DEVELOPMENT CONTROL BOARD AGENDA Thursday 7 September 2006 Guide to the Agenda
1. Apologies for Absence
2. Declarations of Interest To receive any declarations of interest Members may wish to make including the term(s) of the Grant of Dispensation(s) by the Standards Committee. 3. Confirmation of the Minutes of the meeting held on 10 (Pages 3 - 8) August 2006
ITEMS FOR CONSIDERATION IN PUBLIC
Request for Site Meetings. Planning Applications to be discussed by the Board 4. 06/00702/FUL (Pages 9 - 20) Land Rear of 92 - 106 Havelock Road, Dartford, Kent, DA1 3JB Priory Developments Ltd Demolition of 100 Havelock Road and erection of 7 no. 4 bedroom detached houses with associated garaging. RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) 5. 06/00477/FUL (Pages 21 - 28) 98 High Road, Wilmington, Kent, DA2 7DW Leacote Building Company Demolition of existing property and erection of a terrace of 2 x 3 bedroom and 1 x 2 bedroom houses with associated car parking. RECOMMENDATION: Approval
1 6. 06/00539/FUL (Pages 29 - 34) Land at Fern Cottage, Main Road, Sutton-at-Hone, Kent, DA4 9EU Mr & Mrs J Reilly Application for the Variation of Condition 3 and the Removal of Condition 8 of Planning Permission DA/97/00762/FUL in respect of the removal of two car parking spaces to serve Nos 32 and 34 Main Road. RECOMMENDATION: Approval for the Removal of Condition 7. 06/00715/FUL (Pages 35 - 40) Bournes of Dartford, 118 The Brent, Dartford, Kent, DA2 6DE Mr M Bourne Demolition of existing single storey extension and erection of an attached double garage together with installation of a new shop front. RECOMMENDATION: Approval 8. 06/00421/COU (Pages 41 - 48) Plot 7, Knoxfield Caravan Park, Darenth Wood Road Mr J Eastwood Change of use of land for the stationing of two mobile homes. RECOMMENDATION: Approval 9. 06/00469/FUL (Pages 49 - 58) Land Adjacent 2 Charles Street, Stone, Kent Blue Circle Industries PLC Redevelopment of site for the erection of a part two/part three storey building to provide 1 x 1 bedroom and 4 x 2 bedroom flats including undercroft car park and access onto Charles Street. RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) 10. 06/00699/COU (Pages 59 - 68) 104A Church Road, Swanscombe, Kent King & Johnson Demolition of existing workshop and outbuildings and erection of an attached two storey building with dormer windows in rear elevation to provide 3 x 1 bedroom and 1 x 2 bedroom flats
2 together with associated car parking. RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 11. 06/00755/COU (Pages 69 - 76) 109 And 111 Mounts Road, Greenhithe, Kent, DA9 9ND Oakleigh Developments Ltd Conversion of two houses into 3 x 1 bedroom flats and 2 x 2 bedroom maisonettes together with the installation of additional windows in side elevations, rear balconies at first and second floor levels and bin store to front elevation. RECOMMENDATION: Approval 12. 06/00764/FUL (Pages 77 - 82) Land Adjacent 24 Maple Road, Dartford, Kent, DA1 2QZ Mr Lee May & Thomas Brown Erection of a detached 3 bedroom house. RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 13. 06/00739/FUL (Pages 83 - 86) 20 Fairway Drive, Dartford, Kent, DA2 6AR Mr Birring Erection of a part two/part single storey side and rear extension and conversion of garage into habitable room with associated alterations to front elevation. RECOMMENDATION: Approval 14. 06/00710/FUL (Pages 87 - 92) 4 Leyton Cross Road, Wilmington, Kent, DA2 7AP Platinum Property (UK) Ltd Erection of 2 storey side and rear extensions together with canopy along front elevation and formation of a new vehicular access onto C286. RECOMMENDATION: Approval 15. 06/00664/FUL (Pages 93 - 98) 11 Festival Avenue, Longfield, Kent Mr & Mrs Williams
3 Erection of a first floor side extension incorporating extension to roof line and a rear conservatory. RECOMMENDATION: Approval 16. 06/00541/FUL (Pages 99 - 104) 73 Maple Road, Dartford, Kent, DA1 2QY Mr Titus Demolition of existing conservatory and erection of a two storey side/rear extension. RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 17. 06/00724/FUL (Pages 105 - 108) 11 Barnfield Close, Horns Cross, Kent Mr N Latter Change of use of amenity land to residential garden together with the erection of a 1.8m high close boarded fence. RECOMMENDATION: Approval 18. 06/00727/FUL (Pages 109 - 112) 205 Shepherds Lane, Dartford, Kent Mr Shane Byford Retention of a 2m high side and front boundary wall incorporating brick piers and iron railings. RECOMMENDATION: Refusal 19. Dartford Shopfront Design Guide (Pages 113 - 128) The report commends the new borough wide shopfront design guide for adoption as a technical document supporting the Local Development Framework and for use by the Development Control Team. RECOMMENDATION: That the shopfront design guide be commended to Cabinet for adoption. 20. Dartford Town Centre Conservation Area Appraisal and (Pages 129 - 240) Management Plan The report sets out the results of the public consultation process for the new conservation area appraisal and management plan for the Town Centre Conservation Area and seeks the Development Control Board’s approval to recommend the
4 document and the revised conservation area boundaries to Cabinet. RECOMMENDATION(S): 1 That the Town Centre Conservation Area Appraisal and Management plan, included in Appendix A, be recommended to Cabinet. 2 That the Town Centre Conservation Area boundaries, re- designated as shown in Appendix B, be recommended to Cabinet. 3 That the guidance, recommendations and actions set out in the Conservation Area Management Plan Section 7 (Issues) and Section 8 (Recommendations), be noted and recommended to Cabinet for implementation as part of planning policy development, incorporation into the Council’s Work Plan and for inclusion in any design brief within the Conservation Area. ITEMS FOR INFORMATION IN PUBLIC
21. Decisions Taken Under Delegated Powers (Pages 241 - 268)
22. Updates for 7 September 2006 (Pages 269 - 278)
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GUIDE TO THE AGENDA INTRODUCTION The function of the Development Control Board is to consider planning applications and also to take enforcement action against breaches of planning control and related matters. AGENDA LAYOUT Planning applications appear in the agenda on gold coloured paper. Applications which raise major policy issues, or have generated significant public interest are usually placed first. The agenda sometimes includes reports dealing with other matters, such as delegated decisions where no objections have been lodged, breaches of planning control or quarterly performance reports. These are printed on different coloured paper, not gold, at the end of the agenda. Each report on a planning application describes the application site, the proposed development, any relevant planning history, responses from those who have been consulted on the application along with any other comments received, and, lastly, a report on the main planning issues relevant to the application. Each report on a planning application contains a recommendation to the Board Members, generally either for refusal or approval. The recommendation appears at the beginning and at the end of each report. There is a narrative by the Planning Officer of his/her consideration and the reason for refusal, or the conditions to be attached to an approval, are set out at the end of the report. Occasionally, the recommendation is that the application be deferred for delegated approval, subject to outstanding matters being resolved. This means that there are some matters, usually relatively minor, which have yet to be resolved with the applicant. Subject to these being resolved, authority is given to Officers to issue the approval decision without reference back to the Board Members. UPDATE (available at the meeting) The main agenda is printed some time before the Board meeting. The Update is a document printed on white paper, which is prepared on the day of the meeting and is circulated to Members just before the Board meeting. It provides information about applications to be considered at the meeting which has emerged since the agenda was printed. This could include further comments from interested parties, recent changes to the application and amendments to the recommendation. Copies of the Update are made available to the public. THE MEETING The Chairman and Vice-Chairman sit on the dais at the front of the Council Chamber. Planning Officers sit on their right and a legal representative and the Committee Co-ordinator usually sit on their left. The Chairman may take agenda items in an order which reflects the degree of public interest. Before dealing with Planning Applications on the agenda (gold coloured paper), the Chairman usually asks the Board if any Member wishes a site meeting for any item. Site meetings enable Members to consider a proposal in more detail, to view the site and to hear from neighbours and other interested parties. Any item for which a site meeting is agreed will not be discussed further
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at this meeting . Anyone who made representations on a planning application which has been deferred for a site meeting will be notified of the arrangements for the site meeting. Such applications are usually reported to the next meeting of the Board for determination. The Chairman may also invite Members to indicate those items on the agenda they would like to discuss. If items are not proposed for discussion, the Chairman will ask Members to vote on each of them in accordance with the Officer recommendation. However, those items where a member of the public has registered to speak against the Officer recommendation will be discussed by the Board, unless it has already been agreed to hold a site meeting. There will be no need for public speakers to address the Board if the speaker was going to support the Officer recommendation . These items will not be discussed further, as the applications will have been decided in accordance with the Officer recommendation. Remaining Applications For the remaining items on the agenda, the Planning Officer will usually make a presentation, describing the proposal, outlining the main planning considerations and concluding with the recommendation. Where a request to speak has been made by 12 noon on the designated date, and granted, the Chairman will invite speakers to sit in a designated area equipped with microphones. Where the Officer’s recommendation is to allow the application, the objectors will have the opportunity to speak first, followed by any supporter. The reverse order will apply in cases where the Officer’s recommendation is that the application be refused. Each speaker will be allowed three minutes to make their points. Members or Officers may clarify any points with the speaker(s) before Members consider the application. Thereafter, no public speaking will be allowed and the speaker(s) will be asked to return to the public gallery. The Chairman has the discretion to curtail or extend speaking in individual cases if it is considered appropriate. FURTHER INFORMATION The items on this agenda represent a small proportion of the total applications dealt with by the Council. Many applications (see white pages at the back of the agenda) are determined by means of powers delegated to senior Officers. Should you have any queries regarding the way in which Dartford Borough Council deals with planning applications, please contact the Council's Development Control Section on 01322 343203 where an appropriate Officer will be pleased to explain matters to you. Page 3 Agenda Item 3
DARTFORD BOROUGH COUNCIL DEVELOPMENT CONTROL BOARD MINUTES of the meeting of the Development Control Board held on Thursday 10 August 2006 at 7.00 pm PRESENT: Councillor D E Hunnisett (Vice-Chairman, in the Chair) Councillor D R Appadoo Councillor I D Armitt Councillor D J Baker Councillor P F Coleman Councillor I T N Jones Councillor J A Kite Councillor D E Lawson Councillor M J Murphy Councillor Mrs J A Rickwood Councillor M T Tibby Councillor Mrs N C Wightman (in place of Councillor T C H Smith) 68. APOLOGIES FOR ABSENCE Apologies for absence were received on behalf of Councillors F G Byrne, J I Muckle and T C H Smith (substituted by Councillor Mrs N C Wightman). In the absence of the Chairman, the Vice-Chairman, Councillor D E Hunnisett took the Chair. With the agreement of the Board, Councillor I D Armitt assisted as Vice-Chairman. 69. DECLARATIONS OF INTEREST The Legal Services representative declared a Personal interest in Parish / Town Council membership on behalf of all Parish / Town Councillors present at the meeting. 70. CONFIRMATION OF THE MINUTES OF THE MEETING HELD ON 13 JULY 2006 RESOLVED: That the minutes of the meeting of the Development Control Board held on 13 July 2006 be confirmed. 71. 05/00883/OUT 1-7 SUFFOLK ROAD, DARTFORD, KENT, DA1 1EJ STANDRISE LTD The Regeneration Director reported in connection with the above outline application for the change of use of No.7 Suffolk Road to a single dwelling house, together with demolition of existing building and erection of a 3 storey detached building to provide 2 No. retail units on ground floor and 11 x 1 bed 1 Agenda Item 3 Page 4 DEVELOPMENT CONTROL BOARD THURSDAY 10 AUGUST 2006 flats on first, second and third floors with associated amenity space. Members' attention was drawn to the update circulated at the meeting. Members of the Board raised concern that the address of the proposed development would have an impact on the residential car parking scheme at Suffolk Road. The Board requested that their concerns be noted and requested that consideration be given to this issue at the appropriate time. RESOLVED: (1) That the application be approved subject to: (i) the conditions, reasons and informatives set out in the report. (ii) the addition of the following additional informative: The applicant's attention is drawn to the need to contact Building Control regarding installation of noise insulation between the dwellings and also the residential/commercial units. This should ensure the proposals satisfy the appropriate Building Regulations. (2) That the Development Control Board’s concern with the development’s address and its impact on the residential parking scheme at Suffolk Road be passed to the relevant Officers for consideration at the appropriate time. 72. 06/00424/FUL 1 BULLIVANT CLOSE, STONE, GREENHITHE, KENT, DA9 9PB MR A PARK The Regeneration Director reported in connection with the above application for the erection of a two storey side extension. Members' attention was drawn to the update circulated at the meeting. The Chairman introduced Ms A Cinnery who spoke against the application. The Chairman introduced Mr P Hadley who spoke in favour of the application. RESOLVED: That the application be refused on the following grounds: - 01) The proposed development by virtue of its overall bulk and massing and close proximity to No 14 Cowley Avenue would result in an overbearing impact to this property to an unacceptable degree contrary to Policies B1 and H14 of the Adopted Dartford Local Plan and Policies DD11 and H13 of the Dartford Local Plan Review.
