VILLAGE HEIGHTS, GREENHITHE OUTLINE PLANNING APPLICATION DESIGN LED MIXED USE DEVELOPMENT PLANNING STATEMENT JULY 2014
Executive Summary This planning statement supports an outline planning permission on behalf of Green Portal (Management) LLP and The Greenhithe Health Centre with all matter reserved except access for the development of Village Heights in Greenhithe with up to 32 new homes (including 10 affordable homes for key workers with shared ownership and 1st time buyer incentives), comprising 21 x 2 bedroom apartments, 11 x 1 bedroom flats; and, new medical centre and crèche, with associated access and parking. The vision for Village Heights, Greenhithe is derived from what essential services are missing from the area such as a new state of the art Medical Centre with treatment rooms and Crèche and what level of housing is required in order to help deliver these new services and facilities as well as complement existing housing stock in the area helping to meet local economic, social and environmental aspirations. Through discussion with the Local Planning Authority (LPA) of Dartford Borough Council (DBC) we developed greater understanding of what the Council consider acceptable and unacceptable development on what, despite its highly sustainable location, is classified as a windfall site for development purposes. This helped formalise a design led approach from an early stage which allowed the applicants to engage positively with local residents especially those living adjacent to the proposed development. The proposals accord with the National Planning Policy Framework (NPPF) and will deliver a sustainable development through simultaneously securing social, environment and economic gains, as summarised below. In these respects Village Heights, Greenhithe will be exemplar ; particularly with regard to its community development, design and landscape quality, sustainable drainage, energy strategy and water conservation targets. Delivering social benefit by: Delivering environmental benefits by: Delivering economic benefit by: Boosting the supply of land for housing, and providing much needed high quality, market and affordable 1-2 bed apartments and flats within the highly sustainable location of Greenhithe. Providing space for a new local Health Care Centre for up to 5 GPs Potential to ensure full integration of Village Heights with existing community with the reinstatement or introduction of a footpath and cycleway if required. Providing opportunities for walking and cycling and relaxing, helping encourage healthy lifestyles. Encouraging social interaction and community activities, helping to build a strong sense of belonging. Promoting sustainable forms of transport through the incorporation of a new footpath, Cycle Storage Facilities, Travel Plan and location adjacent Greenhithe Railway Station for Bluewater and Fastrack with connections to HS1 Reducing energy requirements through a fabric first approach to construction and, achieving homes that are code 3 and 4 and, BREEAM excellent on nonresidential buildings Significantly reduced water consumption in homes and, minimising construction wastes arising A sustainable Urban Drainage System that significantly reduces existing surface run off rates from the site Providing high quality homes especially for Key Workers that will help to attract and retain high calibre staff within the local and wider community Further jobs created in the construction supply cain and through indirect employment Employment opportunities in the local Health Care Centre and Crèche; and providing local construction jobs over the build period Page 1
1 Introduction The Application 1.1 This Planning Statement supports an Outline Planning Application submitted to the Local Planning Authority of Dartford on behalf of Green Portal (Management) LLP and The Greenhithe Health Centre. 1.2 The development for which permission is being sought is in summary for: Up to 32 new homes comprising of 21 x 2 bedroom apartments, 11 x 1 bedroom flats, 30% of which will be affordable new homes for Key Workers with incentives for 1 st time buyers. A new state of the art Health Care Centre with 986m2 of useable floorspace spread out over 3 floors. A new Crèche which if delivered could be either situated within the medical centre or within the residential area of the scheme by reducing the number of homes from 32 to 30 to provide adequate space. The Applicants 1.3 Green Portal (Management) LLP is a multi-disciplined consultancy practice specialising in design, planning, project management and finance. The Greenhithe Health Centre is made up of 5 local NHS GP doctors with established surgeries in Swanscombe, Greenhithe and Bean. 1.4 The Applicants have assembled a planning and design team that shares their values and aspirations and that have a successful track record of working alongside local authority officers and, have inspirational qualities and an appetite for innovative design. The Design Team Planning, Design & Project Management: Design and Architectural Services: Transport Engineers: Topographic Survey: Environment: Green Portal (Management) LLP Emmott Page Architects LLP MLM Consulting Engineers Ltd Sitech Surveying Services Ltd REC Resource and Environment Consultants Ltd Air Quality Assessment Daylight and Sunlight Assessment Surface Water Drainage Assessment Phase I Land Contamination Assessment; Noise Assessment Arboricultural Assessment Tree Survey Page 2
