the opening of the sluice gates.
During this year, Peel Ports have stated that the sluice gates will become
operational again. Leakage levels will need to be minimised in order to hold
the water used for sluicing in the most efficient way. The operation will be
automated with a high water level sensor in the Basin and a low level float
to trigger closure when the water has left the lock.
The HR Wallingford Navigation Study, 2006, states that sluicing would need
to be supplemented by dredging. Large scale dredging would be expensive.
For just the Basin, the estimated cost of injection dredging was £27,950 –
and the cost of cutter suction dredging with disposal within 3km was
£94,995 (2006 price), while for the Basin and 1km of the Creek channel this
rises to £152,150 - £297,925, depending on the type of dredging. As this is
an existing issue, it is unlikely to be funded by development (Circular
05/05). In addition it will require further maintenance every three years,
which was likely to cost £122,360. Figures supplied by the H R Wallingford
Navigation Study, 2006.
8 In addition to the cost of dredging, there are likely to be limitations imposed
on large scale industrial dredging of the Creek which would result in
uncontrolled deposition of contaminated sediment, silt plumes with reduced
oxygen levels and the impacts on the birds of the Swale Special Protection
Area (SPA) and the shellfish beds of the Swale at Whitstable.
For cost and environmental reasons, it would appear that the most
sustainable method of improving and then maintaining a navigable Creek
for large craft downstream of the swing bridge is a combination of sluicing
and smaller scale injection dredging.
The coordination of navigation within the Creek is currently unstructured
and, following the sluice gates becoming operational, a mechanism is
needed to ensure regular monitoring and implementation of an effective
management regime. To this end, Peel Ports and the Borough Council have
agreed to set up a joint group to meet two or three times a year with
representatives of those Creek side users reliant on navigation and the
County Council also invited to attend.
Navigation for large craft is no longer possible in the Basin. Nor are there
any existing or viable future users surrounding the Basin likely to require
such navigation. The funding of dredging of this part of the Creek for large
craft from development is therefore unlikely to be available. Within Peel
Ports Medway interpretation of their terms of reference, significant dredging
to maintain access for commercial users around the Basin is also
unnecessary. Improved navigability of the Basin for larger craft is therefore
unlikely to be deliverable. The emphasis for this part of the Creek should
therefore be on navigation for smaller craft - for example those used by the
Sea Cadets - and an improvement in the environmental quality of this
area.
3.2.2 Swing Bridge Access
The swing bridge was declared as
unsafe to open by Kent County
Council (KCC) in 1993. The swing
mechanism is untested due to the
risk involved; KCC have stated
that capital and revenue funding
will not be available from them in
the foreseeable future. Repair would only be Circular 5/05 compliant if it
was required to serve new development.
Interviews with land owners surrounding the Basin indicate that new
development requiring the operation of the swing bridge is unlikely. The
largest site frontages (BMM Weston, Shepherd Neame and Morrisons)
propose to continue operating their successful businesses from existing
premises and do not require access via the Creek. This is supported by the
Employment Land Review. The allotments and Stonebridge Pond will also
continue in their existing use. Nor is it likely that the two small sites in the
Basin with development potential (the Purifier and Ordnance Wharf) would
require the operation of the swing bridge (see section 5.3) to achieve
access.
In terms of the construction of a replacement bridge, no capital or revenue
funding would be available from KCC. In terms of development
opportunities which would require an improved vehicular access, BMM
9 Weston has a long term aspiration to incorporate some residential
development on the raised land away from the flood zone. Extant
permission already exists for some residential development on this site. Nor
is the bridge likely to require improvement to serve new development
elsewhere on the north side of the Creek. Brents industrial estate is in
multiple ownership and provides relatively low cost units for small
businesses. It is unlikely to be comprehensively redeveloped but even if
some change of use is permitted, the resultant development would replace
industrial traffic).
1 and 2 Assessments (October 2009) expand on the guidance in Planning
Policy Statement 25 and its Practice Guide, but focus on the case of
allocating new sites for development. The Assessment is less explicit about
how to assess the development of previously developed land within areas
of 1:20 year flood risk.
This Strategic Flood Risk Assessment Supplementary Document (2010)
provides guidance on the change of use or redevelopment of previously
developed land within the 1:20 year flood risk area of Faversham Creek and
has been produced in consultation with the Environment Agency.
Conclusion: The most sustainable method of improving and then
maintaining navigation of the Creek downstream of the swing bridge
for large craft is a combination of sluicing and smaller scale injection
dredging with improved coordination to ensure regular monitoring
and implementation of an effective management regime
This Supplementary Document applies only to Faversham Creek due to the
relatively confined nature of the floodplain - which should enable safe
access in most instances - together with the Local Planning Authority’s long
standing aim for regeneration in the area.
There are overriding constraints for the use of the Basin for large craft
and the focus in this part of the Creek should be on the use of small
vessels.
Given the previously developed nature of these areas, and the prevailing
convention to remove built-up areas from functional floodplain, a special
designation is given to those previously developed areas which are located
within the 1:20 year flood risk zone – Flood Zone 3a(i).
3.2.3 Flooding
The Strategic Flood Risk Assessment identifies much of the land adjoining
Faversham Creek within Flood Zone 3B (the functional flood plain where
water has to flow or be stored in times of flood). Generally only water
compatible and essential infrastructure is considered suitable in such areas.
The steps included in Section 6 of the Swale Borough Council Strategic
Flood Risk Assessment (SFRA) for Local Development Framework - Level
This means that there is an acknowledgement of the high flood risk in these
areas, without applying the strict policy restrictions associated with
functional floodplain (Flood Zone 3b).
The following approach will be applied and supersedes the advice in the
SFRA in relation to previously developed land within the 1:20 year flood
zone of Faversham Creek.