2 Page 5 Agenda Item 3 DEVELOPMENT CONTROL BOARD THURSDAY 10 AUGUST 2006 73. 06/00127/FUL 10 THE OLD YEWS, LONGFIELD, KENT, DA3 7JS MR G TITCOMBE The Regeneration Director reported in connection with the above application for the erection of a detached garage. The Chairman introduced Mr I Wilson who spoke against the application. The Chairman introduced Mr G Peachey who spoke in favour of the application. RESOLVED: That the application be refused on the following grounds: - 01) The proposed development would result in an obtrusive form of development out of character with the area with particular reference to the Area of Special Residential Character and be detrimental to the visual amenities of the occupiers of the neighbouring residential properties contrary to Policies B1, H9 and H13 of the Adopted Dartford Local Plan and Policies DD11, H13 and H23 of the Dartford Local Plan Review. 02) The proposed development would result in an inadequate and restricted form of vehicular access and manoeuvring space with the loss of a turning facility resulting in an increase in potential traffic hazard within The Old Yews from vehicles reversing into the public highway contrary to the advice of Kent design and Policy B1 of the Adopted Dartford Local Plan and Policies DD11 and T9 of the Dartford Local Plan Review. 74. 06/00702/FUL LAND REAR OF 92- 106 HAVELOCK ROAD, DARTFORD, KENT DA1 3JB PRIORY DEVELOPMENTS LTD The Regeneration Director reported in connection with the above application for the demolition of 100 Havelock Road and erection of seven no. 4 bedroom detached houses with associated garaging. Members' attention was drawn to the update circulated at the meeting. RESOLVED: That the application be deferred subject to a site meeting. 75. 06/00477/FUL 98 HIGH ROAD, WILMINGTON, KENT DA2 7DW LEACOTE BUILDING COMPANY
3 Agenda Item 3 Page 6 DEVELOPMENT CONTROL BOARD THURSDAY 10 AUGUST 2006 The Regeneration Director reported in connection with the above application for the demolition of the existing property and the erection of a terrace of 2 x 3 bedroom and 1 x 2 bedroom houses with associated car parking. Members' attention was drawn to the update circulated at the meeting. RESOLVED: That the application be deferred subject to a site meeting. 76. 06/00503/FUL 8 CHALET CLOSE, BEXLEY, KENT, DA5 2EY MR & MRS DUREY The Regeneration Director reported in connection with the above application for the erection of a single storey side extension. RESOLVED: That the application be approved subject to:- (i) the conditions, reasons and informatives set out in the report. (ii) the addition of the following condition and reason: 05 The garage, car parking spaces, turning areas and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. Reason: To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 77. 06/00604/FUL AIR AND BREATHE, 37 ESSEX ROAD, DARTFORD, KENT, DA1 2AU LUMINAR LEISURE LTD The Regeneration Director reported in connection with the above application for the Variation of Condition 2 of Planning Permission DA/83/0639 in respect of extending Sunday opening hours from 11.00pm to 02.00am on Bank Holiday weekends. Members' attention was drawn to the update circulated at the meeting. RESOLVED: That the application for the Variation of Conditions be approved subject to the conditions, reasons and informatives set out in the report. 4 Page 7 Agenda Item 3 DEVELOPMENT CONTROL BOARD THURSDAY 10 AUGUST 2006 78. 06/00715/FUL BOURNES OF DARTFORD, 118 THE BRENT, DARTFORD, KENT, DA2 6DE MR M BOURNE The Regeneration Director reported in connection with the above application for the demolition of existing single storey extension, and the erection of an attached double garage together with installation of a new shop front. RESOLVED: That the application be deferred to allow Officers to negotiate alternative parking and barrier to the boundary property (2 Brent Way). 79. 06/00501/FUL 37 THE GREEN, DARENTH, KENT DA2 6JT MR R WEAVER The Regeneration Director reported in connection with the above application for the erection of a side conservatory. RESOLVED: That the application be approved subject to the conditions and reasons set out in the report. 80. 06/00598/FUL 5 QUEENS GARDENS, DARTFORD, KENT, DA2 6HZ ROLANDAS SVETLAUSKAS The Regeneration Director reported in connection with the above application for the retention of a satellite dish. RESOLVED: That the application be approved subject to the conditions and reasons set out in the report. 81. 06/00654/FUL 77 WATCHGATE, DARENTH, KENT, DA2 7JY CO-OPERATIVE GROUP (CWS) LTD The Regeneration Director reported in connection with the above application for the erection of a single storey side extension and alterations to existing shop front. RESOLVED:
5 Agenda Item 3 Page 8 DEVELOPMENT CONTROL BOARD THURSDAY 10 AUGUST 2006 That the application be approved subject to the conditions and reasons set out in the report. 82. DECISIONS TAKEN UNDER DELEGATED POWERS Members received the decisions taken under Delegated Powers for the period 1 July 2006 to 28 July 2006. RESOLVED: That the report be noted. The meeting closed at 8.25 pm Councillor T C H SMITH CHAIRMAN
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00702/FUL Officer: Mr P Nicholls Location: Land Rear Of 92- 106 Havelock Road Dartford Kent DA1 3JB Proposal: Demolition of 100 Havelock Road and erection of 7 no. 4 bedroom detached houses with associated garaging Applicant: Priory Developments Ltd Agent: Knight Norman Partnership 137 Walton Road East Molesey KT8 0DU Target Date: 24/08/2006 Parish / Ward: / Heath RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) SITE SPECIFIC POLICY (1) Dartford Local Plan - No site specific policy (2) Draft Deposit Local Plan - No site specific policy. SITE DESCRIPTION (3) The application site comprises an area of 0.34 hectares currently used as garden land for no.s 94, 100, 104, and 106 Havelock Road. The dominant characteristics of the site are trees and vegetation, much of which appears unkempt. (4) A Tree Preservation Order has been put on trees to the western boundary at the rear of No's 21-29 Broomhill Road. Four individual trees have been protected as follows - a horse chestnut, a sycamore and two mature cherry trees. Also a group of three horse chestnuts have been protected as they form a significant group between properties. (5) Rear gardens of the properties in Broomhill Road adjoin the application site to the west and to the east are rear gardens of the properties in Havelock Road. The rear gardens of the properties in Havelock Road range from 20-26 m in length and those in Broomhill Road are approximately 25m. The existing properties in Havelock Road are on raised ground level from the road, though the site is level from these properties through to the application site and beyond to the properties in Broomhill Road. Agenda Item 4 Page 10
(6) In terms of the surrounding area, this is characterised by residential dwellings varying from two storey dwellings to traditional size bungalows. They form a mixture of styles and material types. PROPOSAL (7) Members will be aware that this is the third planning application for residential development on this site. Following the dismissal of an appeal in relation to the first proposal for 7 detached houses, a further identical proposal for the erection of 7 detached houses is now before the Council, with the addition of a unilateral undertaking, which aims to deal with the Inspector's reason for dismissing the appeal. (8) In terms of the proposed detached dwellings, all 7 houses will have 4 bedrooms. Five of the dwellings are shown as two storey houses and the remaining two are proposed as chalet bungalows. Three of the dwellings will be orientated towards Havelock Road whilst the remaining four will have flank elevations to Havelock Road and Broomhill Road. (9) Each unit will have two parking spaces. The two chalet bungalows have integral garages whereas the other 5 plots have access to either a whole or half a double garage. The dwellings will all have a rear garden, the smallest being 10m in length. The layout enables some of the gardens to be as wide as they are long, which helps to keep the density of the development very low at approximately 21 units per hectare. The houses themselves are of a fairly traditional design and will be comprised of brickwork and hanging tiles. (10) No.100 Havelock Road is to be demolished to provide the vehicular and pedestrian access into the site. A number of the existing trees will be retained within the site, primarily those on the eastern and western boundaries. At this stage a comprehensive landscaping scheme has not been submitted although an indicative layout shows potential areas for new trees to be planted. RELEVANT HISTORY (11) A previous application (DA/04/00410/FUL) for the erection of 7 No.4 bedroom detached dwellings, including 5 two storey houses and 2 chalet bungalows all with 4 bedrooms and associated garages and driveways was refused at the 19 August 2004 meeting of the Development Control Board on grounds relating to the development: - being overbearing and resulting in loss of privacy given their siting and relationship to existing properties; - being out of character with the pattern of development in the surrounding area; - having an access road that would give rise to an unacceptable level of nuisance, disturbance and loss of privacy. (12) The applicants appealed against the Council's decision. The appeal was initially allowed, but the Council filed a Judicial Review of the Planning Inspector's decision on the grounds that a matter of fact stated in the decision was incorrect. This related to a side dormer window which was erroneously referred to as serving a landing. In actual fact, the window served a bedroom. A Consent Order quashing the Inspector's decision was signed by all parties and issued by the High Court on 26 October 2006. (13) The appeal was assessed again by a different Inspector, who decided to dismiss the appeal on the grounds that it would have resulted in an unacceptable impact on the living conditions of the occupants of No.98 Havelock Road due to the proximity of the access road. (14) Around the time the initial appeal was lodged, the developers submitted a further planning application for the erection of 5 detached bungalows. This was refused by Members on the last two grounds as referred to above (DA/04/01010/FUL). (15) The application was deferred from the last committee meeting to allow for a Members site visit. Page 11 Agenda Item 4
COMMENTS FROM ORGANISATIONS (16) Thames Water: with regard to the surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. (17) Environmental Health Services Manager: The applicant should be sent a standard guide relating to environmental controls for demolition and construction of buildings. Additional conditions are recommended in respect of hours of working on site and no burning of waste materials. Informatives are recommended advising the applicant to contact the Environmental Health Services Section for advice in respect of minimising the impact of demolition/construction work on local residents, and the impact/prevention of unreasonable light intrusion from domestic security lights. NEIGHBOUR NOTIFICATION (18) At the time of writing this report a total of 28 letters of objection (including one from Dr Howard Stoate MP) and 3 letters of support have been received. Submitted with one of the objections is a petition signed by 125 residents. A summary of the main objections is as follows: - Noise and disturbance from the new road adjoining the existing properties, both during the construction stage and after the development has been completed; - A negative change in character of the area; - The proposed development will result in significant traffic generation; - Increase in parking problems in the area; - Loss of wildlife and their habitat, trees and hedgerow; - Involves the demolition of a perfectly good bungalow; - Loss of residential amenity; - The dormer window in the side of No.98 was not considered by the Council to be a reason to refuse the first application, so this application must be rejected for the same reasons as before otherwise it would represent a U-turn; - An approval may lead to a precedent being set; - Consideration should be borne in mind of the Protection of Private Gardens (Housing Development) Bill which will have its second reading on 20 October 2006, and all garden developments should be put on hold until this has taken place; - Additional homes in this area are not necessary with approximately 269 homes being built on the old West Hill hospital site, plus 100 in Miskin Road; - Security to the properties adjoining the site will be compromised; - The additional dwellings will place more strained on the facilities of the area. (19) Other objections that are non-material planning considerations include: - Impact on house prices/potential buyers; - Construction noise, dust and disturbance. (20) The letters of support state that: - two previous recommendations by the Council's own professional planners and another by a Government Inspector have stated it complies with planning requirements; - the long existing rear gardens are surplus to requirements, as many residents cannot cope with the necessary garden maintenance; - it is fairly obvious that this development will ultimately proceed at some time in the future; - the development will help Dartford Council to contribute to their house building target; - it is accepted that the Inspector has carefully considered the environmental and amenity issues raised by residents but has deemed them not to be of material influence to the planning decision; Agenda Item 4 Page 12
- the only reason the appeal was dismissed was linked to the side dormer window at No.98. The dormer window is now to be removed; - the proposed vehicular access through No.100 is the best available; - a refusal will only start further cycles of applications and appeals. Therefore the application should be approved and bring the ongoing uncertainty and disruption to an end. RELEVANT POLICIES (21) Within the adopted Dartford Local Plan, Policy H8 states that the density and dwelling mix of new housing developments should pay due regard to the characteristics of the site and to the character of the surrounding area. (22) Policy H10 states that the layout and design of new housing developments should be to a high standard and should be compatible with the surrounding area. (23) Policy T22 notes that proposals should normally include parking provision in accordance with the Council's adopted standards. (24) Policy B1 notes that a high standard of design will be required in all proposals. Development proposals should not materially detract from the amenity of adjoining properties and should not give rise to loss of daylight or overlooking. (25) Within the Local Plan Review, Policy H4 relates to windfall sites within both the built-up areas and village confines. Essentially, proposals should respect the street-form and public realm; should include sufficient amenity and parking space; the design should be sympathetic with its surroundings; it should be of a scale, density and layout compatible with its surroundings and should not result in the loss of open space. Backland development will only be acceptable if the street pattern and built form can satisfactorily accommodate the development, there is no overshadowing or loss of privacy and adequate access and amenity space can be provided. (26) Policy H8 provides advice on layout, design and density. It refers to Appendix 1a and 1b which give more detailed guidance on privacy distances and garden sizes. (27) Policy DD11 provides general development and design criteria. (28) Policy DD1 of the Review specifically refers to densities, where a development is proposed within a built-up area that has the potential to be served by public transport. This Policy was revised in April 2004 to state that a general density of 30 to 50 dwellings per hectare will be appropriate. (29) Finally, Policy DD13 requires new development to incorporate measures to protect the security of people and property. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (30) There are a number of issues that need to be considered when assessing this resubmission for residential development on this site. It is my opinion that the key issues relate to the principle of the development and the proposed density, the impact on the character of the area both within the site and overall impact on the street scene, including the loss of trees, the impact upon the surrounding residents and the level of parking provision together with the associated highways issues. (31) In all cases, it will be important to refer to the two decisions issued by the Planning Inspectorate with regards to the same development, whilst a separate section to this report will look more closely at the reasons for the dismissal of the second appeal. Principle of the Development Page 13 Agenda Item 4