The Site Figure 1 Ariel view of the site 1.5 The application site of approximately 0.4 hectares lies on land directly to the north of Greenhithe Railway Station The site is currently unused and comprised grassland and scattered trees. 1.6 To the north of the application site are residential units, woodland and the River Thames. To the east: B255 Station Road with a large food retailer. To the south: A206 Crossway Boulevard and Greenhithe Railway Station with dedicated Fastrack Interchange and link, there are woodland /grassland areas on both side of the station. To the west: A woodland line along A206 and residential units. Policy Context 1.7 The proposals will be addressed against policies in the National Planning Policy Framework together with the Councils adopted Core Strategy 2011 and the saved policies of the Dartford Local Plan 1995. 1.8 The site falls within the Thames Waterfront Priority Area identified in the adopted Core Strategy 2011. However the application site is not identified for housing development within the Strategic Housing Land Availability Assessment (SHLAA), as such it is considered to be a windfall housing site and should, be assessed against the criteria set out in Policy CS10 (4) of the Core Strategy. 1.9 Policy CS10 supports proposals for housing identified through the strategic site allocations. The proposed site has not been assessed within the SHLAA as undeliverable or undevelopable. The policy advises that sites not identified as deliverable or developable in the SHLAA should be assessed in the same way as planned development. Page 3
The policy however does not seek to prevent the development of windfall sites but has the objective of ensuring that any windfall sites that come forward are sustainable and commensurate with sites that have been identified as part of the Council s housing land supply. Approach and design drives 1.10 The applicants have followed best practice in the manner in which Village Heights has been brought forward. This has influenced every aspect of the development proposals from the design standards applied to the planning and design process itself. Details of pre-application consultation activities that have been undertaken are addressed in the Design and Access Statement and should be read in conjunction with this planning statement and additional supporting information. 1.11 The applicants have: taken the polices and guidance within the Councils adopted Core Strategy 2011 and the saved policies of the Dartford Local Plan 1995 as its starting point been committed to early engagement with council officers, technical consultees, local residents, community representatives and elected officials. ensured the proposals are grounded in a thorough understanding of the technical baseline assessments and their implications on the area as a whole. 1.12 These consideration have created a strong vision and were determined the development principles for Village Heights, Greenhithe. Conclusions 1.13 The vision for Village Heights has evolved from these three design drivers the Councils adopted Core Strategy 2011 and the saved policies of the Dartford Local Plan 1995 community and local engagement the areas character and profile as part of Kent Thameside within the Thames Gateway 1.14 The unique combination of these will deliver a new sustainable mixed use residential and community based development with distinct character and quality, setting it apart from other new developments within Greenhithe and its fringes. Supporting information 1.15 This statement and supporting information forms part of a suite of documents that accompanies the application. The planning statement provides the policy context for the application and should be referred to along with the following specialist reports prepared to address specific issues raised during the pre-application consultations comprising: Design and Access Statement Town Planning Statement Transport Assessment Page 4
Arboricultural Assessment Tree Survey Air Quality Assessment Daylight and Sunlight Assessment Surface Water Drainage Assessment Phase I Land Contamination Assessment Noise Assessment Your views count 1.16 We hope that reading these documents will help inform your thinking and opinions. The Council is now running a statutory consultation exercise, inviting comments on the proposals. For comments to be taken into account in this process they must be sent to Dartford Borough Council. 1.17 More information about these proposals can be found on the Green Portal website: www.greenportal.org.uk you can also follow us on twitter: Village Heights @GreenPortalLLP Page 5