10 Within previously developed areas of the 1:20 year flood zone of
Faversham Creek, Flood Zone 3a(i), all development proposals should be
accompanied by a detailed Flood Risk Assessment (FRA) which
demonstrates
-
where change of use of an existing building is proposed that
•
proposals for the ground floor are no more vulnerable than the
current use and exclude residential development, and
•
that upper floors are designed to be safe and that there is safe
access and egress in accordance with paragraph 4.52 onwards of
Planning Policy Statement 25 Practice Guide
-
where redevelopment is proposed that
•
more vulnerable uses such as residential development are not
located on the ground floor
•
there is no detriment to flood flow and wherever possible
opportunities are taken to build in increased flood storage, flood
flow routes and sustainable drainage
•
flood risk elsewhere would not increase
•
the development has been made safe through design and flood
resistant and resilient construction, and
•
while it is generally not possible to change and improve access
arrangements beyond the boundary of the property, wherever
possible, risks associated with access should be reduced as part of
the redevelopment
In the light of this re-designation, particular attention should be given to the
issue of safe access and egress. The PPS25 Practice Guide advises that
developers should consult the Local Planning Authority (LPA) and the
Environment Agency at the earliest stage. Swale Borough Council will also
need to consult their emergency planners if new development is likely to
have implications for emergency planning and the emergency services.
PPS25 states:
‘Developers should ensure that appropriate evacuation and flood response
procedures are in place to manage the residual risk associated with an
extreme flood event to the satisfaction of the LPA. In locations where there
is a residual risk of flooding due to the presence of defences judgements on
whether a proposal can be regarded as safe will need to consider the
feasibility of evacuation from the area should it be flooded.’
Paragraph 4.64 goes on to state that: “Effective emergency planning for
floods (through the work of the local resilience forums) is a key component
of the Government’s emerging National Flood Emergency Framework. If
adequate and up-to-date evacuation plans exist for areas potentially at risk,
it will be more practical for emergency planners and the emergency
services to provide an opinion on the merits of specific development
proposals.”
Spatial and emergency planners should ensure the additional burden
associated with any new development will not compromise their existing
ability to manage a flood incident.
11 It should also be noted that the Environment Agency is likely to object to
any application where the FRA concludes that the depth and velocity of
flooding are such that an acceptable standard of safety cannot be achieved
or, where the FRA fails to demonstrate that these standards have been met
and approved by the LPA.
All proposals for development in Flood Zones 2 and 3 should be
accompanied by a Flood Risk Assessment for the site.
There is no doubt from the SFRA that flood risk is a constraint to
development along the Creek side. In practice, however, development is
ongoing as part of a regeneration strategy for the area included in the
adopted Local Plan and subsequent emerging vision.
Conclusion:
Best practice and Government guidance indicates that the more
vulnerable uses such as residential development should be located on
areas of lower risk of flooding.
Within previously developed areas of the 1:20 year flood zone of
Faversham Creek, Flood Zone 3a(i), all development proposals should
be accompanied by a detailed Flood Risk Assessment (FRA) which
demonstrates where change of use of an existing building is proposed
that proposals for the ground floor are no more vulnerable than the
current use and exclude residential development, and that upper
floors are designed to be safe and that there is safe access and egress
in accordance with paragraph 4.52 onwards of Planning Policy
Statement 25 Practice Guide
Where redevelopment is proposed, the FRA should demonstrate that -more vulnerable uses such as residential development are not
located on the ground floor;
-there is no detriment to flood flow and wherever possible
opportunities are taken to build in increased flood storage, flood flow
routes and sustainable drainage
-flood risk elsewhere would not increase
-the development has been made safe through design and flood
resistant and resilient construction, and
-while it is generally not possible to change and improve access
arrangements beyond the boundary of the property, wherever
possible, risks associated with access should be reduced as part of
the redevelopment
In Flood Zone 3a(i) it is important that future FRAs are able to confirm
that the Borough Council has an appropriate flood plan for the area.
3.2.4 Sewerage capacity
There are localised sewerage capacity constraints to particular areas within
Faversham.
Conclusion: Capacity and pumping requirements need investigation
with Southern Water for sites proposed to be allocated in a local
development document.
12 3.2.5 Contaminated Land
Addressing the contamination of a number
of the sites surrounding the Creek is an
important consideration in any
regeneration of this area. As a result of
their existing and former uses, a number
of the sites discussed within this report are
likely to require at least some remediation
work. This is applicable to most brownfield sites, but in particular the
depots, industrial sites and quay/wharf areas which would be at highest risk
of contamination.
The nature of the remediation necessary will depend on site specific factors.
These factors will need to be addressed further during the planning
application process for each site in turn as required in Government planning
guidance under Planning Policy Statement 23: Planning and Pollution
Control. Due to the high vulnerability of groundwater and other controlled
waters in the area, the Environment Agency would wish to ensure that
adequate environmental information is gathered prior to developments
commencing to ensure contamination is dealt with appropriately.
Remediation of brownfield sites, particularly those with an extensive history
of uses that could give rise to pollutants impacting on the water quality,
would help to prevent deterioration of local water quality, and reverse any
negative trends that are evident.
Conclusion: Examination and, where necessary, remediation of
contaminated land around the Creek will be necessary as part of
development proposals and, in turn, may help improve water quality.
3.2.6 Archaeology
The historic nature of the area means that Saxon and mediaeval remains
may occupy the Creek side, particularly on the south side
Morrisons car park - possible site of Saxon/ Medieval landing stage
Town Quay and Standard Quay – Medieval Quays
Conclusion: KCC Archaeologists are content to condition any
development downstream of the sluice gates to safeguard remains by
design of the proposal or by record.
3.2.7 Public Realm
Over recent years, there has been significant
investment in the Faversham town centre public
realm. The enhancement measures are guided by
the Faversham Streetscape Strategy
commissioned by the Faversham Enterprise
Partnership (December 2005) which is adopted by
the Borough and County Councils. The resultant
high quality public realm provides an appropriate
setting which enhances the buildings (many of
them listed) and the public spaces and is part of the attraction for tourists.
13 The Creek side area also
possesses attractive buildings
(several listed) and spaces,
and has an attractive waterside
environment. Nevertheless,
there has not been the same
investment in the quality of the
public realm which is poor in
comparison to the town centre.