(32) There are no site specific policy allocations on this land. The proposals maps of both the adopted Dartford Local Plan and the Local Plan Review identify the site as 'white land'. The land constitutes previously developed land in terms of Policy H4 as the land to be used is, as existing, residential garden space, and therefore I think that the broad principle of development on this site is acceptable, subject to compliance with other relevant planning policies. (33) Some of the objectors from now and before raise the issue of development being unacceptable on 'green land' and the impact this will have on wildlife. The site is not 'undeveloped' land as it is in residential use and could be covered in hardstandings and outbuildings without the need for planning permission. Indeed, the TPO schedule has only recently been put on the site when the Council became aware of the potential threat to the trees due to this application - prior to this all the trees could have been removed without any permission. The site is not a Site of Special Scientific Interest (SSSI) or Site of Nature Conservation Interest (SNCI) and has no other designation besides the TPO mentioned. It is not the remit of English Nature or Kent Wildlife Trust to become involved in residential gardens such as this. (34) In adding weight to this view, I draw reference to Annex C of Planning Policy Guidance Note 3 (PPG3) (Housing). Here it states that: "Previously developed land is that which is or was occupied by a permanent structure, and associated fixed surface infrastructure. The definition covers the curtilage of the development. Previously developed land may occur in both built-up and rural settings." (35) It is also worth noting that in both Inspectors' appeal decisions this view was taken. The Inspector on the second appeal considered that there must be a presumption in favour of the development of the site for housing. This effectively means that the Government have accepted that some form of residential development is acceptable on this site, subject to the finer details. Private Gardens (Housing Development) Bill (36) At this stage, it is important to confirm the position of one of the points raised by neighbouring residents. This private members' Bill was introduced to the House of Commons on 1st February 2006. It is due to have its second reading on 20 October 2006. The short title of the Bill is to "protect private gardens from housing development which is out of character with the surrounding area." (37) Effectively, the Bill aims to remove private gardens from the definition of brownfield sites. The Bill is not currently law and is therefore not a material consideration in determining this planning application. Density of Development (38) PPG 3 Housing, contains specific Government guidance with respect to making efficient use of land. The advice says that developments should be encouraged where they are between 30 and 50 dwellings per hectare, and higher where there are good public transport routes. In this case, the density equates to approximately 21 dwellings per hectare, which is comparable, on average, to the density of development in the area. The subject side of Havelock Road has a density of 15 dwellings per hectare, whilst the eastern side of Broomhill Road has a density of 35 dwellings per hectare. (39) Therefore, despite some comments that the proposal constitutes an overdevelopment of the site, it will be lower than the 30-50 dwellings per hectare density encouraged in paragraph 58 of PPG3. This Government guidance does allow for flexibility. New housing proposals should not be viewed in isolation and considerations of design and layout should be informed by the wider context. Agenda Item 4 Page 14
(40) A figure of 21 dwellings per hectare is not, in my view, out of character with the area. I therefore believe it would be inappropriate to refuse this current application on the grounds that the density is too low. Policy H8 of the Adopted Local Plan requires densities to be sympathetic with the surrounding area, and as a matter of judgment, in my view, the density of development is in keeping. Impact on Surrounding Properties (41) As detailed earlier, a number of individual letters have been received by residents. One of the main concerns is overlooking. Where quantification is relevant the Local Plan Review suggests a minimum of 20m to be retained where rear windows overlook other windows. In this scheme, the nearest rear windows from the proposed properties are 10m from the boundary of the application site. There is an additional 20 to 24m distance to the rear windows of two storey dwellings in Broomhill Road or in the case of No.108 the relationship is to overlook the bottom of a rear garden at least 55m from the main house. Plots 4 and 5 are closer to the western boundaries, but they have their flank elevation orientated onto the boundary. The only windows in the flank elevations at first floor level are either bathroom or landing windows. (42) There have also been objections from some of the residents in Havelock Road on grounds of overlooking. However, there is some 28m to 32m between the front of the proposed houses and the rear of the bungalows at 92 to 98. Clearly, in this instance, the relationship is different to that of the western side of the site as the impact is of two storey dwellings to bungalows. However, again in accordance with the Local Plan Review, a distance of 20m is desired and this scheme allows for an additional 8 to 12m. In my opinion, even considering the relationship of houses to bungalows, on a level site as this, there can be no suatainable reason for refusal. (43) No's 102 to 106 Havelock Road back onto either the access drive or Plot 7 which is a chalet bungalow. Local Plan Review guidance suggests a minimum distance of 12m between rear windows and flank walls. The chalet bungalow contains no windows in the flank elevation overlooking Nos 104 and 106 Havelock Road and the distance between the dwellings is some 23m. In my opinion, the relationship between the proposed properties and neighbouring existing properties is acceptable. (44) This level of privacy can be protected by way of attaching a condition removing Permitted Development Rights to install windows in the roof, meaning should this be a future intention, a separate planning application to vary that condition would be required, which will of course be subject to consultation with neighbouring properties. To reinforce the anticipated privacy levels at the ground floor, there will be a 2m high close boarded fence or wall surrounding the perimeter of the site, which will be the subject of a further submission of details. (45) The residents have also raised the issue of overbearing impact and loss of light. The two storey dwellings are approximately 8.1m high and the chalet bungalows one metre less. All of the distances between new and existing properties are well above the Local Plan requirements which seek to protect privacy and loss of light. It is therefore not possible for the proposed dwellings to cause a demonstrable loss of light due to their siting in distance terms and orientation. (46) It is my view that the above considerations, coupled with the protected trees and those to be planted on site in the future, mean that there will be no substantial loss of amenity. This view is again consistent with the views of two Inspectors. The decision on the second appeal states that issues of amenity could be satisfactorily dealt with by attaching suitable conditions. (47) In terms of security, many residents have stated that they feel their level of security will be compromised by facilitating access to the rear. In accordance with the second Inspector's view on this matter, I feel that the public parts of the appeal site, in respect of the road and footpaths, will be subject to surveillance. With additional residents to the rear, there is the potential to increase the level of security rather than decrease it, and for this reason, I think that the proposal is in accordance with Policy DD13, which deals specifically with security. Page 15 Agenda Item 4
Impact on the Character of the Area (48) The main view of this proposal will be from the rear of the properties in Havelock Road and Broomhill Road. From the existing street scene in Havelock Road, Plot 3 will be the most visible as it forms the focal point at the top of the new driveway. Plot 3 has been designed as a double fronted chalet bungalow to provide an interesting elevation looking outward of the site and also from within. (49) Clearly this development will dramatically alter the existing character of the site as it introduces built development in an area currently dominated with trees and vegetation. However, where possible the important trees have been protected by a Tree Preservation Order. If Members find the scheme acceptable, the retention of some of the trees on the site as well as the submission of a detailed landscaping scheme will, in my view, ensure that the development does not harm the quality character of the area. In addition, the existing trees also act as an excellent green barrier between the application site and the adjoining properties in some areas, particularly on the western side of the site. With this in mind, I believe there is no reason to refuse this application on grounds that the development adversely impacts upon the character of the area. (50) Again, in the case of the second appeal, the Inspector believed that the effect of the scheme on the outlook from neighbouring dwellings and their gardens would be acceptable; that the impact the new houses would have in urban designs terms can be rendered acceptable; and, that the development would not seriously harm the character and appearance of the wider suburban locality. In effect, the development was considered to be compatible with its surroundings. Backland Development, Access and Parking (51) Policy H4 deals with windfall sites and specifically with backland development. The policy states that development behind the main frontage will only be permitted where the street pattern and built form can satisfactorily accommodate the development, there is no overshadowing or loss of privacy, and adequate access and amenity space can be provided. As outlined in my earlier paragraphs, this development can be accommodated and meet the Local Plan guidelines in terms of site layout, a view which is supported by two Planning Inspectors. (52) The proposed means of access to the backland is an integral and necessary part of the proposed development. Kent Highway Services remain of the view that the proposed access and parking spaces are acceptable. The frontage to No.100 is about 10m in length, and the backland is some 42m from the rear edge of the footway. The land is of sufficient width to provide a carriageway and the footways. With this in mind, I do not believe that there is a reason to refuse this application in respect of its access or parking provision. (53) Objections have also been raised in terms of the noise and disturbance likely as a result of the new access road. In essence the demolition of a bungalow and formation of 7 dwellings to the rear means there is only an increase in 6 dwellings within the immediate area. A detailed noise study was submitted at the time of the second appeal. This was considered to be satisfactory by the Inspector. The applicant is also intending on providing additional noise attenuation benefits including the construction of a brick wall with wooden panels along the relevant boundaries of No.98 and No.102. In addition to this, I have proposed a condition to any planning approval to ensure that a landscaping scheme along the access road is submitted to alleviate further any concerns relating to noise and disturbances along the access road. Relationship between No.98 and the roadway (54) So far I believe I have covered all aspects of the planning application that are relevant with the exception of the reasons behind the dismissal relating to the second appeal, which was for an identical development that is now before the Council. Agenda Item 4 Page 16
(55) In essence, the Inspector considered that there were no justifiable reasons to dismiss the appeal on grounds of: - impact on the character of the area; - impact on residential amenity; - impact on the highway including parking provision; - the principle of the backland development; - the proposed density; - increased level of noise and disturbance. (56) The dismissal of the last appeal related to the roadway and the impact its use and presence would have on the living conditions of No.98, which has a bedroom dormer window in the northern side elevation of the property. Whilst the Inspector noted that the new roadway would be an "..insensitive and unsympathetic addition to its immediate surroundings..", he concluded overall ".. on balance that the scheme would be compatible with the character and appearance of the area." (57) The Inspector felt that its proximity to the road, together with the proposed boundary enclosures and lack of possibility for extensive landscaping would mean that there would be an unneighbourly disruption to residential amenity at No.98. In the view of the Inspector, the creation of hardstanding in front of this window would be an unattractive prospect for any one using this bedroom. Had the flank window at No.98 not been an issue, it seems likely to me that the Inspector may well have allowed the appeal. In saying this, I am mindful that he did not take issue with the impact on No. 102, where no first floor windows exist. (58) The applicant is attempting to remove this problem by purchasing No.98 and covering up the side dormer window with hanging tiles, creating a "blind dormer". The way in which the applicants are proposing to secure these works is via a unilateral planning obligation. The obligation will also include a clause that prevents any future occupiers from installing a window in any part of the northern side elevation of this roof. (59) In my view, this is an effective long-term way of removing what I believe to be the only reason why the Planning Inspector dismissed the last appeal. In my view, a further refusal by the Council is very likely to result in an appeal being allowed by the Inspectorate, as it would be unlikely that a Planning Inspector would dismiss the appeal for a different reason. Other Issues (60) Some of the objection letters received are concerned over the impact of the development on house prices and as a deterrent to potential purchasers. They also object to the construction noise, dust and associated inconvenience that they will have to suffer. These are not material planning considerations and therefore cannot be reasons for refusal. If however, the proposal does proceed and there are concerns over noise and/or public safety at that time, then residents can contact the Councils Environmental Health Department who have different powers of authority. HUMAN RIGHTS IMPLICATIONS (61) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (62) In light of the above considerations, I think that this scheme accords with Local policies, but falls short of PPG 3 in respect of minimum densities. However, the development would result in a density that is an average figure for this area. I accept that the proposal will alter the outlook that is currently afforded to adjoining residents, but change or loss of a view is not a reason to refuse planning permission. The land is previously developed land, forming part Page 17 Agenda Item 4
of existing gardens in Havelock Road. The majority of the land will be retained for that same use. (63) The relationship of the proposal to existing dwellings has been carefully considered and in my view, when measured against the prevailing Local Plan policies, sits comfortably within the guidelines. Therefore, whilst I recognise that residents are concerned over the impact of the proposal, I feel that the impact upon existing residents would not be significant enough to refuse the application. Whilst some trees will be lost, they will be replaced and this will be controlled via condition. A further condition in respect of boundary enclosure details can increase security and privacy. (64) It is of considerable importance that consideration be given to the two previous appeal decisions as these constitute significant material considerations. The latest dismissal is of particular significance, which effectively turned on the issue of the outlook from No. 98. I do not consider that this could be reasonably used as a reason to refuse this application when the window is to be removed via a legal obligation. The appeal decisions acknowledge that some form of residential development will occur on this site in the future, and for the reasons outlined above and the fact that two Inspectors have found the proposal to be acceptable in all other respects and dismissed all of the Council's previous reasons for refusal, this application should be approved subject to the suggested conditions and completion of the legal undertaking. RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 Details and samples of all materials to be used externally shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced, unless otherwise agreed in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details. 02 To ensure that the development does not harm the character and appearance of the existing building or the visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 03 Before any works commence on site (including demolition), a landscaping scheme, including both hard and soft landscaping, for the site and access road shall be submitted for approval to the Local Planning Authority and upon approval shall be implemented during the first planting season following the occupation of the first unit and shall thereafter be maintained for a period of five years. Any trees, shrubs or grassed areas which die, are diseased or vandalised within this period shall be replaced within the next planting season with plants of similar species and size to that approved. 03 To safeguard the visual amenities of the locality in accordance with Policy B3 of the adopted Dartford Local Plan Agenda Item 4 Page 18