2 Site and Setting Policy background 2.1 At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both planmaking and decision-taking. For plan-making this means that: Local planning authorities should positively seek opportunities to meet the development needs of their area; Local Plans should meet objectively assessed needs, with sufficient flexibility to adapt to rapid change, unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or where specific policies in this Framework indicate development should be restricted. For decision-taking this means: Approving development proposals that accord with the development plan without delay; and where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted 2.2 The NPPF advises policies in Local Plans should follow the approach of the presumption in favour of sustainable development so that it is clear that development which is sustainable can be approved without delay. All plans should be based upon and reflect the presumption in favour of sustainable development, with clear policies that will guide how the presumption should be applied locally. 2.3 The proposal site is a windfall site within a highly sustainable location and therefore the proposal represents sustainable development as detailed in the Framework. Subsequently these proposals fully accord with the polices set out within the NPPF together with the Councils adopted Core Strategy 2011 and the saved policies of the Dartford Local Plan 1995. Development proposals 2.4 Village Heights, Greenhithe is being proposed at the Land to the North of Greenhithe Railway Station for Bluewater which represents a viable opportunity for a mixed use residential development within the urban setting of Greenhithe in Kent. These proposals are design led with a strong emphasis on quality and sustainability. a pragmatic approach ensuring the most efficient use of land has been adopted to provide a mix of affordable new homes for key workers, 1st time buyers and families wishing to downsize, Page 6
this will include private landscaped grounds; and new Medical Centre and Crèche with associated parking. Policy Context 2.5 It is considered the development proposals are consistent with the NPPF and relevant development policies within the Local Plan (1995) and adopted LDF Core Strategy (2011) 2.6 Policy H13, including appendix 10 of the adopted Local Plan sets out guidelines for new apartments Stating that: proposals for the development of flats or the conversion of existing dwellings to flats should pay due regard to the character of the locality. 2.7 Policy CS6: The site falls within the Thames Waterfront Priority Area identified in the adopted Core Strategy 2011. 2.8 Policy CS10: Housing Provision sets out criteria to assess sites not identified as deliverable Policy 2.9 Policy CS15: Managing transport demand, seeks to minimise car use and make effective use of the transport network. 2.10 Policy CS16: Transport investment advises that the Council will seek to deliver the Strategic Transport Infrastructure programme 2.11 Policy CS17: Design of Homes, as well as seeking a high quality living environment, this provides an indication of the net density that should be provided on site 2.12 Policy CS18: Housing Mix has a presumption in favour of providing a majority of family houses on sites. On developments of less than 100 homes there is a presumption in favour of providing a majority of family houses of 2 bedrooms or more. 2.13 Policy CS19: Affordable Housing requires housing development of 15 units or more to provide 30% of the units as affordable housing. 2.14 In summary the proposed scheme meets all of the matters covered by development plan policy in terms of its sympathetic design and scale, amenity space, community facilities, public transport, car parking and densities. In addition the new buildings will be built with sustainable materials and will have high energy efficiency in terms of heating and lighting and be built to level 4 in terms of water consumption Safety and security of the residents and the public has been of paramount importance in designing the project Carefully landscaped grounds providing high quality communal grounds, creating a family and friendly environment will be complementary to the landscaping around the building. The orientation of the buildings has taken into account the aspect and overlooking to maintain the privacy of the adjoining properties. Every effort will be made in the design of the building and its construction to minimize the noise level for the residents, be it transportation noise or vibration Dwellings on the ground floor all have direct access to private communal grounds every apartment/flat will have its own private south facing balcony Page 7
Currently there is a shortage of one bedroom flats within the borough; these proposals seek to address this imbalance providing a mix of 1 &2 bedroom homes with potential to include a small number of 3 bedroom apartments to bring the proposals fully in line with Council policy CS18. Windfall Sites 2.15 Assessment of sustainability in accordance with Policy CS10 (4) of the Core Strategy, windfall sites are to be assessed on the same basis as planned development. 