There are significant opportunities to improve accessibility to the Creek side
and the wider public footpath network as set out in Section 6.2 of this report.
Conclusion: Environmental enhancements; improved signing of
pedestrian connections with the town centre and more continuous
public footpaths along the Creek side need to be part of a
comprehensive regeneration package for Faversham Creek
3.2.8 Footpath Connections
Whilst there are existing pedestrian links
with the town centre and public footpaths
to the countryside, these are not well
signed. In addition, continuous Creek
side public footpaths are not available.
14 4.0 OVERALL CONCLUSIONS:
Proposals should
- Focus on key heritage/ activity areas with landowner interest (Regeneration Priority Areas) by sustaining maritime activities
and enhancing their attractiveness and enliven and enhance the Basin with smaller scale changes, taking into account the
identified constraints.
- Improve signing of pedestrian links between the town centre and the Creek and its visitor attractions and provide a Creek side
public footpath
- Protect and enhance important green spaces and upgrade the public realm
15 5.0 DELIVERING THE VISION
5.1 The vision for Faversham Creek as agreed by the CreekTeam as part of
the UI report is for the area to play an important part in the regeneration of
the town particularly by sustaining and building on maritime activities and
enhancing its attractiveness as a destination. In order to deliver the vision,
there needs to be a focus on
•
areas with a critical mass of maritime activities to sustain and
•
viable and practical proposals which are able to overcome the
considerable constraints identified and which would help sustain
and enhance the area’s attractiveness through increased vitality,
high quality development, pedestrian access to the Creek side and
public realm improvements.
footpath connections with the town centre and along the Creek side. In
bringing forward such proposals, designing out crime will be an important
consideration through, for example, providing a mix of uses which provide
activity throughout the day and evening and ensuring overlooking of the
public realm through the orientation of buildings and detailed design.
5.2 This report aims to recommend a deliverable solution which strikes the
right balance between retaining and enhancing existing buildings and uses,
enhancing the public realm and improving the connectivity of the Creek with
the town centre and the wider countryside – and facilitating changes which
will help enable this to happen.
5.3 The following section identifies two Regeneration Priority Areas which
can be the principal focus for safeguarding and enhancing the historic
maritime links at the Creek: the Town Quay/ Swan Quay areas and the
Standard Quay. It includes proposals to enliven the frontage and improve
the environmental quality of the Basin and promote its use for smaller craft.
Two Regeneration Priority Projects are also proposed as an integral part of
the recommendations: public realm enhancements and improving public
16 5.1 REGENERATION PRIORITY AREA
TOWN QUAY - SWAN QUAY AREA
5.1.1 Analysis indicates that the area should be a Priority Regeneration
Area because
•
It is one of the key remaining focuses of the historic maritime link
with Creek side
•
There are visual and
functional links with the
town centre
•
It is a potential visitor
attraction close to the
town centre and
Shepherd Neame
•
It possesses a cluster of historic buildings
•
It could form a destination for a Circular Heritage Trail: Town
Centre – Town Quay – Standard Quay – Abbey Street – The Basin
Circular Walk based around historic buildings and enhanced public
open space with views of Creek northside.
•
Development could help revitalise the area adjoining the restaurant
•
There is landowner interest
at Swan Quay
•
There are opportunities for a Creek side public footpath and public
realm enhancements
17 REGENERATION PRIORITY AREA
1 Retain and enhance open space
TOWN QUAY - SWAN QUAY AREA
Open space plays an important part in the character of the Creek side and
has local recreational value. Areas of open space should be protected and,
where possible, enhanced. Developer contributions for open space
provision in association with residential development within the AAP area
should be used to
enhance existing open
space in this area.
Retaining the historic link with the Creek side, with new activities in an
enhanced setting
Map 1.Not to scale. Numbers on the plan refer to accompanying text.
2 Greening the Car Park
Subject to negotiation with the site
owner, create an extension of Town
Green with a Creek side public
footpath at the bridgehead. This
would enhance the creek side and
the setting of the historic quay; the
timber framed listed building and the distinctive swing bridge. Developer
contributions for open space provision could be used to extend open space
provision in this area.
18 Front Brents opposite, with the existing slipway retained.
3 Restoration and Redevelopment Opportunity
The former Frank and Whittome buildings on this site are currently occupied
by workshops, offices and storage, whilst others are vacant. The Grade 2
listed Chandlery building should be retained as an integral part of a mixeduse redevelopment scheme. The Chandlery could potentially be used as a
gallery or retail/ business use. Given the location of this site within the
functional floodplain, and the historic association of this area with the Creek,
it is proposed that the ground floor should comprise business uses which
could relate to the maritime industry and include workshops, creative
studios and small scale retail uses. The scale and vernacular of the new
buildings should respect the setting of the listed building and the adjoining
Creek side buildings. The limitations of adapting the listed building and the
need to protect the amenity of residents from the impacts of the ground floor
uses mean that it is unlikely that residential development would be suitable
above ground floor level of The Chandlery. Within redeveloped buildings,
dependent on design and amenity considerations, residential development
could be permitted above ground floor level to assist with the viability of the
mixed use scheme and to provide activity throughout the day and evening.
If the site is to be redeveloped, the frontage should be set back behind a
Creek side open space and public footpath mirroring the arrangement at
An overlooked creek side public footpath should be provided as part of a
development scheme to connect the area to adjoining sites and to provide
an integral part of the proposed Circular heritage trail (see Section 6.2).
Mooring posts would also be provided as part of the historic link to maritime
activities and the character of the Conservation Area. There may be an
opportunity to moor the Cambria at this part of the Creek.
All proposals would be subject to a Flood Risk Assessment.
4 Re-use of buildings
between Quay Lane and
Belvedere Road
These former Frank and Whittome
buildings are currently occupied in
part by Creek Creative as artist
studios and gallery, and part are vacant. It is propsed that the attractive
buildings which link the town centre to the Creek side are retained and
converted to a mixed use scheme including studios for workshops, offices
(including creative industries) and residential development. As the area is
outside the functional flood plain, this site has the greatest scope for
residential development.