04 The development shall not commence until details of all boundary walls and fences have been approved by the Local Planning Authority. These shall be erected prior to the first occupation of the development. 04 In the interests of the amenities of neighbouring property in accordance with Policies B1 and B3 of the adopted Dartford Local Plan. 05 No demolition or construction work shall take place on the site outside the hours of 08.00 to 18.00 Mondays to Fridays inclusive, and 08.00 to 13.00 on Saturdays with no work on Sundays and Bank Holidays. 05 To protect the amenities of the residents of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 06 During the construction phase no materials shall be burnt on site. 06 To protect the amenities of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 07 No demolition, site clearance or building operations shall commence until chestnut pale fencing of a height of not less than 1.2m (4ft) has been erected around each tree or tree group to be retained on the site in accordance with details to be submitted to and approved by the Local Planning Authority before any work on the development hereby permitted is first commenced (such details to include trenches, pipe runs for services and drains etc). Such fencing shall be maintained during the course of the development and no storage of plant or materials or erection of buildings shall take place within the fenced area. 07 To prevent damage to the trees in the interest of the visual amenities of the area in accordance with Policy B3 of the adopted Dartford Local Plan 08 The proposed vehicular access and sight lines shall be provided and constructed as shown on the application drawings and thereafter maintained and the area in advance of the sight lines shall be kept permanently clear of all obstructions. 08 In order to ensure that the development should not prejudice the free flow of traffic and condition of safety on the highway nor cause inconvenience to other highway users in accordance with Policy T20 of the adopted Dartford Local Plan. 09 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order) no extensions, alterations or other form of enlargement to the residential development hereby permitted, nor erection of porches, outbuildings, hardstandings, storage tanks, gates, fences, walls or other means of enclosures, shall take place without the prior permission of or on behalf of the Local Planning Authority. 09 To enable the Local Planning Authority to consider any further developmenton its merits, having regard to the amount of development already permitted on the site and in accordance with Policy B1 of the adopted Dartford Local Plan. Page 19 Agenda Item 4
10 The garages, car parking spaces, turning areas and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 10 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 11 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order amending, revoking and re-enacting that Order), no windows or similar openings shall be constructed in the roof of the building without the prior written consent of the Local Planning Authority. 11 To enable the Local Planning Authority to regulate and control any such further development in the interests of the amenity and privacy of adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. INFORMATIVES 01 It appears that this development involves work close to a boundary, which may come under the terms of the Party Wall etc. Act 1996. If it does, you will need to serve notice on your neighbour before undertaking any work. It would therefore be advisable for you to ensure that you meet any requirements of the Act before starting any work. 02 New street name(s) and/or property numbers will be required for this development. Please apply as soon as possible as this process involves lengthy consultations. Please contact the Property Information Officer on: 01322 343206. 03 The applicant's attention is drawn to the need to contact the Environmental Health Services Section with regards to the advice on the following: (a) how to minimise the impact of demolition/construction work on local residents; (b) how to minimise the impact/prevent unreasonable light intrusion from domestic security lights. Agenda Item 4 Page 20
Application No: : 06/00702/FUL Address : Land Rear Of 92- 106 Havelock Road Dartford Kent DA1 3JB Date: 23 August 2006 Scale: 1:1250 Page 21 Agenda Item 5
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00477/FUL Officer: Mrs Jennifer Herbert Location: 98 High Road Wilmington Kent DA2 7DW Proposal: Demolition of existing property and erection of a terrace of 2 x 3 bedroom and 1 x 2 bedroom houses with associated car parking Applicant: Leacote Building Company Agent: Jeremy S Isherwood 34 Chalky Bank Gravesend Kent DA11 7NY Target Date: 27/06/2006 Parish / Ward: Wilmington Parish Council / Wilmington RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan: No site specific policies. (2) Dartford Local Plan Review: No site specific policies. SITE DESCRIPTION (3) The site is located on the northern side of High Road Wilmington and currently accommodates a disused police house and office. There is an existing vehicular access to the site from the service road off High Road directly outside the front entrance of the site. This is a residential area with a broad mix of dwelling types surrounding, consisting of terrace and detached and semi-detached dwellings. There is a retail shop opposite. PROPOSAL (4) This application proposes to demolish the existing police house and erect a terrace of two three-bedroom and one two-bedroom house with the associate car parking. RELEVANT HISTORY (5) The police house and office was erected in 1954 and until this use ceased, was the sole use of this site. Agenda Item 5 Page 22
(6) Consideration of this application was deferred at the last meeting to enable a Members site meeting to take place. NEIGHBOUR NOTIFICATION (7) Three letters of objection have been received in response to this proposal. These raise objection on the following, summarised, grounds: - undesirable effect on village amenities; - overdevelopment of the village centre; - out of character with the street scene; - loss of on street parking, creating the whole of the site to be fronted by drop curbs thus causing parking problems for the hall users; - the last house on the right is built right up to the boundary line and may create problems from noise; - the hall is used by young children and there is concern that the house on the end would overlook the site; - the development is out of character with the buildings in the area and the developer is not providing the type of housing that is in demand in the area. COMMENTS FROM ORGANISATIONS (8) Thames Water: No objection. (9) Kent County Council Highway Services: No objection. Would like to have seen 2 parking spaces per property, but the development is close to local facilities and public transport so no objection to just one space for the two bed property. (10) Environmental Health Services Manager: No objection subject to a contaminated land assessment prior to any decision being made on the application. RELEVANT POLICIES (11) Dartford Local Plan - The following policies are applicable to the proposed development: H7 (Housing development within the urban area), H8 (Density and dwelling mix of new housing development, development briefs and supplementary planning guidance), H10 (Layout and design standards for new housing development), T19 (Relationship of development to highway network and capacity), T22 (Development proposals to include parking provision), B1 (Criteria for consideration of development proposals). (12) Dartford Borough Local Plan Review Second Deposit Draft 2002 - The following policies are applicable to the proposed development: Policies DD1 (Public Transport Related Development), DD11 (Development and Design Criteria), DD13 (Security), H4 (Windfall Sites), H8 (Layout, Design and Density), H10 (Vehicles in Residential Development), T9 (New Accesses), T11 (Vehicle Parking Requirements), T14 (Parking Layout), NR1 (Sewerage and Drainage), NR5 (Water Resources), NR10 (Air Quality: Minimisation of Pollutants), NR13 (Noise: Residential Development). DEVELOPMENT CONTROL MANAGER'S COMMENTS KEY ISSUES (13) I consider the key issues in this case to be the effect on on street parking, the design of the proposed terrace within the village and the local area and impacts on the amenity of adjoining properties. Page 23 Agenda Item 5
Loss of on street parking (14) The site is serviced by an existing access on the service road area of High Road. The proposal seeks approval for a further two dropped curbs. There is still the possibility for two small vehicles to park in between the dropped curbs. The loss of the on street parking is not an issue that has been raised by the highways officer. Instead, as the site is located within a village and in close proximity to public transport he supports the local plan intention of increasing quality housing close to public transport. Out of character with the village and local area (15) The area around the site is predominantly residential and consists of a mix of two-storey terraced and semi-detached dwellings. In my view, the resulting scale of development would not be out of character of the area. (16) The materials for the proposed terrace are compatible with the materials of the existing police house and that of adjoining properties. The proposed terrace is given greater articulation by incorporating cantilevered awnings on the front façade as well as recessing one house back slightly into the site. (17) While the site is clearly more intensively used, it is supporting the intention of the local plan policies to increase residential densities within neighbourhood centres. The proposal is compliant with the design intentions by providing quality and usable rear garden spaces for the future occupants of the dwellings. The shape of the rear garden for house one has an irregular shape, but it still provides a usable rear garden space and provides the appropriate levels of amenity space outlined in Appendix 1 of the local plan review. Impact amenity of the adjoining properties (18) I do not believe the proposed terrace will create any worse impacts on adjoining properties than the existing police house would cause in terms of loss of light or overlooking impacts. The proposed design is sympathetic to the dwellings that surround the site. There are no proposed window openings onto the western common boundary. There are two proposed window openings on the eastern common boundary that is shared with the Memorial Hall. The first floor window is for an ensuite bathroom and will therefore be obscure glazed, while the ground floor window is for the living/dining room and is not a full size window. For the privacy of both the occupants of house three and the Hall users, this will window will be buffered by the 1.8 metre fence that will be constructed to also ensure both parties privacy. The minimal openings on this elevation will reduce the likelihood of any noise issues from arising from the adjhoining hall. The hall is already bound by Environmental Health legislation in terms of sound levels. Any future occupant of the house three (in particular) will be aware of the hall as an adjoining neighbour prior to purchase or moving in. HUMAN RIGHTS IMPLICATIONS (19) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (20) I consider this to be an appropriate form of development in this location, compliant with the aims and objectives of the local plan policies noted above. I do not believe that the proposal is out of character with the street scene and would not in my view conflict with the amenity of the adjoining neighbours. I recommend this application for approval, subject to conditions. Agenda Item 5 Page 24
RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 All materials used externally shall accord with the approved plans, unless otherwise agreed in writing by the Local Planning Authority. 02 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 03 The bathroom window in the east elevation shall be fitted with obscured glazing, details of which shall be agreed in writing beforehand with the Local Planning Authority, before the development hereby permitted if first occupied, and shall thereafter be maintained as such at all times. 03 To safeguard the privacy of the adjoining property(ies) in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 04 The development shall not commence until details of all boundary walls and fences have been approved by the Local Planning Authority. These shall be erected prior to the first occupation of the development. 04 In the interests of the amenities of neighbouring property in accordance with Policies B1 and B3 of the adopted Dartford Local Plan. 05 Before any works commence on site (including demolition), a landscaping scheme including both hard and soft landscaping, shall be submitted for approval to the Local Planning Authority and upon approval shall be implemented during the first planting season following the occupation of the first unit and shall thereafter be maintained for a period of five years. Any trees, shrubs or grassed areas which die, are diseased or vandalised within this period shall be replaced within the next planting season with plants of similar species and size to that approved. 05 To safeguard the visual amenities of the locality in accordance with Policy B3 of the adopted Dartford Local Plan 06 The garage, car parking spaces, turning areas and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. Page 25 Agenda Item 5
06 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 07 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order) no extensions, alterations or other form of enlargement to the residential development hereby permitted, nor erection of porches, outbuildings, hardstandings, storage tanks, gates, fences, walls or other means of enclosures, shall take place without the prior permission of or on behalf of the Local Planning Authority. 07 To enable the Local Planning Authority to consider any further developmenton its merits, having regard to the amount of development already permitted on the site and in accordance with Policy B1 of the adopted Dartford Local Plan. 08 No development approved by this permission shall be commenced prior to a contaminated land assessment (in accordance with the CLEA guidelines and methodology) and associated remedial strategy, together with a timetable of works, being submitted to the Local Planning Authority for approval. 1) The contaminated land assessment shall include a desk study to be submitted to the Local Planning Authority for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the Local Planning Authority prior to investigations commencing on site (ref1). 2) The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology (ref 2). 3) A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the Local Planning Authority. Prior to any remediation commencing on site, approval shall be obtained from the Local Planning Authority of any such remedial works required. The works shall be of such a nature so as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters. 4) Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance (ref 3). If during any works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority. 5) Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the Local Planning Authority. The closure report shall include details of the proposed remediation works and the quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. This shall include photographic evidence. Details of any post remediation sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from the site. Ref 1 : Contaminated Land Research Report no. 2, 3 & 4 (DoE) Ref 2 : Contaminated Land Research Report no. 1 (DoE) Agenda Item 5 Page 26
Ref 3 : CIRIA Vols 1-12 Contaminated Land Series and CIRIA "Building on Derelict Land" If any infill material is to be brought onto the site, only naturally occurring rocks, sub- soils and soils (including those containing <20% organic matter) and recycled construction and/or demolition materials (but excluding those containing bricks and concrete >70mm, metal, plasterboard, asbestos cement or other contaminated materials) shall be used. This shall be from a certified source to ensure that it is not contaminated in terms of its intended end use. The relevant Certification Documents shall be sent to the Local Planning Authority (LPA) prior to any development commencing on the site. No development shall commence until the LPA has given written approval of the documents. No sludges or slurrys may be used. Analytical evidence shall be provided to verify imported soils are suitable for the proposed end use. This will require characterisation of the source and target sites in accordance with BS ISO 15176:2002 and subsequent relevant soil analyses. The sampling protocols and soil guideline values to be used for assessment of suitability will be dependant on the source of the soil and the proposed use of the target site and this shall be agreed with the LPA prior to any development commencing on the site. As a minimum, for large volumes of homogenous natural soils for use in non-sensitive areas, such as commercial end uses, sampling frequency shall be at least one per thousand cubic metres (1:1000m3). Soils for use in sensitive areas, such as domestic gardens, and where imported soils are less homogenous, the sampling frequency shall be greater (i.e. up to one per hundred and fifty cubic metres (1:150m3)). A closure report shall be submitted once remediation works have been completed. This shall include results of all sampling undertaken and certification of imported soils. This condition shall not be discharged until a closure report has been submitted to and approved by the LPA. Ref 1. R&D Publication CLR8 (2002) 'Potential contaminants for the assessment of land' (DEFRA and the Environment Agency) Ref 2. BS ISO 15176:2002 'Soil quality - characterisation of excavated soil and other materials intended for re-use.' 08 In the interests of safety and amenity in accordance with Policies DL1 and DL4 of the adopted Dartford Local Plan. 09 Construction or demolition activities shall not be carried on outside the hours of 8.00 a.m. to 6.00 p.m. Mondays to Fridays and 8.00 a.m. to 1.00 p.m. Saturdays with no working on Sundays or Bank Holidays unless otherwise agreed in writing by or on behalf of the District Planning Authority. 09 To avoid unreasonable disturbance outside normal working hours to nearby residential properties contrary to Policies B1 and H12 of the adopted Dartford Local Plan. INFORMATIVES 01 It appears that this development involves work close to a boundary, which may come under the terms of the Party Wall etc. Act 1996. If it does, you will need to serve notice on your neighbour before undertaking any work. It would therefore be advisable for you to ensure that you meet any requirements of the Act before starting any work. Page 27 Agenda Item 5
