Land at North Dartford Planning Brief

Dartford Borough Council
March 1999
Contents
Page
A. INTRODUCTION
2
B. THE SITE
5
Site Location
Strategic Context
Access
Existing Uses
Topography
Major Services and Utilities
Ecology
Trees
Cultural Heritage
Planning History and Permissions
Planning Policies
5
5
6
6
7
7
7
8
8
10
10
C. DEVELOPMENT PROPOSALS
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General Concept
Land Use Mix
Development Density
Layout and Building Form
Transport
Road Infrastructure
Public Transport
Walking and Cycling
Car Parking
Commercial Parking
Residential Parking
Green Grid
Other Site Constraints
Community Facilities
Planning Application, Masterplan and Section 106 Agreement
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12
14
14
15
16
16
18
18
18
18
19
20
21
22
Map of the Site
Fastrack Network
Constraints & Opportunities Map
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Land at North Dartford Planning Brief
A. INTRODUCTION
1. The purposes of this planning brief are three fold:
• To provide planning guidance regarding the scale, mix, layout and phasing of
uses of the site, prior to the Dartford Borough Local Plan Review deposit draft;
• To provide a clear statement of the design principles to be adopted in any
development;
• To set out the principal constraints and opportunities particularly in respect of
transport, nature conservation and a Green Grid of high quality landscape, and to
set out the requirements for utility infrastructure, and social and community
infrastructure.
2. The land at North Dartford comprises a 104 hectare site adjacent to Junction 1a
of the M25 Motorway and the Queen Elizabeth II Bridge. The adopted Dartford
Borough Local Plan identifies the site for the development of a high-tech business
park and associated uses, including a modest amount of warehousing and
distribution. An illustrative Masterplan, approved by the Council in conjunction
with a planning permission granted in 1995 for the Joyce Green Hospital part of
the site, envisaged a Science Park integrating development with a proposed
university campus to the west, as well as a business park and up to 100
dwellings.
3. Since 1995, the Government has revised a number of planning policy guidance
notes, including PPG1 (General Policy and Principles). PPG1 states that mixeduse development can help create vitality and diversity and reduce the need to
travel. Large, single use developments are now actively discouraged. Local
planning authorities are advised to include policies in their development plans to
promote mixed uses including areas of major new development. More recently, in
October 1998, the Government published "Planning for Sustainable Development:
Towards Better Practice", a practical guide which seeks to demonstrate ways to
plan new housing and other essential new development which better meets the
Government’s objectives for sustainable development.
4. The Kent Structure Plan, adopted in 1996, sets a housing requirement of 10,500
new dwellings for the Borough between 1991 and 2011. In order to achieve this
very challenging target, many of the major development sites in the Borough,
such as North Dartford, will have to accommodate an element of housing.
5. For these reasons, the Council considers that, while the key planning aim remains
the attraction of technology-based employment growth, a significant element of
new housing could be accommodated at North Dartford, without compromising
this aim. This will help to achieve a better mix and balance of uses, so creating a
2
more sustainable pattern of development and help to meet the Borough's housing
requirement.
6. In essence, this size provides a unique opportunity for technology-based sunrise
industries to locate in Dartford, maximising the economic and community benefit
to be gained if a new University campus is established on adjoining land at North
Dartford and establishing a model for sustainable communities, based on
principles of low car dependency-access to local facilities and high quality public
transport.
7. A review of the Local Plan is currently underway and a deposit draft is expected in
the summer of 1999. However, in view of the possibility of planning applications
being submitted before this date, the Council wishes to ensure that up-to-date
planning guidance is available for the land at North Dartford. This brief sets out
the principles which will underpin the master planning of this site and the
assessment of planning applications, in the absence of an up-to-date local plan
policy framework.
The key objectives that the Council is seeking to meet on this site are:
• To create a flagship development, both of buildings and of public realm of a
substance and quality which will reinforce the rising expectations for Thames
gateway;
• To create opportunities for high quality growth industries with an advanced
technology base in accordance with strategic planning policies, with the potential
for 1inkage with a possible university campus in a high quality technology park;
• To establish a mutually reinforcing mix of employment, residential and
community uses which sustain and add value to each other;
• To achieve a development layout that promotes strong linkages, particularly
within the site and with adjoining locations, by means other than the car;
• To create a development layout that maximises the strategic opportunities of this
site whilst mitigating against the constraints of potentially poor neighbours
re including existing utility infrastructure;
• To achieve a mix and form of development which encourages maximum
patronage of public transport and which reduces the need to travel by car;
• To encourage innovative approaches to sustainable development through building
technology and design, energy efficiency and environmental quality;
• To retain, enhance and manage the recognised nature conservation and
landscape qualities of the site, retaining and enhancing the existing tree cover
where possible;
• To create an inter-linking network, both within the site and with adjoining
locations, of high quality landscape as part of a Green Grid for Kent Thames-side;
• To increase public access to the area and realise the potential of the lakes for
leisure and recreation without prejudicing nature conservation interests;
• To ensure that a range of social and community facilities are provided directly
3
related to the development in line with phases of development.