5 Creek side vista from Abbey
Street Retain and, if part of Site 3 is
19 redeveloped, improve the visual link from the Town Centre to the Creek
through the careful alignment of buildings.
6 Retain Listed Buildings
It is proposed that the listed public house and office be retained in existing
uses which are suited to the character of the buildings, the mixed use
character of the area and the flood risk.
7 Provide Creek side public footpath
An overlooked creek side public footpath should be provided as an integral
part of development proposals to form part of the proposed Circular
heritage trail (see Section 6.2). The appropriate surfaces and street
furniture should follow the proposals in the Streetscape Strategy. An
Interpretive Board is recommended at the Town Green.
Improve signing of the Creek from town centre
As part of a Streetscape Strategy, improved signing from the town centre to
the Town Quay/ Swan Quay area and creek side Circular Walk should be
provided.
.
20 add to the tourism offer of the town as
5.2 REGENERATION PRIORITY AREA:
STANDARD QUAY AREA
5.2.1 Analysis indicates that the area should be a Priority Regeneration
Area because
•
•
advocated in Faversham Area Tourism Development, 2005.
•
It is one of the key remaining focuses of the historic maritime link
with Creek side and is a
regional facility for historic
boats and craftsmanship
It possesses a cluster of
historic buildings and
contributes significantly to
the character of the
Conservation Area.
•
It could form a destination for a Circular Heritage Trail: Town
Centre – Town Quay – Standard Quay – Abbey Street – The Basin
Circular Walk (based around historic buildings and enhanced public
open space with views of Creek northside) – see Section 6.2.
•
It provides employment
opportunities and could
•
There is landowner interest and deliverable development
opportunities
-
Former SECOS oil depot
-
Coach depot and office
-
Standard House
-
Standard Quay
There are opportunities for improved Creek side access and public
realm enhancements
21 REGENERATION PRIORITY AREA
STANDARD QUAY AREA
Retain the traditional maritime activities at Standard
Quay and Iron Wharf and adjoining land
Retaining boat mooring and repairs as part of a wider tourist mix
1 It is proposed that the wharfs be retained and, in the case of Standard
16
Map 2.Not to scale. Numbers on the plan refer to accompanying text.
5
y
24
Quay and Iron Wharf, are restored and silt removed where necessary to
improve the moorings. The provision of mooring posts for major boat
repairs together with workshop space for boat repair and apprentices (see
sites 2, 5 and 6) is essential to protect the maritime activities which are an
important part of the historic character of this part of the Conservation Area.
21
17
to
19
16
4
Ho
use
e
id
ys
ua
Q
14
20
21
30
1
1
1
3
ER
D
VE
EL
B
4
E
9
8
SE
El
Sub
Sta
O
CL
22 2 The cluster
of listed
buildings at
the centre of
Standard
Quay should
be retained
and restored.
Given the
location of
these
buildings
within the functional floodplain, and the historic association of this area with
the Creek, it is proposed that the ground floor should comprise workshop
space including boat related activity. In addition, small scale retail and
restaurant uses would be acceptable in helping to improve the tourist offer.
The limitations of adapting the listed buildings and the need to protect the
amenity of residents from the impacts of the ground floor industrial uses
means that it is unlikely that residential development would be suitable
above ground floor level. All proposals would be subject to a Flood Risk
Assessment.
3 A creek side public footpath should be provided as part of this
landscaped public space ensuring that it is positioned to avoid conflict with
creek side boat activities which need sufficient space to operate.
4 Iron Wharf is the only other area used for boats along the Creek. Its
informal layout and views from the frontage make an important transition
from the urban area to the open countryside and marshes beyond. The area
is likely to continue with current business operations.
5 Redevelopment and Enhancement Opportunity at
Gillet Cook Yard and buildings
It is proposed that these
unattractive buildings are
redeveloped as workshops
which front onto Standard
Quay with residential
development facing onto
New Creek Road. The
scale and vernacular of the
new buildings should respect the setting of the adjoining listed workshop
buildings. A well designed proposal would represent a physical
enhancement both to Standard Quay and New Creek Road as well as
enhancing the setting of the Grade 2* listed Granary building.
development scheme to provide a connection to the adjoining sites and as
an integral part of the Creek side Circular Walk. An amenity/ sitting area
should also be provided with views of the Creek as part of an area of
23 6 Restoration and Development Opportunity at
Standard House
7 & 8 Redevelopment and Enhancement Opportunity
at Coach Depot and Former SECOS Oil Depot
It is proposed that this Listed
Building at Risk is restored. It
would suite a range of uses,
including offices, public house,
restaurant and/or residential
use. The blockwork structure
within the curtilage should be
demolished and replaced.
Redevelopment of this part of
the site outside the flood plain for residential use fronting New Creek Road
would result in a compatible use and add to the vitality of the area.
These unattractive contaminated
sites have poor vehicular access. In
order to enhance these prominent
sites, redevelopment is proposed as
a mixed use or residential
development. Given the location of
the sites within the functional
floodplain, the existing small office
use or similar could be incorporated
on the ground floor with residential
development above.
Development of any parts of the site fronting the Creek and the adjoining
public footpath should have an active ground floor use (such as workshop;
small scale retail and/or restaurant use) which adds to the destination of
Standard Quay for tourists and residents alike and which overlooks the
public space. Dependent on design and amenity considerations, residential
development could be permitted above ground floor level to assist with the
viability of the mixed use scheme and to provide activity throughout the day
and evening. All proposals would be subject to a Flood Risk Assessment.
At the dog leg in the road there is the opportunity with adjoining existing
development to create a new urban square. New quality designs should
help enclose and enhance the square and the Creek side. Public realm
improvements such as a distinctive street surface should also help to define
the square. Development should front onto both Standard Square and the
Creek.
Any new development within the site should respect the setting of the listed
building and the character of this part of the Conservation Area.