Application No: : 06/00477/FUL Address : 98 High Road Wilmington Kent DA2 7DW Date: 23 August 2006 Scale: 1:1250 Page 28
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00539/FUL Officer: Mrs B Lidster Location: Land At Fern Cottage Main Road Sutton At Hone Kent DA4 9EU Proposal: Application for the Variation of Condition 3 and the Removal of Condition 8 of Planning Permission DA/97/00762/FUL in respect of the removal of two car parking spaces to serve Nos 32 and 34 Main Road. Applicant: Mr & Mrs J Reilly Agent: Hadfield & Co 1 Central Avenue Welling Kent DA16 3AX Target Date: 10/07/2006 Parish / Ward: Sutton At Hone & Hawley P.C. / Sutton At Hone & Hawley RECOMMENDATION: Approval for the Removal of Condition SITE SPECIFIC POLICY (1) Dartford Local Plan - Village confines. (2) Local Plan Review - Village confines SITE DESCRIPTION (3) Fern Cottage is a chalet bungalow located on the western side of Main Road behind Nos. 28 to 34 Main Road. The property is accessed via a single track drive. (4) To the north of the property are two parking spaces which were originally provided for the use of Nos. 32 and 34 Main Road. The property has an integral garage with further parking available to the front of the property. (5) The property has a small rear garden and the applicant has recently purchased some of the rear garden of No. 38 Main Road increasing the plot width. PROPOSAL (6) The proposal is for the variation and removal of conditions 3 and 8, attached to the original planning permission for the bungalow, so that the two parking paces for Nos. 32 and 34 Main Road do not have to be provided. Agenda Item 6 Page 30
(7) Condition 3 of planning permission DA/97/00762/FUL reads `The garage, car parking spaces, turning areas and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto.' (8) Condition 8 of planning permission DA/97/00762/FUL reads `The two parking bays shown on the plan to serve 32 and 34 Main Road and manoeuvring area which extends as far as the line of brick sets on drawing no CMJ:97/19/1A shall be maintained for such a purpose at all times.' RELEVANT HISTORY (9) DA/89/1099 - February 1990 - Outline planning permission was refused for the erection of 2 detached dwellings and garages, associated access road and parking for Nos. 32 & 36 Main Road. (10) DA/90/169 - May 1990 - Outline planning permission was refused for detached bungalow and garage together with parking for Nos. 32 and 34 Main Rd. Allowed on appeal. (11) DA/93/32 - March 1993 - Planning permission for a detached two bedroom bungalow was granted. (12) DA/97/762 - March 1998 - Planning permission for a detached three bedroom bungalow. Appeal against condition requiring the provision of parking spaces for Nos. 32 and 34 Main Road was dismissed. (13) DA/99/153 - Application for the retention of 3 bed bungalow without providing the parking spaces for Nos. 32 and 34 Main Road was withdrawn in March 1999. (14) DA/99/287 - Approval of details of boundary walls was given in June 1999. (15) DA/05/520/FUL - July 2005 - Application for the Variation of Condition 4 of Planning Permission DA/97/00762/FUL in respect of converting existing garage into habitable room together with the erection of a first floor side extension with dormer windows in front & rear elevations to provide additional rooms in the roof space and an attached double garage. Permission granted. (16) DA/05/1298 - February 2006 - Approval of details relating to obscure glazing to the front dormer window pursuant to Condition 2 of Planning Permission DA/05/00520/FUL. (17) This application was deferred from the 13 July 2006 Development Control Board meeting to allow a Members site visit. COMMENTS FROM ORGANISATIONS (18) Kent Highway Services - Unless suitable alternative parking is being made available elsewhere, object to this proposal. (19) Sutton-at-Hone Parish Council - Members consider the proposal totally unacceptable. Parking provision is at a premium in the immediate vicinity of this location. This Council strongly recommends a site visit by Members of the Development Control Board. NEIGHBOUR NOTIFICATION (20) One letter of representation has been received from the occupiers of 34 Main Road who comment that the parking bays are intended for the specific use of the residents of 32 and 34 Main Road; land has traditionally been used by residents of 32 and 34 to gain access to rear of properties to park cars and for access for wheelie bins; access to parking bays is in dispute and right of access needs clarification; present situation is that wheelie bins are on pavement Page 31 Agenda Item 6
to front of houses, vehicles are parked in the road and the rear access is unavailable; would like an explanation. RELEVANT POLICIES (21) Dartford Local Plan: Policy B1 gives general development guidance for all proposals; Policy T22 seeks to ensure the retention of parking provision in accordance with adopted standards. (22) Dartford Local Plan Review: The above Policies are replicated as Policies DD11 and T11 respectively. DEVELOPMENT CONTROL MANAGER'S COMMENTS KEY ISSUES (23) The owner of Fern Cottage advises that the owners of Nos. 32 and 34 Main Road have no right of access to his property and have never used the parking spaces in question. He is therefore requesting the removal and variation of the relevant conditions. (24) Given that the conditions were imposed on the original planning permission for the bungalow and the applicants appeal against the removal of this condition was dismissed, I consider that the key issues in this case are whether the condition meets all of the six tests of conditions as set out in Circular 11/95. The legal right to the occupiers of Nos. 32 and 34 Main Road to access the parking spaces on land not in their ownership is also relevant. Legal right of access (25) The applicant has submitted extracts from the land registry entries for Nos. 32 and 34 Main Road which confirm that the occupiers of those properties do not own the land where the parking spaces are situated and that they have no legal right of access over the land. (26) Land Registry extracts have also been checked for Fern Cottage. There is no legal right for the occupiers of Nos. 32 and 34 Main Road to access the applicant's property. The actual access road is in separate ownership. (27) It is therefore clear that the owners of Nos. 32 and 34 do not have a legal right of access onto the applicants land. Conditions (28) Circular 11/95 sets out the six tests for a planning condition which are that a condition should be: i. necessary; ii. relevant to planning; iii. relevant to the development to be permitted; iv. enforceable; v. precise; and vi. reasonable in all other respects (29) At the time that planning permission was granted for a new dwelling on this site by the Planning Inspector, it was clear that the occupiers of Nos. 32 and 34 Main Road had used this land for parking. This was an historic arrangement, as all of the land where Fern Cottage is now located and the properties to the front, Nos. 28 to 34 Main Road, were at that time in the one ownership. It was therefore considered by the Inspector that the condition met all of the six tests as set out above. (30) Subsequent permissions carried forward the condition to provide the parking spaces although the land had been split up and sold off into different ownerships. An appeal against the refusal to remove the condition was dismissed in 1998. The appellants made the point Agenda Item 6 Page 32
that Nos. 32 and 34 were in separate ownership and that the owners of those properties had no legal right to access the appeal site. However, the Inspector did not address this specific point in any detail in his decision letter. He commented that the condition was not unduly onerous and that it had not inhibited development of the site. He gave considerable weight to the fact that the site had provided parking for Nos. 32 and 34 for many years and felt that the displacement of the parking would increase on street parking on Main Road. The decision was not challenged by the appellants at the time. (31) Notwithstanding the decision made by the Inspector in 1998, the question remains as to whether this is a valid condition. (32) The Head of Legal Services advises that there is case law which shows that `A condition will be invalid if its effect is to destroy private proprietary rights' She further advises that the Secretary of State has taken the view that it `would not be proper to impose a condition to require an owner to provide vehicular access for adjoining properties.' (33) Given the legal situation, the condition fails to meet all of the six tests for conditions, though it does meet some. Whilst I think it serves a planning purpose and is clear in its requirements, it is in my view unreasonable, in that it seeks to achieve something that is contrary to established case law. In considering reasonableness, it is an established principle that a condition will be invalid if its effect is to destroy private property rights. In these circumstances, I think the Council would be unable to enforce the condition and it would be unreasonable to resist its removal. HUMAN RIGHTS IMPLICATIONS (34) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (35) This is a regrettable situation and I would rather the condition was not removed and the parking spaces provided as set out in the original permission. However, given that the condition is unenforceable I consider that there is no alternative but to remove Condition 8 of planning permission DA/97/00762/FUL. (36) Condition 3 of this permission will therefore only relate to the access and parking for Fern Cottage itself. RECOMMENDATION: Approval for the Removal of Condition Page 33 Agenda Item 6
Application No: : 06/00539/FUL Address : Land At Fern Cottage Main Road Sutton At Hone Kent DA4 9EU Date: 23 August 2006 Scale: 1:1250 Page 34
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00715/FUL Officer: Miss Emma Jefferys Location: Bournes Of Dartford 118 The Brent Dartford Kent DA2 6DE Proposal: Demolition of existing single storey extension and erection of an attached double garage together with installation of a new shop front Applicant: Mr M Bourne Agent: Derek Allen 2 Emneth Acre Spital Road Maldon Essex CM9 6EY Target Date: 29/08/2006 Parish / Ward: Un-Parished Area Of Dartford / Newtown RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan - No site specific policy (2) Local Plan Review - No site specific policy SITE DESCRIPTION (3) No. 118 The Brent is a two storey detached property currently used as a funeral parlour. This is a corner property with Brent Way and the A282 to the west of the site. The property has vehicular access from Brent Way where the flank and rear of the application site are used for parking. This parking area is fully exposed to public view. (4) The surrounding area is characterised by mainly residential properties with some commercial units within the wider vicinity. PROPOSAL (5) The proposed double garage would be attached to the rear of the property. It would project slightly further towards the highway than the main flank elevation of no. 118 The Brent. The garage would be used to store two funeral vehicles and would replace an existing rear extension used or general storage. (6) The garage would be designed with a part pitched/part flat roof. Two garage doors would be inserted into the north flank elevation. A dwarf wall of 0.9 metre would be erected along Agenda Item 7 Page 36
the west boundary of the application site and wrought iron gates running from the flank wall of the property to the west boundary of the site also provided. The proposed wall and gates do not require planning permission under Part 2 Class A of the General Permitted Development Order 1995. RELEVANT HISTORY (7) This item was deferred from the last Development Control Board in order that provisions could be made to ensure that no damage to the fence of the adjoining neighbour would occur from vehicles. COMMENTS FROM ORGANISATIONS (8) Kent County Council Highways Services: No objections (9) Thames Water: There are public sewers crossing the site and no building will be permitted within 3 metres without Thames Water's approval. No objections with regard to water infrastructure. NEIGHBOUR NOTIFICATION (10) One letter of objection has been received from the residents of no. 2 Brent Way. They express concern regarding the proposed parking layout which would provide 6 spaces adjacent to their property. Fumes from car exhausts will enter their property through the kitchen window. Maintenance of their flank windows will be made difficult. The colour of the brickwork to the proposed boundary wall should match that of their property. RELEVANT POLICIES (11) Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy DD11 replicates these considerations. (12) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (13) I consider the key issues to be the impact of the proposed development on the residential amenities of the neighbouring properties, the impact on the visual amenities of the surrounding area and the adequacy of the parking provision. Impact on Residential Amenities (14) The proposed double garage would be 12 metres from the flank boundary of no. 2 Brent Way and 4.2 metres from no. 120 The Brent. I therefore consider that there would be no undue impact on these neighbouring properties in terms of overshadowing or an overbearing effect. (15) The proposed parking layout would create spaces adjacent to the flank boundary wall and fence of no. 2 Brent Way. The residents of this property are concerned that fumes from cars reversing into the bays provided would impact on their health and the enjoyment of their property. They specifically mention fumes entering their kitchen window. (16) It was unclear from my site visit where the position of the kitchen window to no. 2 Brent Way is. However, in assessing the impact on this property, it was clear that the only opening windows to the elevation closest to the application site were at first floor providing ventilation to non-habitable rooms. Page 37 Agenda Item 7
(17) In consideration of the existing informal use of this parking area, I am of the view that a formalised parking layout could improve any impact on the residents of no. 2 Brent Way in that a sign can be erected within the application site asking motorists not to reverse into the parking bays. This would aid in a reduction of any impact from car exhausts. Moreover, the applicants could at any time, without planning permission, create the same formal parking layout. Any impact on the residents of no. 2 Brent Way over and above the existing situation is not therefore considered to be of significance. Visual amenities (18) The design of the proposed garage has sought to ensure that any impact on neighbouring properties is reduced, hence the stepped relationship between the existing property and the proposed garage creating a 4.2 metre gap between the proposed garage and no. 20 The Brent. The size of the garage has also been informed by the size of the funeral vehicles proposed to be stored within it. (19) Although this is a prominent corner site and the proposed garage would be fully exposed to public view, I consider that it would be of a scale that is clearly subservient to the main property thereby not appearing incongruous within the street scene. I also consider that the general design of the roof is adequate in that it would not appear overly different from the main property. Subject to matching materials, I am of the opinion that the proposed extension would have no undue impact on the character or appearance of the surrounding area. Parking provision (20) The proposed double garage would occupy a small proportion of the existing parking area. The parking layout shows that 6 additional parking spaces can be provided within the application site. There have been no objections from Kent County Council Highways Services and I therefore consider that this parking provision is adequate for the scale and type of business operating from this premises. Other issues (21) The colour of the proposed brick boundary wall cannot be controlled in this case as this structure does not require planning permission. (22) The maintenance of the adjacent residential property is not a material planning consideration. In any event, any maintenance carried out to date would have been made possible by accessing land not within the ownership of no. 2 Brent Way. (23) The applicant has indicated on the revised plans submitted that bollards would be erected to the rear of the parking spaces provided within the application site. This would prevent cars from reversing into the adjacent fence owned by the resident of no. 2 Brent Way. HUMAN RIGHTS IMPLICATIONS (24) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (25) In consideration of the comments from no. 2 Brent Way, the relevant consultees and local plan policies, I am of the view that due to the separating distances, the proposed garage would have no undue impact on the residential amenities of the neighbouring properties. I also consider that in implementing a formal parking layout, there would be no significant increase in exhaust fumes affecting no. 2 Brent Way. The design of the proposed garage is such that there would be no detrimental impact on the visual amenities of the surrounding area. I also consider that the provision of bollards to the rear of the parking spaces would prevent any damage to the fence of no. 2 Brent Way. Agenda Item 7 Page 38
RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 All materials used externally shall match those of the existing building in colour and texture. 02 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 03 The parking/garage spaces and turning areas shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 03 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. INFORMATIVES 01 The applicants are advised to erect a sign prohibiting patrons of the car park to the rear of 118 The Brent from reversing into the parking spaces as shown on the approved drawings in order to reduce the impact of exhaust fumes on the adjoining property. 02 The applicant's attention is drawn to the informative comments and recommendations contained in the Thames Water email of 7th July 2006. Page 39 Agenda Item 7
Application No: : 06/00715/FUL Address : Bournes Of Dartford 118 The Brent Dartford Kent DA2 6DE Date: 23 August 2006 Scale: 1:1250 Page 40
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00421/COU Officer: Mr David Jeanes Location: Plot 7 Knoxfield Caravan Park Darenth Wood Road Darenth Kent Proposal: Change of use of land for the stationing of two mobile homes Applicant: Mr J Eastwood Agent: J & L Planning Services First Floor 1 Hythe Street Dartford DA1 1BE Target Date: 14/06/2006 Parish / Ward: Darenth Parish Council / Bean & Darenth RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan: Metropolitan Green Belt (2) Local Plan Review Second Deposit Draft: Metropolitan Green Belt SITE DESCRIPTION (3) The site is located on the east side of Darenth Wood Road, some 100m north of the A2 trunk road. The site is currently vacant and covers an area of 0.12 hectares. The site has historically formed part of Knoxfield Caravan Park. (4) The site is bounded by a natural embankment to the north and east. To the south lies the balance of Knoxfield Caravan Park. To the west is the Arrow Riding Centre. PROPOSAL (5) The application seeks permission for a change of use to residential to allow for the stationing of two mobile homes. No further details are provided at this time. The applicant has family ties to the established Knoxfield Caravan Park residents. (6) A supporting statement has been submitted on behalf of the applicant. This essentially asserts that planning permission should be granted for the proposed development due to the long standing use of this site for the siting of caravans. RELEVANT HISTORY Agenda Item 8 Page 42
(7) Knoxfield Caravan Park has a long planning history being in established use for the siting of caravans for in excess of 40 years. Planning permission was granted in 1961 for 7 residential caravans. In 1982 permission was granted for a further 5 residential caravans. Four further planning permissions were granted in 1988 for a total of 5 caravans on others plots across the wider site. (8) Planning permission has therefore been granted for a total of 17 caravans across the whole Knoxfield site. However, it is not clear from the planning records held the extent to which permission has been given for the siting of caravans on plot 7. Site licences exist for 19 caravans across the site. COMMENTS FROM ORGANISATIONS (9) Kent Highway Services: No objections. (10) Darenth Parish Council: Object. NEIGHBOUR NOTIFICATION (11) Seven anonymous letters of representation have been received. These raise objection on the following, summarised, grounds: - Contrary to Development Plan Green Belt policies - The site history of one caravan does not represent special circumstances - No special circumstances to justify granting of this application - Permission has recently been refused for two caravans to the rear of 3 and 4 Woodside Cottages. The Council must be consistent - Inappropriate development in the Green Belt - Inadequate plot size, cramped and out of character - Various works have already been carried out on this site and other works on Knoxfield Caravan Park - What resources will be in place to deal with increased anti-social behaviour - Darenth Village Park is one of the best areas of Dartford RELEVANT POLICIES Dartford Local Plan: (12) Policy GB2 establishes a presumption against development in the Green Belt in accordance with PPG2, with policy C1 applicable to development in the countryside. Policy B1 provides general environmental criteria for all development proposals. Policy T22 relates to parking provision. Dartford Local Plan Review Amended Second Deposit Draft: (13) Policy GB2 applies to development within the Green Belt. Policy C1 refers to development in the countryside Policy DD11 provides development and design general criteria. Policy H22 is applicable in respect of proposals for Gypsy and traveller caravan sites. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (14) In my opinion the key issues in this case are the principle of development, the impact upon the Green Belt, amenity issues and other matters. In considering such matters it is necessary to consider the site history. Page 43 Agenda Item 8
Principle of Development (15) It is clear that the application site has historically formed part of the Knoxfield Caravan Park. This area was included within the application site of both the 1961 permission for 7 caravans and the 1982 permission for a further 5 caravans. However, as noted above it is not clear from the planning records held the extent to which permission has been granted for the siting of caravans on plot 7. (16) I would, however, refer to the site licence granted by the Council in accordance with the Caravan Sites and Control of Development Act 1960. (17) There is a site licence dated November 1985 issued specifically in respect of plot 7. The licence refers to the planning permission granted in 1982 for five additional caravans. A site survey undertaken in 1985 and held by the Private Sector Renewal Manager establishes that two caravans were in occupation on plot 7. (18) Having regard to the above it could be questioned whether planning permission is actually required for the siting of two caravans on plot 7, as this could be undertaken under the terms of the existing permissions. However, having regard to the planning history my view of such matters is that Knoxfield should be considered in its entirety in relation to the number of caravans allowed. Previous planning permissions would allow for 17 caravans across the site. Therefore, any greater number would require permission. A survey carried out in January 2006 showed there to be 15 caravans across Knoxfield and at that time permission would therefore not have been required for two caravans on plot 7. A more recent survey in June 2006 has shown there to be 20 on site. This is illustrative of the transient nature of persons using the site but does mean that planning permission is required for two caravans on plot 7 at this time. (19) It is clear that plot 7 has historically been in use for the purposes of siting caravans and that this arguably remains the established use, notwithstanding that the plot has been vacant for some time. Further, it is also apparent that the site has accommodated two caravans for a period of time. Were it not for the very recent increase in the number of caravans across the wider Knoxfield site (the acceptability of which remains to be considered both in planning terms and in respect of site licences) planning permission would not be required to site caravans on plot 7. Moreover, with regards to planning control, caravans can lawfully be sited on plot 7 in accordance with the terms of previous permissions. This could result in a greater number of caravans on the plot than the two now proposed. (20) In such circumstances I find it difficult to argue against bringing this currently vacant, but long established plot back into use for the purposes of accommodating two caravans. Notwithstanding, this proposal does represent inappropriate development with the Green Belt in the context of PPG2, local plan policy GB2 and local plan review policy GB2. The proposal is therefore a departure from the local plan and has been advertised as such. (21) It must therefore be considered whether there are very special circumstances in this case whereby a departure from the Green Belt policies of the local plan may be permissible. The site history is undoubtedly material to the consideration of this proposal and in my opinion would represent the very special circumstances such that a departure from Green Belt policies may be considered acceptable. In reaching such a conclusion I would reiterate that this application is submitted for the avoidance of doubt. Further, the current application would afford the opportunity to exercise control over this plot that has not been in place previously. (22) Members will be aware the Council has endured and continues to face significant pressure in respect of proposals for caravan sites across the Borough and notably in the Green Belt. This proposal would bring back into use a site that has historically been used for such purpose and which in my opinion is fit for the purpose. This would serve to accommodate members of the community that may seek to dwell elsewhere in the Borough in the event that permission is refused. In such circumstances I consider this proposal could assist in the implementation of Green Belt policies. Agenda Item 8 Page 44
Impact Upon the Green Belt (23) In considering whether the proposal is acceptable and particularly in light of the conflict with local plan Green Belt policies, the impact upon the Green Belt must be considered. (24) Plot 7 has historically formed part of the Knoxfield Caravan Park and in my opinion is unquestionably linked visually as an integral part of the site. (25) This is further established by the embankment that surrounds the application site to the north and east that provides a natural limit. (26) Views into the site are possible. However, given the land topography these are somewhat limited. Further, due to the A2 trunk road south of the site Darenth Wood Road is a no through road with little traffic passing the site other than that associated with the wider Knoxfield Caravan Park. Additionally, as noted above, plot 7 undoubtedly appears as an integral part of the wider caravan park. In such circumstances it is my view that the impact upon the openness of the Green Belt associated with 2 caravans would not be material. Amenity Issues (27) With regard to amenity issues I propose to address both the amenities of future occupiers and surrounding occupiers. Policy H22 of the Local Plan Review Second Deposit Draft is particularly applicable in this respect and provides criteria to which proposals of this nature are subject. (28) This is of course a long standing site. In such context I cannot take issue with its use for the siting of two caravans and having regard to the policy criteria in H22. Further, the Private Sector Renewal Manager has verbally advised of his support for bringing this plot back into use. I consider that future occupiers would enjoy appropriate living conditions. (29) The proposal would of course result in additional caravans in close proximity to those existing within the wider Knoxfield site. However, subject to agreement of siting, secured by condition, I do not find that this would be harmful to the amenities of the occupiers therein. Whilst separating distances will be of course be somewhat limited, this is an inherent feature of sites of this nature and need not be harmful to amenity. (30) Outside the site, the separating distances to existing residential properties is such that no loss of amenity would result. The proposal would not be harmful to outlook and any noise and disturbance associated with two caravans both in terms of traffic and the use itself would be limited. I am of course aware of ongoing issues associated with the wider Knoxfield Caravan Park and the concerns of local residents. However, in the context of the this application the impact from the two proposed caravans only can be considered and it must be borne in mind that there is an opportunity in this case to introduce and exercise control over use of plot 7. Other Matters (31) Letters of representation received make reference to unauthorised works that have been undertaken across the whole of the Knoxfield Caravan Park. Members may be aware that there are ongoing issues in respect of the wider Knoxfield Caravan Park that are currently being investigated by Planning Control, Enforcement and Housing officers. Whilst I am mindful of these issues I do not find that these would alter my recommendation, as this application must be considered on its individual merits. Moreover, I would advise Members that this represents an opportunity to exercise control over the site albeit that this is limited to plot 7. (32) As a technical departure from the Adopted Local Plan and in the event that Members resolve to grant planning permission consideration should be given to whether this should first be referred to the First Secretary of State. Page 45 Agenda Item 8
(33) The Town and Country Planning (Green Belt) Direction 2005 establishes the criteria regarding referral to the First Secretary of State. Local Planning Authorities are required to consult the relevant Government Office for the Region if they do not propose to refuse permission for inappropriate development that involves either the construction of buildings with a floorspace of 1000 square metres or greater or that would involve 'any other development which, by reason of its scale or nature or location, would have a significant impact on the openness of the Green Belt.'. (34) Having regard to my assessment of the effects of this proposal it is clear that this proposal would not have a significant impact upon the openness of the Green Belt. Further, having regard to the particular circumstances in this case I do not consider that the approval of this proposal would prejudice the implementation of local plan Green Belt polices. In such circumstances referral to the First Secretary of State is not necessary. HUMAN RIGHTS IMPLICATIONS (35) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSIONS (36) I am of the opinion that the development would have no adverse impact upon amenity or the functioning of the highway. Accordingly, subject to conditions, I recommend that planning permission be granted. (37) Notwithstanding the conflict with the adopted local plan I consider there to be very special circumstances such that there is no material harm to the openness of the Green Belt. Although the number of caravans across the entire site could increase by two, this would be in line with the site licenses already issued by the Council. Bearing in mind there is no increase in the area of land devoted to the stationing of caravans, I do not consider that the implementation of local plan policies would be prejudiced and in such circumstances referral to the First Secretary of State is not necessary. RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 Before any works commence on site (including demolition), a landscaping scheme including both hard and soft landscaping, shall be submitted for approval to the Local Planning Authority and upon approval shall be implemented during the first planting season following the occupation of the first unit and shall thereafter be maintained for a period of five years. Any trees, shrubs or grassed areas which die, are diseased or vandalised within this period shall be replaced within the next planting season with plants of similar species and size to that approved. 02 To safeguard the visual amenities of the locality in accordance with Policy B3 of the adopted Dartford Local Plan Agenda Item 8 Page 46
03 The development shall not commence until details of all boundary walls and fences have been approved by the Local Planning Authority. These shall be erected prior to the first occupation of the development. 03 In the interests of the amenities of neighbouring property in accordance with Policies B1 and B3 of the adopted Dartford Local Plan. 04 No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface waters has been approved by and implemented to the reasonable satisfaction of the Local Planning Authority. 04 To prevent pollution of the water environment in accordance with policy B1 of the adopted Dartford Local Plan. 05 Details of siting and apperance of the caravans hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to occupation and the caravans shall thereafter be maintained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. 05 To avoid harm to the character and appearance of the area in accordance with Policies B1, (GB2) and H12 of the adopted Dartford Local Plan. 06 Prior to occupation of the caravans hereby approved two parking spaces per caravan shall be provided and these spaces shall be kept available for such use at all times and no developent, Whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land to preclude vehicular access thereto. 06 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 07 No materials shall be burnt on site. 07 To protect the amenities of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 08 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order) no extensions, alterations or other form of enlargement to the residential development hereby permitted, nor erection of porches, outbuildings, hardstandings, storage tanks, gates, fences, walls or other means of enclosures, shall take place without the prior permission of or on behalf of the Local Planning Authority. 08 To enable the Local Planning Authority to consider any further developmenton its merits, having regard to the amount of development already permitted on the site and in accordance with Policy B1 of the adopted Dartford Local Plan. Page 47 Agenda Item 8