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B. THE SITE
Site Location
8. The site comprises Joyce Green Hospital (42.4 hectares) and Littlebrook Lakes
(58.7 hectares), together with a small area of 3.2 hectares between Littlebrook
Manor Way and University Way. It lies on the northern edge of the town of
Dartford, approximately 2 km north of Dartford town centre. It has direct access
to University Way (A206) which provides a link eastwards to junction 1 a of the
A282 (M25) and westwards to Crayford, Erith and Bexley.
9. University Way (A206) defines the southern boundary of the site with the Temple
Hill residential estate beyond to the south. The western and north western
boundary is defined by the Metropolitan Green Belt. The site immediately to the
west of the existing hospital currently has outline planning permission for a higher
education campus. The northern boundary is defined by Thames Water's Long
Reach Water Treatment Works and Littlebrook Power Station, operated by
National Power, beyond which lies the River Thames. The approach road to the
Dartford River Crossing marks the eastern boundary of the site.
Strategic Context
10. The site is of prime importance to Thames Gateway, standing at the entrance to
the Kent Thames-side (KTS) growth area. Its development will reflect what has
already been achieved, reinforcing the rising expectations for Kent Thames-side,
brought about by Crossways and Bluewater. It is critical that this flagship
development acts as a pathfinder for other projects in KTS. Its strategic location adjacent to Junction 1a of the A282 (M25) London Orbital Motorway, on the urban
fringes of London, and within an area defined by Government as a growth area of
regional significance - and its size - more than 100 hectares in total - demand a
development of the highest quality which helps to establish a positive investment
image for Kent Thames-side, and one which genuinely embodies sustainable
principles. The site has the potential to create a mixed-use development of over
2,000 jobs and a new community of around 1,750 people in line with the
Government’s sustainability objectives.
11. The site has a number of existing constraints which will need to be addressed in
development proposals - primarily, utility infrastructure, including overhead power
lines, nature conservation, potentially high levels of air and noise pollution, and
limits to road capacity at Junction 1a. But the opportunities provided by an
excellent position close to major transport routes, large areas of open water with
established semi-mature woodland on a highly visible site with a backcloth of the
Queen Elizabeth II Bridge and the River Thames, mean that the right form of
development can both influence and bring economic, social and environmental
benefits to a wider area. As part of the development potential of the site, the land
5
at North Dartford offers considerable opportunities for developing a framework of
green spaces, areas of open land and green corridors. The development of this
site would greatly benefit from maximising its high landscape and ecological
qualities and minimising environmental impacts of the development upon these,
within the context of the Kent Thames-side Green Grid. The landscape
framework created through this development process will become an important
part of the wider Green Grid network - a network of established and new green
space incorporating landscape and visual quality, ecological and wildlife value,
access and recreation.
Access
12. Road access to the site is from the A206 University Way, a dual two-lane
carriageway road, at the roundabout junctions at Marsh Street and at Joyce
Green Lane. To the west, the A206 provides access towards Thamesmead and
South east London. To the east, the A206 meets the A282/M25 at Junction 1a.
With the Dartford River Crossing to the north of Junction 1a and the connection
with the A2 trunk road at M25 Junction 2, the site is well situated in relation to the
national road network.
13. There is no direct road access southwards across University Way. The planning
permission for University Way itself does not permit direct road access between
University Way and the residential area of Temple Hill. Consequently, road
access to Dartford town centre from the site is relatively indirect. This is
intentioned to prevent through traffic from penetrating the Temple Hill estate, and
will remain a requirement in the future (see para 56).
14. There are two grade separated foot/cycle crossings of University Way at Joyce
Green Lane (footbridge) and at Littlebrook Manor Way (subway).
15. Bus routes 456 and G2 currently serve the Joyce Green Hospital site via
Burnham Road and University Way. Route 480 terminates at a bus turning circle
on the south side of the footbridge at Joyce Green Lane.
Existing uses
16. Joyce Green Hospital is currently operational and is expected to remain so until
the new general hospital at Darenth Park opens in 2000. It comprises of an
assortment of brick buildings set within former grazing land and more formal
planted grounds.
17. The vast majority of the buildings (22) comprise 2-storey brick walled blocks, built
on a north-south alignment, separated by green wedges of grassland, and
arranged en échelon. The buildings themselves are uninspiring in design and
display little architectural merit. There is the possibility that small pockets of land
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may be contaminated around the hospital.
18. The two lakes in the centre of the site occupy an area of 18 hectares. The
reminder of the site comprises semi-natural woodland, recent tree and shrub
planting, hedgerow and scrub grassland and ponds. It is vacant, although it has
been prone to unauthorised access for camping, fishing, motor bike scrambling
and jet ski-ing. Land in the south eastern part of the site is currently let by Kent
County Council for storage. Of the total developable area of the site as a whole,
approximately 13% is "brownfield", that is, land that has been previously
developed.
Topography
19. The land at North Dartford is located within a landscape that is typical of the lower
reaches of the River Thames. The flat valley of the River extends to almost 1km
on the southern side of the Thames before rising rapidly further south. Ground
levels vary from 1.5 metres AOD on the northern boundary, rising to 7 metres
AOD in the southern part of the Joyce Green Hospital site and along the northern
edge of the lakes. River defences along the Thames are intended to prevent
localised flooding. However, because the entire site is at or below 7.0m AOD, it
falls within the 1,000-yearflood plain.