An overlooked Creek side public footpath should be provided as part of a
development scheme to provide a connection to the adjoining sites and as
an integral part of the Creek side Circular walk. Wharfs and mooring posts
24 should also be retained and where necessary restored as part of the historic
link to maritime activities and the character of the Conservation Area.
All proposals would be subject to a Flood Risk Assessment.
9 Improve the Creek side vista from Abbey Street
A visual link from the town and the Anchor Inn public house to the Creek is
proposed through the careful alignment of buildings within the
redevelopment of Site 7. The gap in development should not result in a
significant loss of enclosure to Standard Square.
10 Fentiman’s Yard
Redevelopment of this site outside the
flood plain for residential use fronting
New Creek Road would result in a
compatible use and add to the vitality
of the area.
Provide Creek side public footpath
An overlooked, creek side public footpath should be provided as an integral
part of proposals to form part of the proposed Circular Heritage Trail (see
Section 6.2) and connect to the wider public footpath network. The
appropriate surfaces and street furniture should follow the proposals in the
Streetscape Strategy. An Interpretive Board is recommended at Standard
Quay, potentially at the landscaped public amenity area proposed in 3
above.
Improve signing of Creek from town centre
As part of a Streetscape Strategy, improved signing from the town centre to
the Standard Quay area and the Creek side Circular Walk should be
provided to this area.
11 Retain Anchor Inn
As a listed building and focal point for the area and the proposed walks, the
public house adds to the tourist destination and should be retained in its
current use.
25 5.3 THE BASIN
Map 3. Not to scale. Numbers on the plan refer to accompanying text.
A
BR
M
LE
B
H
L
IL
O
R
A
D
5.3.1 Evidence shows that there are fewer opportunities to deliver
regeneration to this part of the Creek through the planning process. As set
out in section 3.2, most of the activities located around the Basin are long
standing and important to the local economy. Shepherd Neame and BMM
Weston occupy the vast majority of the Creek side frontages. Neither have
proposals which will impact on the Creek.
automatically operated to assist with the dredging of the remainder of the
Creek.
13
Enlivened frontage and enhanced open space and environmental
quality
R
H
C Th
Shorn e
oper
K
D
1
A
V
1
IN
G
TO
N
H
IL
L
L
IL
1
SM
5.3.2 Morrisons have recently acquired the supermarket site (including the
Purifier) and are trading satisfactorily. The store contains a substantial
storage area which could be converted into more productive space in the
longer term and the retailer may pursue additional parking spaces.
d
Pon
5.3.3 The allotments and Stonebridge Ponds will continue in their existing
use with sluice gates creating an important flow of water to the basin.
Pon
FL
O
O
D
d
W
ES
T
S
T
EE
ST
RE
ET
TR
5.3.4 As a result of the surrounding uses, the Basin is not actively
overlooked during the evening and there is a perception of crime in this
area.
11
5.3.5 The Basin is not navigable for large craft and significant dredging and
restoring the swing bridge is not likely to be deliverable through S106
Agreements or public funding. Nevertheless the sluice gates will be
1 Retain and enhance open space
Open space plays an important part in the character of the Creek side and
has local recreational value. The allotments and Stonebridge Ponds should
be protected and, where possible, enhanced. Developer contributions for
26 open space provision in association with residential development within the
AAP area should be used to enhance existing open space in this area.
2 Ordnance Wharf Development Opportunity
There are opportunities to diversify the current primarily commercial mix of
uses around the Basin. The site is small and irregularly shaped and has
poor strategic and local road access. The site has not proved attractive to
the commercial market as there are many less constrained sites within the
town. Nevertheless the site has historic connections with the Creek and
should continue to retain a direct connection with the Creek Basin.
An active ground floor use such as storage of small craft and changing
facilities or other marine-related use such as a marine associated
community use or museum should be provided as part of a mixed use
development. Development should retain and where necessary restore the
wharf and moorings and contribute towards dredging of the Basin to sustain
its use for small craft. As part of the development, provision should be made
for a public viewing point of the Creek at this focal point. Residential
development on upper floors would assist with the viability of the scheme
and help give the area informal surveillance and make it a more attractive
place to visit throughout the day and evening.
Sensitively designed development
which would bring new life and
environmental enhancement to
this part of the Creek is likely to
provide an attractive mix and help
achieve activity and a high quality new landmark building within the Creek.
Residential development should contribute towards open space
enhancement/ provision in the area.
3 New Uses for the Purifier
The Purifier requires restoration funded
by a new use. The cost of restoration is
likely to be significant and it is proposed
that a range of uses of the building
would be suitable to enable restoration
in the short term. The building is
currently being marketed by the new
owner. Refurbishment of the Purifier
would protect an important historic
building, enhance the setting of the
Creek and potentially add to the mix of
uses surrounding the Basin.
4 Creek side frontage to Morrisons
The Morrison retail store currently presents a blank façade to the Creek.
The company often provide a café as part of the store facilities for retail
units of this size. The area to the rear of the retail unit is used for storage. At
some point, if the storage capacity of the building were to be reduced to
improve the net retail sales area, it is proposed that the Borough Council
seek a more active frontage to the northern elevation of the store facing the
Creek through the incorporation of a café with windows into this elevation.
27 Provision of an active Creek side frontage such as a café would help
enliven the edge of the Creek.
Retention of mooring posts facilitates use of the creek side by small craft.
5 Development of part of BMM Weston site
The principal factory buildings are suited to continued use. Nevertheless, an
extant consent already exists for 28 dwellings on this site. The principle of
residential development on raised land outside the flood plain has therefore
been established. There is also an opportunity to replace the fabrication unit
with residential development in the medium term to the south west of the
site close to Ordnance Wharf to improve the amenity of the adjoining area
and the appearance of the site as well as increasing overlooking of the
Creek side and public footpath.
The site is located within the Conservation Area and the prominence of the
elevated position and the mature trees grouped around the entrance drive
mean that development will need to be sensitively sited and designed
The BMM Weston car park adjoining the Creek side public footpath is within
the functional flood plain. Redevelopment of this site would be likely to
create a highly enclosed space entirely out of character with the existing
and historical setting of the Creek and is not proposed.