2.16 Windfall Sites Criteria and Questionnaire: Site Name I Address Village Heights, Greenhithe Land to the North of Greenhithe Railway Station for Bluewater. Sustainability Objective Assessment Questions Site Characteristics 1. Is the site brownfield/ previously used or a greenfield site Accessibility What is the walking distance to: i) a bus stop with at least two buses an 3. Which main shopping, leisure and work destinations are served by public transport, e.g. Please answer as many of the questions as you are able to. You may refer to other supporting documents, if appropriate. The site is considered an unused Brownfield Site. Reference: 02/01206/FUL The application site relates to part of the undeveloped land known as the "Everards Link" which is situated north of the railway line in Greenhithe and south of the Eagles Road residential development. The current application relates to that part of the site closest to the roundabout at the junction of Station Road and Crossways Boulevard. The site rises up from the roundabout, much of this being created from spoil placed here following the construction of the roundabout. The site is overgrown with shrubs and small trees. At the conclusion of paragraph 32 of the above referenced application, the committee report states. This is a sustainable location which should encourage trips to work by public transport and is therefore in line with government guidance on development adjacent to public transport routes. The proposal may differ but in policy terms this remains the case today. Fastrack bus as well as buses serving Kent, London and Essex stop opposite site Asda Super store (24 hour), Bluewater Regional Shopping Centre, Dartford and Gravesend Town Centres, All of Kent Thameside i.e. HS1 Europe, London, Crossways Business Park, Dartford Park, Page 8 Relevant Local Plan policy and National Planning Policy Framework paragraph CS Key principles 1 &2,p23 NPPF 17 Core Principle CSlS, NPPF 17 Core Principle,111 CS15, NPPF 17 Core principle,30,35
4. Do the proposals include any transport improvements including public transport, highway improvements, new footpaths or cycleways? Balanced and Integrated 5. What is the walking distance to the closest local community services: i) primary school ii) GP or health centre iii) local shops iv) children's playground local park or (higher level park) v) Are any new facilities proposed as part of the development? 6. How much and what type of affordable housing is proposed as part of the development? What is the proposed mix of sizes of homes? 7. Is the site in an identified area of deficiency for open space or children's playspace? * Does the proposal provide any new provision? New footpath, potential to reinstate access to Woodlands Way. Widening of the public footpath or create new to increase pedestrian safety when turning left from the proposed medical centre, creating a continuous public foot path leading to and from Ingress Park, Greenhithe station and the medical centre. i) Knockhall Primary school 10 mins ii) GP 10 mins iii) ASDA Super Store 1-2mins Bluewater 10-15 mins iv) Riverside park 2-3mins v) Yes, Health Centre, Crèche 30% Affordable housing for Key workers, 1 st time buyers Currently the mix is 1 & 2 bed flats/apartments, however, if required there is potential to also provide a small number of 3 bedroom apartments No, there are already 3 well equipped children s play areas close by within easy walk distance. CS15,CS16 CS15,CS21 NPPF 17 Core principle,70 CS18,19, NPPF 17 Core Principle,50 CS14,CS15, NPPF 73 8. Does the proposal provide for any uses other than residential? What are these? Medical use, Childcare CS 11,15 NPPF 17 Core Principle,28,37,38, 58,70 2.16 Determination of a Windfall Site Proposal is assessed against the following criteria: Sustainability of the site Policy CS10(4) a) and b) Assessment against Windfall Sites Criteria Weighing up of benefits and disbenefits of this assessment to determine the ability of the development to address key local sustainability factors Infrastructure capacity Policy CS10(4) c) and d) Is there sufficient capacity to serve the development taking into account committed and planned development and identified future infrastructure capacity (including ability to provide infrastructure where applicable)? Page 9
Is the development suitable in principle as a windfall site? Other considerations Does the proposal meet other Local Plan policies and NPPF policy requirements and are there any other material considerations? Local planning policy 2.17 It is evident that approved planning policy over the last few decades has put in place a planning context for planned and unplanned peripheral growth in identified locations which the application site clearly has a role to fill in meeting the requirements of national policy and other local adopted and emerging policy. Conclusions 2.18 Decision-takers can have confidence that the proposed Village Heights development embodies best practice, that any potential harm to existing or new residents or operations has been considered and mitigated, and that a high quality and sustainable development will emerge. 2.19 These outline proposals therefore provide a robust framework to guide a future design code and detailed planning submissions. As such, and in accordance with planning law, policy guidance, and other material considerations the council s development control board can, with confidence, grant planning approval for this new high quality and much needed mixed use sustainable development at Greenhithe. Page 10