Major Services and Utilities
20. A total of six overhead power lines cross different parts of the site. Two 132 KV
lines and one 66kV line, all owned by SEEBOARD, cross the eastern part of the
site between the lakes and the Dartford River Crossing. In addition, a 132 kV line,
owned by London Electricity (LEB), crosses the site from north to south
immediately east of the lakes. A fifth power line, a LEB 132kV line, runs from the
Marsh Street/University Way roundabout east to the Littlebrook Power Station.
One National Grid 275kV high voltage overhead line crosses part of the site north
east of Joyce Green Hospital.
21. Two major sewers cross the site to connect to Littlebrook Waste Treatment
Works and cannot be built over or diverted. An underground Esso Oil pipeline
separates the hospital and Littlebrook Lakes and also cannot be built over.
Ecology
22. There are no statutory or non-statutory designations covering the site that act as
a constraint to development. However, there is considerable added economic,
visual, environmental and social potential in the ecological value of the site which
development proposals need to reflect.
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23. The eastern part of the site between Littlebrook Manor Way and the Dartford
Crossing Approach is believed to have low intrinsic ecological value. In contrast,
the area around Littlebrook Lakes contains a range of semi-natural habitats of
nature conservation interest and ecological merit. These should be taken into
account in formulating proposals. The most ecologically valuable woodlands and
hedgerows are those composed of locally native rather than alien or recently
introduced species, which have developed by natural colonisation. Two areas of
well-established woodland are located on higher ground adjacent to Marsh Street
and north of the largest lake and cover an area of approximately 3.35 hectares.
Both support a reasonable range of fauna, particularly birds.
24. The open water supports a number of important plant species and plays host to a
wide range of breeding bird species. The aquatic habitats of the flooded gravel
pits and associated wetland vegetation support a rich avifauna of significant
ecological importance in the local context. The lakes are also important for
wintering waterfowl and for scarcer birds such as short-eared owl, grebes and
divers.
25. The Joyce Green Hospital site is of more limited identified ecological value. The
majority of the undeveloped land within the site is either previously farmed
agricultural land or grassland. A consultant’s survey, carried out in 1993,
concluded that redevelopment of the site will have few significant detrimental
PT effects on the local ecology.
Trees
26. A Tree Preservation Order (TPO) covers a large part of Joyce Green Hospital.
The hospital site has an arboretum of over 1,250 mature trees - covered by the
TPO - as well as substantial areas of shrub and hedge planting. The TPO
includes trees varying in value and it is acknowledged that there may be scope
for enhancement by removing dead or dying specimens. Nevertheless, the
planting on site is of considerable interest and importance and must be regarded
as a collection of regional significance. At the detailed planning stage, a planning
application will need to be accompanied by a location and condition survey of all
vegetation on the site.
27. Dense thickets of English elm with self-sown sycamore dominate the two
woodland areas on the northern edge of the largest of the Littlebrook Lakes,
referred to in para 24. The woodlands and the hedgerows on the site comprise
the most mature and established semi-natural habitats present on site. The low
landscape quality of the site in general requires the existing tree cover and
hedgerows to be retained and enhanced wherever possible.
Cultural Heritage
28. There are no Scheduled Ancient Monuments or Listed Buildings on the site.
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There are, however, two known archaeological sites listed in the Kent County
Sites and Monuments Record. An extensive system of tide walls of late Saxon
date, known as Littlebrook Walls, originally covered a wide area but was largely
destroyed during the construction of the power station. A surviving remnant of a
low spread embankment extends into the site. A small medieval settlement has
been excavated to the west of Littlebrook Manor Way.
29. Known archaeological remains in the area immediately around the development
site include Roman cremations found to the west of Joyce Green Hospital and
prehistoric ring ditches found along and immediately south of the Dartford
Northern Bypass. It is also possible that buried archaeological remains and
important palaeo-environmental indicators will be preserved within alluvial
deposits at the site. The known archaeological importance of the site is not
considered to be high. However, the River Thames Flood Plain is of increasing
archaeological importance and the site lies in a potentially interesting area where
the flood Plain meets the chalk escarpment. Important, as yet undiscovered
archaeological remains may survive within the development area. The
archaeological potential of the site should, therefore, be assessed further through
desk-based study and archaeological field evaluation before development
proceeds.
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Planning History and Permissions
Site
Location
Area (ha)
University Campus
Land to the north
west of the Joyce
Green Hospital site
55.3
Littlebrook Lakes
Land between Marsh
Street, e A282 and
Littlebrook Power
Station
55.7
Joyce Green Hospital
Land between Joyce
Green Lanes and
Marsh Street
41.8
Science Park
Business Innovation
Quarter
Land between Marsh
Street and Joyce
Green Hospital
Description
Higher education
campus, comprising
46,450 m2 of
academic and
administrative floor
space
Use of land for
116,450 m2 for B1,
B2 B8, hotel and
ancillary retail and
leisure and recreation
facilities
Use of land for
111,000 m2 of B1,
ancillary retail uses
and 100 dwellings
Two storey buildings
comprising 5,700 m2
of B1 use
Status
Outline permission
granted September
1993
Outline permission
granted May 1994
Outline permission
granted February
1995
Full permission
granted August 1995.