Application No: : 06/00421/COU Address : Plot 7 Knoxfield Caravan Park Darenth Wood Road Darenth Kent Date: 23 August 2006 Scale: 1:1250 Page 48
This page is intentionally left blank Page 49 Agenda Item 9
DEVELOPMENT CONTROL BOARD 6 September 2006 Reference: 06/00469/FUL Officer: Mrs B Lidster Location: Land Adjacent 2 Charles Street Stone Kent Proposal: Redevelopment of site for the erection of a part two/part three storey building to provide 1 x 1 bedroom and 4 x 2 bedroom flats including undercroft car park and access onto Charles Street Applicant: Blue Circle Industries PLC Agent: Vincent And Gorbing Planning Associates Sterling Court Norton Road Stevenage Herts SG1 2JY Target Date: 23/06/2006 Parish / Ward: Stone Parish Council / Stone RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) SITE SPECIFIC POLICY (1) Dartford Local Plan - Within flood plain. (2) Local Plan Review - Within flood plain, Policy NR7 gives guidance on development within the flood plain. SITE DESCRIPTION (3) The site lies to the eastern end of Charles Street at the turning head. To the north of the site lies the dual carriageway, Crossways Boulevard, and to the south is a railway line on an embankment. There are three arches under the railway line with a footpath which leads under the railway to the housing development further to the south. There are footpaths to the front and rear of the site. The one to the rear is along the embankment close to the railway and is a public right of way. (4) The area is uneven land with some trees to the southern side of the site and the rest being overgrown. To the north, to the other side of the footpath there is high fencing to the side of Crossways Boulevard. To the west there is the high flank wall of No. 2 Charles Street. (5) The site is approximately 28m in width and approximately 36m in depth, the site area being some 923m2. Agenda Item 9 Page 50
PROPOSAL (6) The proposal is for five flats in an 'L' shaped building over two floors to the north of the site with a single storey wing extending to the south. Due to the undercroft parking the building would be three storeys to the north and two to the side. The ridge height of the building would be 0.3m lower than the ridge height of No. 2 Charles Street but at the corner where the building turns to the south the ridge height is slightly higher than No. 2 Charles Street by some 1m. (7) The site would be accessed off the end of Charles Street and provide 8 parking spaces under the flats. There would be a cycle store and refuse bin store in the undercroft area with some amenity space to the south of the site. RELEVANT HISTORY (8) There is no relevant history for the site but it was once part of the wider industrial area. This small plot of land was left over after the development to the land to the south for housing and the construction of Crossways Boulevard. (9) Historic plans submitted with the application show that the land was used for a tramway/mineral railway and access road linking a quarry to the south with a wharf on the River Thames to the north. The mineral railway was removed at sometime between 1977 and 1987 with the former quarry being developed for housing in the 1990's. (10) The land is therefore previously developed within a mainly residential environment. COMMENTS FROM ORGANISATIONS (11) Environment Agency - No objection. Recommends that a desk top study is carried out prior to determination due to possible land contamination. Requests condition regarding action to be taken if any contamination is found on site during construction. Advises that measures should be taken to prevent discharges of polluting matter during construction and that the applicant should ensure that drainage systems are maintained and to ensure capacity to cope with any additional flow or loading as a result of this proposal. (12) Thames Water - No objection. (13) Stone Parish Council - Object to 3 storeys; over development, difficult car access to site and loss of community open space; Charles Street is densely populated Victorian terraced houses with no off street parking making access by two way traffic difficult; access already a problem with 'Whale of a time' and 'Burger King'; presently used as green space and in 2003 was earmarked for one of two areas in Charles Street for community space. Community and Groundwork completed first area 'Pocket Park' in 2003 and this site was to be done when funding available; some works done by Groundworks in 2004; request a site meeting to clarify points; request application is refused. (14) Network Rail - Advise regarding impacts on the railway and for the applicant to seek their advice regarding matters such as foundations, fencing, layout etc. and that the applicants will need to comply with the Party Wall Act 1996. (15) Kent Highway Services - Complies with parking standards and also in close proximity to rail and bus links, local supermarket. No objections in terms of sustainability or parking. Flats would generate very little traffic and although problems in Charles Street development would have a negligible impact to justify any traffic calming measures. Will have an impact on traffic flows in wider Kent Thameside area and requests a contribution to be made for improvements to London Road/St Clements Way area of £2500. Requires swept path drawings for access/egress from parking bays to ensure that the highway can be left and rejoined in a forward direction. Page 51 Agenda Item 9
(16) Have serious concerns regarding any agreement which transfers a path as a public right of way in this area and need to consider the detail before agreeing to any such arrangement. Understand that some of the paths in this area are permissive only and the land owner is responsible for the maintenance and this should remain the situation. (17) In response to the swept path drawings Kent Highway Services comment that these indicated that some spaces can involve shunting movements which is not ideal. Ideally the undercroft layout should be improved to simplify all access/egress movements. Kent Highway Services commented further on revised parking layout received as a result of previous comments and states that parking is now acceptable. (18) English Nature - No comments at present due to limited nature conservation information held on site. It is possible that protected species may be using the site and if the Council is aware of the presence or representations highlight the possible presence of protected or Biodiversity Action Plan species then the Council should request survey information. Will be happy to comment further should the need arise. (19) Kent Wildlife Trust - No objection in principle however concerned that the site is likely to support protected species under the Wildlife and Countryside Act 1981 and the Countryside (Natural Habitats) Regulations 1994 and that development on the site is likely to have a negative impact on these species. Believe application should be supported by an assessment of the potential for the site to support protected species and appropriate survey data in respect of these species together with proposals to avoid or mitigate any negative impacts of development upon these animals. (20) In response to the comments of English Nature and Kent Wildlife Trust the applicants undertook a survey for bats and other protected species. In response to the survey English Nature stated that they are satisfied that a reasonable survey has been carried out and that no evidence of protected species has been found. Endorse recommendation that works should avoid the bird breeding season and recommend that this is captured by condition. (21) Kent Wildlife Trust comment that they accept the findings and recommendations of the ecological report and have no further comment to make regarding the application. (22) Environmental Health Services Manager - Recommends conditions regarding noise mitigation measures; details of gas migration protection scheme; hours of working during demolition/construction and no bonfires on site. Additionally they have requested that a contaminated land assessment be carried out prior to any decision being made on the proposal. On further discussions this advice was changed to a recommendation for a contaminated land condition. NEIGHBOUR NOTIFICATION (23) Twenty six letters of representation have been received and they comment as follows: - Problems of noise, dirt/dust and parking during construction; - Will result in additional vehicles being parked in Charles Street where there is insufficient parking already; - Inadequate parking provided for the development: - Increase in traffic and loss of green space will affect health of children; - If access is taken from area will have to walk along dual carriageway with young children; - Area is home to wildlife and hope to protect it; - Street and area is being swamped by housing which is unfair on residents who are losing green space and access to river; - Loss of parking at end of cul-de-sac; - Land has been given along with 'Pocket Park' for improvements by Groundworks; - As a windfall site will not comply with other new development in Thames Gateway; Higher density then PPG3 of 30 - 50 dpha; - Great loss of amenity in the street scene, out of character; - Requests a site visit; Agenda Item 9 Page 52
- Undercroft parking will be a magnet for local youths with graffiti and smashed bottles; - Loss of view of green space closest to railway line. (24) A further letter of objection has been received with a petition of 46 signatures. Some of the signatories on the petition sent in individual letters as well as signing the petition. RELEVANT POLICIES (25) Dartford Local Plan - Dartford Local Plan: Policy B1 gives general development guidance on all proposals; Policy H7 seeks to ensure good residential environment for new housing development; Policy H8 gives guidance on density and dwelling mix for new development; Policy H10 gives guidance on layout and design of new housing development; Policy H13 gives guidance on flatted development; Policy T19 seeks to ensure that new development is appropriately related to the highway network and does not generate volumes of traffic in excess of the capacity of the highway network; Policy T22 seeks to ensure adequate parking provision in line with adopted standards; Policy B3 seeks to ensure adequate provision of soft and hard landscaping for all developments. (26) Dartford Local Plan Review - Dartford Local Plan Review: Policy DD11 gives general development guidance for all proposals; DD13 seeks to ensure security by design; Policy H4 gives guidance on windfall development sites; Policy H8 gives guidance on layout, design and density of development; Policy H12 gives guidance on flatted development; Policy T9 gives guidance on new accesses; Policy T11 gives guidance on parking standards for new development; Policy T14 gives guidance on parking layout; Policy NR7 gives guidance on development within the flood plain. DEVELOPMENT CONTROL MANAGER'S COMMENTS KEY ISSUES (27) I consider that the key issues are the principle of the development, the impact on the street scene and neighbouring properties; level of parking provision and access; density; layout and design; whether acceptable development in the floodplain; whether the development is acceptable given the location of the site close to a railway and major road; impact on any wildlife such as bats etc. Principle of development (28) The site lies outside any designated area and is in my view previously developed land in the context of PPG3 as land previously used in conjunction with extraction. Although this activity ceased some time ago, there have been no intervening uses and the land has a somewhat derelict appearance. Residential redevelopment is therefore acceptable in principle in such circumstances and having regard to the provisions of policy H4 of the Local Plan Review Amended Second Deposit Draft. Impact on street scene (29) Charles Street is generally characterised by older terrace housing, however there is a new block of flats to the other end of Charles Street to the west. To the south under the railway, the area is a more modern housing estate with a mix of semi detached and detached housing. (30) The proposed design of the flats takes into account the style and ridge heights of the existing terraced properties and in my opinion it compliments the existing street scene. (31) The flats would be located on an area which is not overlooked by housing and in my opinion it is dead space which could be quite intimidating at night. This proposal would provide some surveillance to the footpaths that cross to the front, rear and side of the site with windows looking out towards the north, east and south; this in my opinion will make the area safer and less threatening. Page 53 Agenda Item 9
. (32) In my opinion there would be no detrimental impact on the street scene as to warrant a refusal of the application. Impact on neighbouring properties (33) The proposed flats would be sited over 4m from the flank wall of No. 2 Charles Street and would extend 1.7m further to the rear than the main bulk of the house but not as deep as the rear projection of No. 2. (34) Given the siting of the proposed flats adjacent to the flank wall of No. 2 Charles Street, in my opinion there would be no undue impact on this or any other property. Parking and access (35) Charles Street is generally made up of terrace properties with no off street parking. On street parking in the area is therefore at a premium and the turning head is often used for parking. Local residents state that the provision of a new access at the turning head would cause a loss of parking and the flats would add to the parking problems in the area. (36) In principle the turning head should not be used for parking as it needs to be kept clear to allow vehicles to turn in this narrow dead end road to avoid the need for a long reverse. The loss of on street parking at this turning head is in my opinion not relevant as technically the cars should not be parking there. (37) The parking proposed by the development is in accordance with adopted standards and Kent Highway Services are satisfied that this is adequate for a development of this size. In the circumstances I do not consider that there are any grounds for refusal of the application from a highways point of view. Density (38) As previously stated the site is approximately 28m in width and approximately 36m in depth, the site area being some 923m2. The development would therefore be at a density of a maximum of 55 units per hectare. In the context of the surrounding area and given the compliance with open space standards, I think that this accords with Policy H8 of the adopted Local Plan and Review. Layout and design (39) The layout and design of the flats takes into account the problems with the site. The windows will overlook the public areas making them feel safer. (40) The siting of the flats alongside the flank elevation of No. 2 Charles Street minimises any impact on neighbouring properties in terms of loss of daylight/sunlight and overbearing impacts. (41) The design of the flats is in my opinion acceptable in this location, retaining the ridge and eaves heights of the adjacent properties. The undercroft parking takes into account the need to put the living accommodation at a higher level due to the location of the site within the flood plain. The parking is also not clearly on view and given that the existing terrace properties have no off street parking the parking does not dominate the development on the street frontage. (42) There is adequate amenity space provision for his small development of five flats helping to retain some of the soft landscaping that currently exists at the site. Development within the floodplain Agenda Item 9 Page 54