Retain and Enhance Creek side public footpath
The Basin is at the heart of ‘undiscovered’ Faversham and has good access
from Morrison’s, Flood Land and the Swing Bridge. The Basin should form
an integral part of the proposed Circular Heritage Trail (see Section 6.2)
and connect to the wider public footpath network. The appropriate surfaces
and street furniture should follow the proposals in the Streetscape Strategy.
An Interpretive Board is recommended at The Basin.
Improve signing of Creek from town centre
As part of a Streetscape Strategy, improved signing from the town centre to
the Basin area and the Creek side Circular Walk should be provided to this
area.
Improve the environmental quality of this area
As well as retaining and enhancing the open space and footpath network,
and enabling development which should improve the appearance of the
edge of the Basin, opportunity should be taken in discussion with
landowners to enhance the environmental quality of those sites which front
the Basin.
The public open space adjoining the Basin together with the public footpath
which runs through it should be retained and its quality enhanced as part of
the open space proposal provided as part of this development.
28 6.0 REGENERATION PRIORITY PROJECTS
Proposed focus for investment
6.1 PUBLIC REALM ENHANCEMENTS
6.1.3 It is proposed that the following areas become the focus of early
investment in the public realm.
Significant Opportunities for Public Realm Enhancement
6.1.1 Section 3 of this report has already identified
that the Creek side area possesses attractive
buildings (several listed) and spaces, and has an
attractive waterside environment but that the
quality of the public realm is poor in comparison
with the town centre.
6.1.2 The Faversham Streetscape Strategy
(December 2005) has successfully influenced the
coordinated approach to improvements to street
surfaces and street furniture in the town centre
and it is proposed that a similar co-ordinated
approach be followed as an integral part of the
regeneration of Faversham Creek side. The
maritime surfaces and street furniture will
necessarily appear more robust than the town
centre. Historic symbols, mast motifs, mast
landmark public art could be used to help unify the
character of the area and reflect and enhance its
historic character.
•
Regeneration Priority Areas - Town Green and Quay and Standard
Square areas
•
Footpath links particularly the Circular
heritage trail
•
Open Space at Creek side north and
The Basin.
6.1.4 The open spaces either side of the Albion public house should be
retained but the landscaping of these could be improved with better
planting to attract wildlife and provide more visual interest. The same
applies to Crab Island which could be better presented as a site with
natural interest and with its history interpreted (the moving of the Creek
channel, what happened to the houses on it etc). The allotments and
Stonebridge Ponds should be protected and, where possible,
enhanced.
29 6.2 IMPROVED FOOTPATH CONNECTIONS
Map 4. Not to scale. Numbers on the plan refer to accompanying text.
2
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6.2.1 There are significant opportunities to improve
accessibility to the Creek side and the wider public footpath
network.
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s e d)
6
68
Pit
6.2.2 Firstly, the pedestrian connections between the town
centre and the creek side are poorly communicated and
underplayed within the town, and these should be
improved in order to expand the heritage and tourist offer
of the town as a whole.
6.2.3 Secondly there is an opportunity through
development to create a circular heritage walk with
interpretation boards from the town centre and along the
Creek and Abbey Street.
6.2.4 Thirdly, the Creek is part of the Saxon Shore Way
long distance public footpath and the Swale Heritage Trail
footpath. There is an opportunity through development to
30 improve the public footpath links adjoining the Creek and to
divert part of the Saxon Shore Way along the Creek side.
This would better connect this area to the long distance
public footpath network.
1 Town Centre Connection
The functional and visual link between the town centre and the Creek is
important to the integration of the two distinct parts of the town’s heritage.
Improved signage to the Creek side as part of the Streetscape Strategy
Retain and an improved visual link from the Town Centre to the Creek
would assist the connection.
2 Circular Creek heritage trail
Town Centre – Town Quay/ Swan Quay – Creek side south – Standard
Quay – Abbey Street – The Basin
There is an opportunity through development to create a circular walk from
the town centre and along the Creek, Abbey Street and around the Basin.
The walk could connect to the Shepherd Neame tourist attraction.
The walk will develop over time as development opportunities and public
realm improvements and signing/ interpretation boards are implemented
There will also be a need to negotiate access along Provender Walk.
3 & 4 Long distance footpaths
Section 3.1 highlights that the Creek is
part of the Saxon Shore Way long
distance public footpath and the Swale
Heritage Trail footpath. There is an
opportunity through development to
improve the public footpath links along
the Creek and potentially divert part of
Saxon Shore Way along the Creek
side. On the south side of the Creek this is likely to be implemented directly
with development proposals.
On the north side of the Creek improved links should be provided from
development contributions towards open space, particularly at the
Waterside Close housing development where there are level changes
preventing Creek side public footpath connections. A public right of way is
required from the end of the promenade to the sea wall to link up with the
existing public footpath.
Cantilevered footpaths which protrude out over the creek should be avoided
as this reduces the creek width and creates a problem for the mooring of
larger craft.
31 6.3 FAVERSHAM CREEK REGENERATION FUND
6.3.1 The policies contained in the Area Action Plan should promote a coordinated strategy for the regeneration of Faversham Creek. Improvements
to the public realm within the AAP area should be detailed in policies and
will be an integral component of the regeneration strategy and are central to
the delivery of the objectives. They will enhance the Creek for all users, add
to the attractiveness and appeal of Faversham as a whole and provide an
excellent backdrop for new investment.
6.3.2 To secure these improvements beyond the development sites, and in
addition to normal site-related Section 106 contributions, it is appropriate
that developer contributions be negotiated from developers within the AAP
area towards the Faversham Creek Fund. The fund would permit the
pooling of contributions which could be ring-fenced for specific public realm
improvements aimed at raising the environmental quality of the AAP area. It
is proposed that the following areas become the priority for early investment
in the public realm:
-
Regeneration Priority Areas - Town Green and Quay and
Standard Square areas
-
Footpath links particularly the Circular heritage trail
-
Open Space at Creek side north and The Basin.