30. These planning permissions include conditions and agreements whose combined
effects are to limit the amount of development that can be built in advance of
specified improvements to Junction 1a of the M25. Any replacement planning
permissions that may be granted in order to allow a different development mix will
also be subject to appropriate conditions regarding infrastructure works.
31. In November 1998, an inquiry was held to determine a planning application for
major leisure and entertainment use at Stone Lodge close to Junction 1a of the M25.
At the time of writing, a decision by the Secretary of State is awaited. In order to
facilitate major leisure development at Stone Lodge, the Council as landowner of
both Stone Lodge and North Dartford made an undertaking not to construct more
than 28,477 sq m of B1 Business Use floor space, or its traffic equivalent, at
Littlebrook Lakes. This undertaking applies only to development that is consented
under the above-mentioned planning permissions for Littlebrook Lakes. The
Highways Agency, when considering any replacement permissions, will no doubt
wish to achieve a traffic generation potential no worse than that permitted when the
undertaking is taken into account. If the proposals for Stone Lodge are not
permitted, the traffic implications for junction 1a of any new mix of land uses at
North Dartford will need to be reviewed.
Planning Policies
32. The Thames Gateway Planning Framework (RPG9a), published in June 1995, is
Government regional planning guidance for the Thames Gateway. The
Framework considers that proposals for North Dartford could become the focus of
a high quality science and business park, closely allied with a new campus to be
built for Greenwich University. It highlights the need for the development plan to
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help secure an environment of an appropriate quality by steering poor neighbour
uses to more appropriate locations. The Framework refers to the importance of
public transport both to Dartford town centre and to other focuses of development.
It highlights the scope for environmental improvements and economic regeneration
to complement each other and emphasises the need to adopt a new approach of
greater care for the environment. RPG9a promotes the concept of a Green Grid,
describing it in terms of opportunities to link open spaces, joining the main open
areas with river frontages, linking existing and new communities and safeguarding
wildlife.
33. Policy NK1 of the Kent Structure Plan (adopted December 1996) identifies the
site at North Dartford as a strategic area for new development intended for mixed
use comprehensive development, involving high quality business and science
parks, a university campus, housing, leisure and recreation uses.
34. The Kent Minerals Local Plan (Construction Aggregates) (adopted December
1993) identifies land at North Dartford as an "area of search" where minerals exist
and may have the potential for commercial working. The plan, however, contains
several caveats to protect proposed developments in the Joyce Green area. Any
proposals for extraction will need to be considered against the context of the
acknowledged strategic importance of the development potential of the area.
35. The Dartford Borough Local Plan (adopted April 1995) identifies the land for a
business park plus a modest amount of B8 development of a scale and character
appropriate to a business park. Policy E1 also requires proposals to be integrated
with the provision of a major education complex on the adjoining site.
36. A Review of the Local Plan is currently under way and a draft is likely to be
placed on deposit in summer 1999. The replacement Local Plan will continue to
support the concept of a major high technology-based commercial development
at North Dartford with synergistic links with a possible university campus, and
there will continue to be strong emphasis on the achievement of new standards of
urban design and environmental quality. In particular, the Review will reflect
government policy in respect of sustainable development, including the guide
"Planning for Sustainable Development: Towards Better Practice".
C. DEVELOPMENT PROPOSALS
General Concept
37. The concept of a London Science Park at North Dartford was initiated in the early
1990's. A master plan, prepared by consultants, envisaged a Science Park on
the site of the Joyce Green Hospital, integrated with an adjoining university
campus. The aim was to encourage a synergy between the new campus and the
local economy by providing the opportunity for high tech nursery firms to spawn
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from the research and development undertaken at the proposed University.
38. The concept of a commercial development offering high-quality space to high
technology-based companies which may have research and development links
with a possible new university remains a fundamental aim of the development.
Within this concept it is necessary to ensure that:
• the land use approach is sufficiently varied to allow the market to express itself
across a wide range of high quality development, and
• the development fully embraces the principles of sustainable mixed-use
development as set out in PPG1.
39. For these reasons, the Council wishes to pursue a development approach that
encourages quality development across a range of uses, including a substantial
residential component, planned as an integrated whole. It is anticipated that the
development will incorporate a range of community facilities that are of equal
value to the commercial, residential and educational components of the scheme.
It is the Council's wish that the site will be comprehensively developed as one,
and that at each stage of the development, there is a balanced mix of uses.
Land Use Mix
40. The site lends itself to a mixed-use development that should be predominantly
employment but allows for a significant element of new housing and
complementary ancillary uses which, together, will develop as a new community.
The site offers an exceptional opportunity for attracting flagship, high-tech
industries within a high quality setting. The residential component should be
planned in such a way as to complement the employment and educational uses,
and to enable the establishment of a substantially self-contained community.
41. The land use mix which is now proposed is as follows:
• A Science Park, linked to a possible University Campus, offering business
space to high quality growth industries with an advanced technology base
in a high quality landscaped setting (B1);
• A Business Park overlooking Littlebrook Lakes, comparable in quality to
the Science Park (mainly B1 with some B2);
• A Logistics Park at the eastern end of the site, taking advantage of the
proximity of the M25 (mainly B8);
• A residential community of around 750 dwellings, with supporting facilities
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on site, closely integrated with the other development elements and
offering similar standards of urban quality and landscape;
• A range of leisure uses including a hotel and other commercial leisure
uses to serve the residential community;
• Public transport links, allowing integration with Kent Thames-side and
Dartford town centre.
42. The creation of a Science Park on the site is central to the concept of a major
strategic employment site. The Science Park will be primarily for high technology
businesses. This can mean businesses involved in the design of a range of
products, from automotive components to fashion items. The emphasis will be on
the next generation of job opportunities rather than the specific application of
engineering or science technologies. Development proposals will need to
consider carefully the relationship between any possible campus development
and the social facilities associated with it, employment areas and residential
development. In order to achieve a fully integrated and comprehensive scheme,
proposals must demonstrate that opportunities have been maximised which take
full advantage of the potential proximity of a campus, both for high technologybased industries which are likely to establish linkages with any university
development, and for the residential community which might share facilities on a
possible campus.
43. Proposals must demonstrate how the whole of the site - Joyce Green Hospital
and Littlebrook Lakes - will be planned comprehensively. The mix of uses
proposed for the site should be integrated to ensure that the layout and design of
development allows movement between uses by means other than the car. At
the same time, proposals should also demonstrate their place in the wider urban
context and show how movement to other centres by public transport is to be
encouraged.
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Development Density
44. The density of development must be sufficient to achieve efficient site utilisation.
However, it will be appropriate to allow for a range of development densities to
suit the differing space needs of a variety of potential tenants, and to allow
developments of varied character to emerge. The highest densities should be at
the public transport nodes, to maximise the public transport accessibility of the
development and enhance the prospects for high patronage of the public
transport system. High residential densities will also bring facilities closer
together, encouraging walking to school, etc. High density development must be
complemented by open spaces, landscaping and contrasting areas of lower
densities further away from the public transport routes.
45. Residential densities could range from 90 dwellings per hectare (dph) close to the
centre to 25-30 dph further away. Residential properties should generally be
within 400m (or within easy walking distance) of the local centre and public
transport services.
46. The Council does not wish to prescribe a particular level of densities for the
commercial part of the site. However, the principles set out above should
generally apply.
Layout and Building Form
47. The Council does not wish to prescribe a particular design solution for the site.
Instead, it will encourage innovation to achieve design excellence. Large scale,
simple metal profile shed architecture will not be acceptable. North Dartford
stands at one of the entrance points to Kent Thames-side. It is essential that the
opportunity be taken at this key location to create a powerful new image that is
capable of altering any negative perceptions of this area of Thames Gateway.
48. The residential community should be designed as a "walkable neighbourhood",
based upon the principles of the urban village concept, and promoted in PPG1. It
is envisaged that there will be one local centre. The community should be
essentially urban and tight-knit in character so far as the physical constraints of
the site permits. The key principles include:
•
•
•
•
•
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a mix of uses, including community facilities, alongside housing within defined
neighbourhoods;
a variety of tenures;
a comparatively high density of development (see para 45 above);
a strong sense of place provided by well designed street, squares and civic
spaces, and with a level of permeability to allow all parts of the neighbourhood to
be within a 10 minute walk for all residents;
access and circulation which allows for public transport, cycling or walking, rather
than the car;
•
an environment which allows residents the opportunity to work from home or in
nearby workplaces.
49. The layout of the development should be permeable, encouraging walking and
cycling. It should be well connected and offer a choice of routes to a wide range
of destinations, both within the site and to adjoining sites. Those neighbouring
sites particularly important where linkages need to be considered are Temple Hill,
Crossways, the Town Centre and the Dartford Marshes. At the same time, the
layout should be structured to include a distribution of distinctive places and
spaces which are defined by:
•
•
•
•
the existing landscape features;
the creation of open spaces and links which form part of the Green Grid;
a Local Centre which should form the focus of the development;
a safe and secure environment incorporated in the design of both the built form
and the landscape. Lighting levels within the development can help create a
secure environment.
50. The local centre could incorporate a mix of uses, including retail, and a range of
social and community facilities, together with a substantial element of higher
density housing. In order to enclose spaces and create continuous pedestrian
routes, as much continuity of the built frontage as possible will be sought.
Transport
51. One of the key requirements in developing the site will be to demonstrate that
proposals seek to minimise the need to travel by car, by giving priority to travel by
means other than the car. The careful phasing of transport infrastructure will be
essential.