6.3.4 The AAP should contain a policy which seeks an appropriate level of
contribution towards the Faversham Creek Fund.
6.3.5 The inclusion of a Faversham Creek Fund should be considered in the
Borough Council’s updated Developer Contribution SPD.
6.3.6 The Borough Council would administer the Faversham Creek Fund
and co-ordinate the implementation of priority schemes (or phased
elements of schemes) when sufficient funds became available.
6.3.3 The specific projects would be detailed and costed in the Streetscape
Strategy.
32 7.0 COMPATABILITY OF THE PROPOSALS WITH THE
URBAN INITIATIVES VISION AND OBJECTIVES
7.1 A Vision and a series of Objectives for the Creek were agreed by the
Creek Team as part of the Urban Initiatives study. As previously stated, the
study was completed prior to a number of changes to the evidence base
and the planning policy and economic context. It is therefore helpful to
retest the Vision and Objectives (set out below) to see whether they remain
valid.
Vision Statement
“The Creek at the heart of Faversham. Faversham Creek is leading the
regeneration of the town; a place where we can celebrate its rich history
and attractive appearance; a place where we enjoy spending time, both on
and off the water; a place where boats, residents and visitors want to be. A
place where developments integrate the needs of people and nature. And
where its distinctive character and identity is rooted in its traditional
industries and enriched by new businesses.”
Objectives
1 Enhance navigation and the sluicing/flushing functions of the creek so as
to provide full access and mooring opportunities for larger craft, including
within the Basin via an opening bridge.
2 Manage the threat of flood by safeguarding functional floodplain and
ensuring that such measures necessary to protect life are undertaken.
3 Create, safeguard and expand hubs at Standard Quay and the Town
Quay/ Basin to reinforce the area’s importance for maritime activity and to
provide training and tourism opportunities.
4 Reinforce the creek’s public destination potential by including, within
development, opportunities for the arts and culture, youth facilities, tourism,
leisure, retail, café, moorings, slipways, and a public toilet and changing
facilities for water users.
5 Encourage greater use of the creek, especially by communities at
Davington/North Preston, by creating multi-function greenspace on the
Front Brents and in the Stonebridge allotments for wildlife, water
management, cultural, recreational and tourism activities.
33 6 Find uses that will provide sustainable futures for important local buildings
at the Purifier, Belvedere Road and Standard Quay.
14 Open up pedestrian/cycle /visual connections to adjacent marshland
landscapes by creating a creek edge route.
7 Avoid significant harm to areas designated for their ecological importance,
whilst ensuring that a network of habitats is provided.
15 Improve community safety around the Basin by creating activity and
natural surveillance.
8 Improve capacity and safety for drivers and cyclists at pinch points to and
from the area and pedestrian and cycle links between Davington and North
Preston to the town centre via the creek.
9 Create a greater diversity and vibrancy of land use by providing business
led focal points at the Basin/Town Quay, Belvedere Road and Standard
Quay.
10 Enable development potential to be realised by addressing capacity
issues on the local sewerage and surface water network.
11 Provide a range of housing types and tenures as part of mixed use
environments, to support delivery of area wide objectives and to redevelop
sites no longer suitable for other uses.
12 Create living and working environments that respond to the creek’s rich
and outstanding industrial and maritime heritage, the demands for high
performing standards of sustainable development, whilst supporting existing
business and their aspirations.
7.2 Analysis included in this report indicates that the emerging Vision and
Objectives from the UI report remain valid in almost all respects. The single
exception is Objective 1 where this report concludes that navigation, bridge
access and lack of developer or public funding will prevent full access to
larger craft within the Basin. In all other respects, Objective 1 remains valid.
Conclusion: The AAP should be based on the Vision and Objectives
set out in the UI report subject to a minor amendment of Objective 1
to:
Enhance navigation and the sluicing/flushing functions of the creek so
as to provide full access and mooring opportunities for craft,
including within the Basin.
13 Maintain and enhance the surrounding townscape setting of the creek its roofscape and higher ground, allotments, waterways, landmark buildings
and urban marshland edges.
34 8.0 COMPATABILITY WITH THE LOCAL PLAN
8.1 In the light of the recent evidence base, the revised national planning
policy, tests of soundness and economic context and an emerging vision
and objectives, Saved Local Plan Policies need to be reviewed.
8.2 Policy B1 (Supporting and Retaining of Existing Employment Land
and Businesses) seeks to retain land and buildings currently in
employment use unless it is inappropriately located, demonstrably no longer
suitable or marketable. Where this is the case, there is preference for a mix
of uses involving a viable level of alternative employment provision
There is no conflict between this policy and the proposals contained in this
report.
8.3 Policy AAP 2 (Faversham Creekside) provides policy coverage for an
AAP area defined on the Proposals Map. It specifically encourages the
regeneration of the Basin for commercial and tourism purposes including
the Basin and its wharfage for historic craft. Alongside traditional trades the
policy anticipates new businesses and water-based leisure and commercial
activities. Housing development is resisted as contrary to the strategy for
the Local Plan and the AAP. In exceptional cases, where mixed uses or
wholly non-commercial developments are considered appropriate under
Policy B1 and AAP2 for those sites with a frontage to the water, the
provision of links to the water will be sought alongside the restoration of the
quayside.
8.4 The policy no longer appears to be deliverable, flexible or the most
appropriate strategy.
There is a conflict between this policy and the proposals contained in this
report and the policy would need to be replaced by a revised planning
policy.
8.5 The area defined on the Proposals Map as the Faversham Creekside
AAP area has been reviewed as part of this report. In broad terms the area
represents an appropriate definition for the AAP area. Whilst the area which
links to Abbey Street does not directly abut the Creek, this report concludes
that this link with the town centre is important.
8.6 The Local Plan gives a clear definition of an AAP area on which a future
planning policy document can be based.
8.7 For these reasons, there appears to be no overriding reason for
amending the adopted AAP area.
There is no reason to amend the adopted AAP area as defined on the
Proposals Map.