52. A Travel Impact Assessment (TIA) must be submitted with any planning
application. The approach of the TIA must be the positive promotion of more
sustainable transport and discouraging car travel. The TIA should meet the
following criteria:
•
•
•
•
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demonstrate how the development form, layout, mix and density has been used to
minimise travel generation;
set out a clear rationale for the traffic generation being assumed as well as a set
of realistic measures which will seek to minimise car use;
identify the impact of development traffic on key junctions in the network,
especially the junctions of University Way with Burnham Road/Thames Road,
Joyce Green Lane and Marsh Street, together with Junction 1A;
provide a public transport strategy to identify key public transport origins and
destinations that need to be linked with the site and how services to provide those
links are to be procured. It is likely that key origins/destinations will include
•
Dartford town centre/station, Crossways and beyond (eg Bluewater), appropriate
destinations in LB Bexley (especially Slade Green station) and other areas with
facilities needing to be reached or potential residential catchment for on site
businesses;
provide a footpath and cycleway strategy to identify any improvements to facilities
for pedestrians and cyclists, both on and off site.
53. A282/M25 Junction 1A is a critical junction in Kent Thames-side and the North
Dartford area in particular. It is very unlikely that the junction can be improved
beyond the scheme currently proposed for it. Junction 1A will certainly be one of
the most important determinants of overall site capacity.
Road Infrastructure
54. It is unlikely that significant new off-site road infrastructure will need to be
considered in support of the development. On site, roads must be designed
so that traffic uses them at an appropriate speed - traffic calming should be
"by design" rather than by addition of traffic calming measures later. The onsite road network, therefore, needs to be designed with a clear road hierarchy
in mind and with the purposes of roads clear from design.
55. An additional east-west link (the "North Dartford Link") has been proposed to
provide a local link between the site and Crossways Business Park, east of
the A282. This link could either be allocated for public transport use only, or
be used for both public transport and other traffic but with priority for public
transport. Proposals for the site must at least safeguard the ability to provide
this link. A contribution towards the cost of providing the Link will be sought.
The level of contribution will be dependent upon the needs of the
development, which will be determined by the TIA.
56. No general traffic link is to be provided, or will be permitted, across University
Way. This is to prevent through traffic from penetrating the Temple Hill
estate. Littlebrook Manor Way is a private road owned by National Power, not
part of the adopted highway network, although Dartford Borough Council
have rights of way over the road.
Public Transport
57. In order to minimise traffic generation to and from the site, it is crucially
important that a good range of destinations are linked to the site by public
transport. Within the Kent Thames-side area, a strategy has been identified
for delivery of a high quality local public transport system, known as
"Fastrack". This system will provide efficient local links between existing Kent
Thames-side communities, new development sites and key railheads. At the
heart of the Fastrack concept is the principle of segregating public transport
from other traffic wherever possible. The Fastrack network is shown on the
23
accompanying plan.
58. A Fastrack corridor has been identified across the site. However, the
alignment of this corridor within the site can be reviewed if it were to improve
public transport accessibility to the heart of the development. The new public
transport route will be fully segregated from other traffic, and will need to be
constructed as new development progresses.
59. It is envisaged that the Fastrack route will enter the site via a bridge over
University Way between the existing footbridge and the Joyce Green Lane
roundabout, and will exit the site using the North Dartford Link. The land
required to enable a crossing over University Way has been safeguarded
between Joyce Green Hospital and the proposed University campus.
However, the alignment of the crossing may need to be reviewed to take
account of the development or otherwise of the campus. The only alternative
location would appear to be next to the existing footbridge at Joyce Green
Lane because of constraints on the south side of University Way. The
developer will be required to pay the full cost of any bridge, which will provide
for public transport, walking and cycling only. The crossing over University
Way is a critical element in the provision of public transport into the site and
will need to be provided early in the development programme at a point to be
agreed with reference to the Master Plan proposals and the TIA.
60. The cost of providing the North Dartford Link may mean that it needs to be
delayed until the later stages of the development of the site. Accordingly, the
developer will need to demonstrate measures to ensure that the site is well
served by public transport at each stage of the development before the Link
opens.
61. Discussions should be held with potential public transport operators to
determine the most appropriate pattern of services. If necessary, the
developer may be required to enter into agreements with operators to secure
such services. Such agreements could include, for example, fare revenue
subsidy agreements.
62. Development proposals should identify how the Fastrack corridor might best
relate to the built development, with a higher density of development around
the public transport stops. The developer of the site will be responsible for
constructing the Fastrack corridor through the site.
63. Through routes, as opposed to cul-de-sac should be available for use by
public transport services as early as possible in the progress of the
development.
23
Walking and Cycling
64. Pedestrian and cycle movement will be essential elements of any scheme.
Development will need to be pedestrian and cycle friendly with appropriate
links to surrounding sites, especially to Temple Hill, south of University Way,
Crossways, Dartford Town Centre and northwards to the river. It is important
that, on site, there is a direct network of routes linking residential elements
with other facilities, so as to discourage car journeys within the site.
Car Parking
65. Car parking must be provided in such a way as to reduce the impact of the
car within the community and to complement other measures aimed at
promoting more sustainable means of travel.
Commercial Parking
66. Non-residential parking should be kept to a minimum, compatible
with traffic management and safety considerations, in order to
discourage car use as much as possible. Operational parking
provision, whose use is exclusive to the business, should be restricted
to the minimum necessary. The majority of parking should be publicly
available, possibly on a paid basis.
67. Green transport plans, company travel plans or commuter plans can
help to achieve sustainable transport objectives by reducing car use.
Prior to planning permission being granted, developers will be
required to enter into a Section 106 agreement that may require nonoperational parking spaces to be removed as public transport
improves over time. At the same time, for employment areas within
400 metres of residential areas, a residents' parking scheme may be
needed to ensure employees do not use residential parking spaces.
Residential Parking
68. Parking arrangements should minimise the intrusiveness of cars on
the street scene, while ensuring that provision is convenient and safe.
For example, parking courts and squares may be appropriate in high
density housing areas, but their design should ensure they are
overlooked by neighbouring properties.
69. Residential parking should normally comply with the Council’s
standards. However there may be scope for:
•
23
flexibility in its method of provision, particularly in relation to visitor
parking; and
•
innovative solutions to reduce parking demand, for example, by
limiting the provision of on-plot parking in favour of shared,
communal parking.
70. In certain circumstances, on-street parking may be acceptable.
Where casual parking is likely to take place, roads and streets should
be designed to accommodate it. Reducing off-street parking can help
towards achieving higher densities. Proposals must, however, avoid
merely encouraging residents to use on-street parking throughout the
residential area. The priority should be that vehicles should not
dominate the space or inconvenience pedestrians and cyclists. In all
cases, the quality of the design solution will be of major significance in
determining the level of provision.
Green Grid
71. A framework of green links and spaces should be provided within the
development, which will form part of the Green Grid for Kent Thames-side. The
Green Grid will be expected to play to key role on this site by helping to define
spatially the built form, help uplift the quality of the environment, accommodate
leisure and recreational needs, provide movement corridors - especially for
cycling and walking - and provide an ecological resource.
72. Although there are no statutory nature conservation interest designations
covering the site, it is possible that there may be impacts upon sites in the
surrounding adjacent areas arising from proposed development (such as in terms
of hydrology). English Nature and the Kent Wildlife Trust should be consulted
BT about the best practice for development to minimise any possible collateral
impact and maximise opportunities. Any proposal would need to be accompanied by
a context plan that shows the interface between development at North Dartford and
the wider environment, particularly the Dartford Marshes and the River Thames.
73. The scale of the site and the mix of uses proposed provide the opportunity for
some passive recreational use of the lakes, primarily restricted to fishing, if nature
conservation interests are not to be prejudiced. However, where there is potential
conflict, nature conservation interests will take priority over recreational needs.
An Environmental Impact Assessment of the development proposals will be
required with any planning application in order to identify key species and habitats
and the appropriate mitigation measures necessary. This should include the
lakes themselves, native woodland and rough open areas.
74. Consideration will need to be given to the protection and enhancement of Green
Grid ecological, landscape and recreational linkages. Any proposal must
safeguard or improve access to the riverbank for walkers, cyclists and horse
riders. Specifically, linkages need to be considered:
• internally on the site, particularly in the area between the individual lakes;
23
•
•
•
externally to the Dartford Marshes;
'
:
externally to the River Thames, west of the Littlebrook Power Station; and
externally to Crossways.
75. In addition, a landscaped buffer will be required along the northern boundary to
provide physical separation between the site and the neighbouring power station
and waterworks. The layout will also need to take account of views and vistas,
both within the site and externally towards the River Thames.
76. It is envisaged that all buildings on the Science Park and Business Park will be
set within a high quality, well-designed and managed landscape, with an
emphasis on a "parkland" or "arboretum" environment on the old hospital site, and
environmental, ecological and landscape enhancement in all areas. These
environments will form an integral element of the Green Grid network running
through the majority of the site. Wherever possible, landscape should be in the
public realm. Landscape maintenance and public access will be subject to a legal
agreement.
Other Site Constraints
77. Any development proposals will need to take account of the utility infrastructure
across the site, particularly the overhead power lines. The preferred planning
solution is for the power lines either to be removed or placed underground.
However, the Council will consider proposals for alternative methods of mitigation
provided these are compatible with the planning objectives of a quality
development (see page 3). Wherever possible, residential development should
be sited at least 50 metres from power lines. A phased approach to development
may be appropriate, as there are significant parts of the site that are not affected
by power lines.
78. The layout of any future development will also need to take account of the noise
levels arising primarily from road traffic at junction 1a, and the fact that, due to the
proximity of the Longreach Sewage Treatment Works, the site is sometimes
affected by unpleasant odours.
79. The site is identified within the Kent Minerals Local Plan as an area of search.
Minerals reserves primarily consist of flint gravels which are scarce in Kent. Kent
County Council consider that, where there is potential to extract such reserves
prior to the sterilisation by new development, this should be regarded as an
opportunity to contribute to overall sustainability objectives. Dartford Council’s
view is that mineral extraction should not be permitted if it would
a)
b)
c)
23
prevent a timely commencement of this important flagship development project;
compromise the achievement of a quality environment at any stage in the
development programme; or
limit the ability to achieve the comprehensive development of the site in its
entirety.
Community Facilities
80. The developer will be expected to make provision for those community needs
which arise as a direct consequence of the development. These needs arise
mainly in respect of the residential element, although some facilities such as
playing fields will offer benefits to all categories of development.