8.8 Policy B16 (Standard House and Adjoining Land) allocates the listed
residential property for a range of employment and commercial uses
including tourism provided a number of criteria are met.
8.9 The policy no longer appears to be deliverable, flexible or the most
appropriate strategy.
35 There is a conflict between this policy and the proposals contained in this
report and the policy would need to be replaced by a revised planning
policy.
8.10 Policy B17 (The Creek Basin) allocates land and buildings at Flood
Lane including Ordnance Wharf and BMM Weston car parking area for
tourism and regeneration including use of the Basin and its wharfage for
historic craft.
8.11 The policy no longer appears to be deliverable, flexible or the most
appropriate strategy.
There is a conflict between this policy and the proposals contained in this
report and the policy would need to be replaced by a revised planning policy
36 9.0 POLICY DOCUMENT OPTIONS
9.1 The planning process needs to provide momentum to enable the
regeneration of the Faversham Creek area and delivery of the emerging
vision and objectives. Stakeholder engagement has shown an appetite for a
clear planning approach and some ‘quick wins’ to help give the process
momentum.
9.2 Whilst this report proposes that the UI vision and objectives (with minor
amendment to objective 1) be used as a basis for the new plan for the area,
it also proposes revised planning policy.
9.3 The report proposes that the Saved Local Plan ‘parent’ policy for
Faversham Creekside (Policy AAP 2) be replaced as in its current form it is
likely to restrict or obstruct the regeneration objectives for the area.
However, if AAP2 is rescinded alongside B16 and B17, there would be no
‘parent’ policies to act as the basis for an SPD for the whole AAP area or for
planning briefs covering individual sites or regeneration priority areas. Such
a ‘parent policy’ could be provided in the Core Strategy, but this would take
time to be adopted ahead of the preparation of an SPD for the area. This is
not likely to satisfy stakeholders. In addition, an SPD could not allocate sites
for development. Finally, the weight given to an SPD in planning decisions
is less than an AAP and the Council is likely to require firm control over
planning decisions in order to successfully achieve the objectives for the
area. For these reasons, an SPD is not recommended as the most
appropriate planning policy document.
Recommended Planning Policy Documents
Faversham Creek Area Action Plan Development Plan Document
9.4 Subject to resources, it is recommended that the Borough Council
produce a Faversham Creek AAP DPD in advance of the Core Strategy.
This would help remove the disadvantages of delay. There would need to
be consistency between the two documents but given the current evidence
base and recent engagement, a draft AAP could be produced for
consultation purposes in a short period of time.
9.5 It is recommended that the Faversham Creek AAP be based on the
area defined on the Proposals Map
9.6 The AAP should contain
A vision
Objectives
Policies which promote a co-ordinated strategy for the regeneration
of Faversham Creek including
-
Regeneration Priority Areas Town Quay/ Swan Quay and
Standard Quay
-
site-specific proposals;
-
a Faversham Creek Regeneration Fund
37 -
improvements to the public realm and
-
footpath connections.
9.7 Although the proposals in this document have been tested in relation to
the market through the Employment Land Review, the Strategic Housing
Land Availability Assessment, the Urban Initiatives Study and discussions
with the land owners, in order to test soundness, any proposals included
within the DPD should be assessed for viability.
9.8 The statutory process would need to be followed giving an estimated
adoption date in 12 – 18 months.
PPG17 assessment) to ensure adequate funds are collected to enhance
open space provision and its accessibility. The inclusion of a Faversham
Creek Fund should also be considered in the updated SPD to help fund
enhancements to the public realm included in the Streetscape Strategy.
Compulsory Purchase Orders
9.12 There appears to be little justification for pursuing CPO procedures.
Multiple ownership of sites is not an overriding issue within Faversham
Creek as in most cases sites are in single ownership. In addition, the
recommendations in this report are likely to stimulate regeneration without
the need for compulsory purchase.
9.9 The AAP would co-ordinate development and enable proposals to come
forward which meet the vision and objectives for the area. The AAP would
carry considerable weight once adopted.
Faversham Streetscape Strategy
9.10 In order to deliver a co-ordinated, high quality public realm it is
proposed that the Faversham Streetscape Strategy (December 2005) - or
similar document covering appropriate street surfaces and street furniture be extended to cover the AAP area. Given the shared responsibility for
elements of the public realm, the document should be adopted by both Kent
County Council and Swale Borough Council.
Developer Contribution SPD
9.11 It is proposed that the Borough Council’s Developer Contribution SPD
be updated (particularly open space contributions in line with the recent
38 10 CONCLUSION
10.1 At the heart of this report is the aim of providing momentum to the
regeneration of the Faversham Creek area. There are considerable
constraints to be overcome and significant improvements to be achieved.
For these reasons there needs to be the right balance between retaining
and enhancing existing buildings and traditional uses and adding to the
diversity and vitality of the area.
10.2 The report focuses on two areas where there is opportunity to
safeguard and enhance the historic maritime links at the Creek together
with integral projects to improve the public realm, including open space, and
public footpath connections throughout the area. It includes proposals to
enliven the frontage and improve the environmental quality of the Basin and
promote its use for small craft.
10.3 The proposals contained in the report should help deliver:
•
The retention and improvement of wharfs and mooring posts for
large craft repair at Standard Quay and Iron Wharf and restoration
of wharfs generally along the creek;
•
The provision of workshop space, including for apprenticeships, at
Standard Quay
•
The restoration of listed and other important historic buildings
(some of which are at risk) and enhancement to their setting
•
A greater diversity of uses and attractions for tourists and residents
alike with increased vitality during the day and evening
•
Improved signage from the town centre and provision of a Creek
side public footpath which forms part of a circular heritage trail and
improves connections to the long distance public footpath network
•
The remediation of contaminated sites
•
The protection and enhancement of open space
•
High quality designs which respect their context
•
Significant enhancements to the street surfaces and street furniture
•
A Faversham Creek Regeneration Fund
10.4 It is considered that these proposals would assist in the regeneration
of the Faversham Creek area and would be consistent with the emerging
vision and objectives for the area.
39