81. For illustrative purposes the requirements arising from a development of around
750 dwellings (approximately 1,800 residents) are as follows:
Children's Playspace
82. One neighbourhood playspace (or junior playground) of 0.4 ha for children
between the ages of 7 and 13. The playspace should preferably be within a
formal area of open space and be within a 15-minute walk of all dwellings. It
should be sited an appropriate distance from the nearest house to avoid
disturbance by noise. Up to eight pieces of play equipment should be provided.
Trigger - completion of 150 dwellings.
83. Four local play areas (or toddler playgrounds) of 0.2 ha each. The active part of
the play area should be at least 20m from the boundary of the nearest house and
surrounded by a landscaped buffer zone. At least five pieces of play equipment
provided at each play area. Trigger - first play area on completion of 25
dwellings, then at completion of 225 dwellings, 425 dwellings, etc.
Public Open Space (part of the Green Grid)
84. 0ne local park or public open space of approximately 1.0 ha. It should be a
visual and functional focus for the local community, catering for both passive and
active activities. It should be available for public use by all users of the site,
including residents, workers and possible students. Public open space should
complement, connect with and visually and ecologically relate to the network of
corridors forming the Green Grid. Trigger - completion of 200 dwellings.
Sports facilities
85. One area of formal playing fields of approximately 2 hectares, possibly in the
form of dual use with the proposed University campus. Trigger - completion of 200
dwellings.
Primary School Provision
86. 2-hectare site and financial contribution towards a 1-form entry primary school to
be provided close to local centre. Financial contribution to secondary school
23
provision to be agreed with Kent County Council.
Affordable Housing
87. Affordable housing comprises social housing and low cost market housing. 20%
of residential units to be provided in the form of social housing (that is, housing
which is subsidised by the developer and available as rented or through shared
ownership) on site. Alternative approaches, such as payment in lieu (that is, a
financial payment to the Council in lieu of the provision of social housing) or offsite
provision of social housing, will normally be refused, although an exception may
be considered where full justification is provided. In addition, an element of lowcost market housing (homes for owner occupation available for initial purchase at
a price below prevailing market levels) shall also be sought. To ensure that a
steady supply of social housing is provided throughout the life of the development,
the agreed proportion should be achieved within each tranche of 250 dwellings.
The Council will expect developers to work closely with one or more housing
associations nominated by the Council in procuring the social housing.
Other Facilities
•
•
•
•
•
Health-care provision, such as a doctor's surgery. Trigger-completion of 400
dwellings;
Local shops and services to meet the day-to-day requirements of the residents,
workers and potential students. Trigger- completion of 100 dwellings.
A community centre suited to the provision of a range of family support activities.
Trigger - completion of 100 dwellings.
A place of worship, depending upon need.
Public art - incorporating high quality, visible public art in the development scheme
at an early stage can help to raise the design quality, and determine the form and
layout and its relationship to its setting.
88. If any open space or public routes are not adopted, the Council will expect the
developer to enter into agreements to ensure that they are kept available for
unrestricted public use.
Planning Application, Masterplan and Section 106 Agreement
89. Any planning application must be accompanied by a comprehensive master plan
that explains the proposals in full and demonstrates how the requirements of this
brief will be met. The masterplan should also show how the development would
fit into the wider context. A Travel Impact Assessment must accompany the
Master Plan, and must demonstrate how the proposals taken as a whole minimise
traffic generation.
23
90. It is anticipated that a Section 106 Agreement will be required between the
Council and the applicant, including, without limitation:
• the phasing of development to ensure a balanced mix of uses at each stage and
the completion of the development as a whole;
• the timely provision of the community facilities listed in paras 80-88, and any other
such facilities as are deemed necessary to support the approved development;
• the timely provision of, and/or financial contributions towards transport
infrastructure, including Fastrack links, and public transport services;
• the provision and long-term availability of affordability housing;
• the maintenance of public access to open space and areas intended for general
public use;
• the physical maintenance of the public realm.
23
lf[IDARTFORD
~ BO ROU GH COUNCIL
DIRECTORATE OF PLANNING & DEVELOPMENT DAVID FLETCHER
DIRECTOR OF PLANNING & DEVELOPMENT
CIVIC CENTRE, HOME GARDENS,
DARTFORD, KENT, DA11DR.
I date
scale
drawn
MAR.1999
Idrwg no.
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title
LAND - NORTH DARTFORD
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Reproduced from the Ordnance Survey
map with the permission of the Controller
of Her Majesty's Stationery Office
o Crown Copyright 1998
D~ rtford Borough Council LA 077 720 ·;;;1
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THE KENT THAMES-SIDE FASTRACK PROJECT
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roririnoci
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-- ewerage works
site boundary
existing lakes
power station
existing housing
sewer lines
_ _ pipeline
._.. mineral area of search
-
OPPORTUNITIES AND CONSTRAINTS
crossways
business park
university site
• •• riverside walk
• • • ex footbridge
~ potential green grid links
-t alternative bridge options
-
-
NORTH DARTFORD PLANNING BRIEF
OH power lines
high value woodland/tree lines
. - North Dartford link alignment (approx)
March 1999
.-.DARTFORD
? iW BOROUGH COUNCIL