(43) The application was supported by a flood risk assessment given that it is located within a floodplain. The provision of undercroft parking and the height of the living accommodation floor levels have been considered by the Environment Agency and they advise that the development is acceptable in this location. Proximity to major road and railway (44) A noise assessment was submitted as part of the proposal which indicated that the sites falls within noise exposure category B. Provided suitable measures are undertaken to ensure adequate levels of protection within the structure this is acceptable. The details of noise mitigation measures can be dealt with by condition. Impact on bats and other species (45) The applicants have undertaken a survey of the area and no protected species were found. Both Kent Wildlife Trust and English Nature are satisfied with the findings of the survey. A condition can be included on any permission that the development should not be undertaken during the bird breeding season as recommended by English Nature. Other matters (46) Neighbours and the Parish Council have made reference to the area being available as community space with funding being sought by Groundworks to landscape the area. (47) In response to these comments the applicants comment that the site is an unused area of overgrown land which has been left over after the Johnson's Works quarry site was developed - to the south of the North Kent Railway, and after the 'Crossways - Bluewater' link road was constructed to the north of the railway. It is privately owned land which is not public open space or amenity space. It cannot be used for recreational purposes due to its overgrown condition and changes in level. (48) It should be noted that some open land will still remain further to the east of the site which is not in the applicant's ownership. (49) Neighbours have raised concerns regarding noise and disturbance during construction. Unfortunately there will always be some noise and disturbance during construction and it would not be possible to refuse an application for this reason. (50) I note the neighbours concerns regarding the recent loss of garages further to the west of the site and the potential for further development on this site. As far as I am aware there is no application for the development of this site, but any such application in the future will be treated on its merits at that time and I cannot speculate on what may come forward for the site. Unilateral undertaking (51) The applicants have suggested a unilateral undertaking to make the existing footpath under the railway arches into a more permanent agreement. Kent Highway Services have concerns with this proposal and the applicants are no longer putting this forward as part of the proposal. Kent Highway Services have requested a contribution of £2500 towards highway improvements in the area. (52) A unilateral undertaking to this effect has been prepared and is with the Councils Legal advisors. HUMAN RIGHTS IMPLICATIONS (53) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. Page 55 Agenda Item 9
CONCLUSION (54) Taking all of the above into consideration I am of the opinion that this is an acceptable development in this location. This is a small development of five flats on an overgrown area of land. Adequate amenity space and parking provision is proposed for the development. There would be no undue impacts on any neighbouring property or the street scene. Subject to satisfactory completion of the unilateral undertaking for the highways contribution I recommend that the application is approved. RECOMMENDATION: Defer for delegated approval (subject to satisfactory prior completion of S106 Agreement within six months of date of this resolution) 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 No works shall commence on site during the bird breeding season. 02 In the interests of safety of local birdlife. 03 No development approved by this permission shall be commenced prior to a contaminated land assessment (in accordance with the CLEA guidelines and methodology) and associated remedial strategy, together with a timetable of works, being submitted to the Local Planning Authority for approval. 1) The contaminated land assessment shall include a desk study to be submitted to the Local Planning Authority for approval. The desk study shall detail the history of the site uses and propose a site investigation strategy based on the relevant information discovered by the desk study. The strategy shall be approved by the Local Planning Authority prior to investigations commencing on site (ref1). 2) The site investigation, including relevant soil, soil gas, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology (ref 2). 3) A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the Local Planning Authority. Prior to any remediation commencing on site, approval shall be obtained from the Local Planning Authority of any such remedial works required. The works shall be of such a nature so as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters. 4) Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance (ref 3). If during any works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority. Agenda Item 9 Page 56
5) Upon completion of the works, this condition shall not be discharged until a closure report has been submitted to and approved by the Local Planning Authority. The closure report shall include details of the proposed remediation works and the quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. This shall include photographic evidence. Details of any post remediation sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report together with the necessary documentation detailing what waste materials have been removed from the site. Ref 1 : Contaminated Land Research Report no. 2, 3 & 4 (DoE) Ref 2 : Contaminated Land Research Report no. 1 (DoE) Ref 3 : CIRIA Vols 1-12 Contaminated Land Series and CIRIA "Building on Derelict Land" If any infill material is to be brought onto the site, only naturally occurring rocks, sub- soils and soils (including those containing <20% organic matter) and recycled construction and/or demolition materials (but excluding those containing bricks and concrete >70mm, metal, plasterboard, asbestos cement or other contaminated materials) shall be used. This shall be from a certified source to ensure that it is not contaminated in terms of its intended end use. The relevant Certification Documents shall be sent to the Local Planning Authority (LPA) prior to any development commencing on the site. No development shall commence until the LPA has given written approval of the documents. No sludges or slurrys may be used. Analytical evidence shall be provided to verify imported soils are suitable for the proposed end use. This will require characterisation of the source and target sites in accordance with BS ISO 15176:2002 and subsequent relevant soil analyses. The sampling protocols and soil guideline values to be used for assessment of suitability will be dependant on the source of the soil and the proposed use of the target site and this shall be agreed with the LPA prior to any development commencing on the site. As a minimum, for large volumes of homogenous natural soils for use in non-sensitive areas, such as commercial end uses, sampling frequency shall be at least one per thousand cubic metres (1:1000m3). Soils for use in sensitive areas, such as domestic gardens, and where imported soils are less homogenous, the sampling frequency shall be greater (i.e. up to one per hundred and fifty cubic metres (1:150m3)). A closure report shall be submitted once remediation works have been completed. This shall include results of all sampling undertaken and certification of imported soils. This condition shall not be discharged until a closure report has been submitted to and approved by the LPA. Ref 1. R&D Publication CLR8 (2002) 'Potential contaminants for the assessment of land' (DEFRA and the Environment Agency) Ref 2. BS ISO 15176:2002 'Soil quality - characterisation of excavated soil and other materials intended for re-use.' 03 In the interests of safety and amenity in accordance with Policies DL1 and DL4 of the adopted Dartford Local Plan. 04 Details of the noise mitigation measures are required to ensure adequate levels of protection within the structure. 04 To safeguard the noise environment of the occupiers of the flats in accordance with Policies B1 and E14 of the adopted Dartford Local Plan. Page 57 Agenda Item 9
05 A gas impermeable membrane shall be incorporated within the structure along with a ventilated sub floor area in accordance with details to be submitted to and approved by the Local Planning Authority prior to commencement of works on site. Any services entering/leaving the structure shall be located above the gas impermeable membrane or adequate seals provided if the membrane is to be breached. 05 In the interests of safety in accordance with Policies DL 1 and DL4 of the adopted Dartford Local Plan. 06 Before any works commence on site (including demolition), a landscaping scheme including both hard and soft landscaping, shall be submitted for approval to the Local Planning Authority and upon approval shall be implemented during the first planting season following the occupation of the first unit and shall thereafter be maintained for a period of five years. Any trees, shrubs or grassed areas which die, are diseased or vandalised within this period shall be replaced within the next planting season with plants of similar species and size to that approved. 06 To safeguard the visual amenities of the locality in accordance with Policy B3 of the adopted Dartford Local Plan 07 No demolition or construction work shall take place on the site outside the hours of 08:00 to18:00 Mondays to Fridays inclusive, and 08:00 to 13:00 on Saturdays with no work on Sundays and Bank Holidays. 07 To protect the amenities of the residents of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 08 During construction no materials shall be burnt on site. 08 To protect the amenities of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 09 The parking spaces and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 09 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 10 The building shall not be occupied until the approved parking spaces are demarcated by means of white lining or a similar method, which shall have been approved in writing beforehand by the Local Planning Authority. 10 To ensure that the approved parking spaces are provided for use by all vehicles visiting the premises in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. Agenda Item 9 Page 58
Application No: : 06/00469/FUL Address : Land Adjacent 2 Charles Street Stone Kent Date: 23 August 2006 Scale: 1:1250 Page 59 Agenda Item 10
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00699/COU Officer: Miss Emma Jefferys Location: 104A Church Road Swanscombe Kent DA10 0HJ Proposal: Demolition of existing workshop and outbuildings and erection of an attached two storey building with dormer windows in rear elevation to provide 3 x 1 bedroom and 1 x 2 bedroom flats together with associated car parking Applicant: King & Johnson Agent: Ubique Architects 11 Ashford House, Beaufort Court Sir Thomas Longley Road Medway City Estate Rochester ME2 4FA Target Date: 23/08/2006 Parish / Ward: Swanscombe & Greenhithe T.C. / Swanscombe RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) SITE SPECIFIC POLICY (1) Dartford Local Plan - No Site Specific Policy (2) Local Plan Review - No Site Specific Policy SITE DESCRIPTION (3) The application site is approximately 450 sq. m. It contains no. 104A Church Road, an end of terrace residential property currently unoccupied and a number of outbuildings and workshops previously used as a car repair and paint spraying workshop. The outbuildings and workshop are mainly located to the rear of the site and occupy almost 50% of the total area. (4) The surrounding area is mainly characterised by terraced properties of varying designs. However, no. 104 Church Road (adjacent to no. 104A) operates a small scale beauty business and there is a greengrocers yard opposite. There is a large single storey building to the south of the application site that is used as a scout hut and Wardona Court, a block of 30 flats, lies to the west of the site. There is little off-street parking provided for the properties within the immediate vicinity and so Church Road is heavily parked. Agenda Item 10 Page 60
PROPOSAL (5) The outbuildings and workshop would be demolished and a two storey building erected. Two one bedroom flats would be provided at ground floor and one two bedroom flat provided at first floor. An additional one bedroom flat would be provided on the second floor within the roof of the building with additional headroom provided by two rear dormer windows. (6) Five parking spaces would be provided to the rear of the site with access from Ames Road. A private garden area for the end of terrace property would be provided and a communal garden would be provided for the flats. Bin stores would also be provided to the rear of the site. An approved contaminated land report and a plan of the proposed street scene are to be submitted. RELEVANT HISTORY (7) A planning application for the demolition of the existing workshop and outbuildings and erection of an attached two storey building with dormer windows in the rear elevation to provide 3 x 1 bedroom and 2 x 2 bedroom flats together with associated car parking was submitted under reference 05/01012/COU and was withdrawn to address concerns regarding design, parking, overdevelopment and contaminated land. COMMENTS FROM ORGANISATIONS (8) Swanscombe and Greenhithe Town Council: Members object strongly due to an over- intensification of the site and the impact of increased vehicles on this heavily congested road, which is also a bus route. The proposed building would also have an overbearing impact on the scout hall. (9) Environmental Health Services Manager: Hours of demolition and construction should be limited and there should be no bonfires on site. A contaminated land assessment is also required prior to a decision being made and dependent on the results, remediation should take place. A gas impermeable membrane should be provided and a programme for the suppression of dust should be submitted. (10) Environment Agency: No objections but recommend a condition requiring details of foul and surface water disposal and that all surface water drainage be passed through trapped gullies. A desk top study of the potential contamination at the site should be submitted. Any site investigation should include monitoring of landfill gas. No soakaways should be constructed in contaminated land. (11) Kent Highways Services: Clarification on existing and proposed parking for 104A required. Secure and weatherproof cycle parking should be provided. Number and layout of parking spaces is acceptable. NEIGHBOUR NOTIFICATION (12) Three letters of objection have been received from nos. 125 and 115 Church Road and no. 1 Castle Street. The resident of no. 1 Castle Street comments that the proposed development would back directly onto their property and would impose on their privacy. They also comments that mature trees and shrubs would be damaged if the warehouse is removed. (13) Comments from the other objectors relate to an increase in on-street parking increasing congestion along Church Road and making it difficult for existing residents to park. The bus that travels along this road has difficulty due to the number of parked cars and if on-street parking is made worse, people will be discouraged from using public transport. The parking provided would be inadequate and the parking layout is impractical. There would be disturbance to local residents caused by the activities associated with the proposed flats more so than the previous use which only operated during working hours. There would be a loss of light to the front of the properties opposite the application site and the residents of no. 115 Page 61 Agenda Item 10
Church Road are concerned that they would be overlooked from the windows within the front of the proposed building. Additionally, concern is expressed with regard to the design of the flats which would not be in-keeping with this Victorian street of terraced houses. There is also a restrictive covenant on the property limiting development to no more than two dwellings. RELEVANT POLICIES (14) Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy DD11 of the Local Plan Review replicates these considerations. (15) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. (16) Policies H10 of the Adopted Dartford Local Plan and H8 of the Dartford local plan Review relate to design, layout and density and seek to ensure that there is no impact on the character of the area and that the living accommodation is of an acceptable standard. Policy H14 of the Dartford Local Plan Review relates to windfall housing sites and sets out a number of criteria that should be met. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (17) I consider the key issues to be the acceptability of the principle of the development, impact of the proposed development on the visual amenities of the street scene, the impact on the residential amenities of the neighbouring properties, the adequacy of the accommodation provided for future occupants, the potential overdevelopment of the site and the adequacy of the parking provision and impact on highway and pedestrian safety. Principle of Development (18) There is no site specific policy for this site, which is clearly previously developed land. The principle of the development of this land for residential purposes is therefore dependent on the character of the surrounding area. The surrounding area is mainly residential interspersed with some commercial uses. The existing use of the site is part residential, part commercial. I consider that the use of this site for residential accommodation would conform with the general character of the area and would remove a use that potentially has a negative impact on the amenities of the surrounding residents. As such, I consider that the residential use of this site is acceptable in principle. Impact on Visual Amenities (19) The character of the properties along Church Road is reasonably mixed. Porches and bay window extensions of different designs are common features and each row of terraced properties appears slightly different from the other in design. The row of terraced properties adjoining no. 104A have wider frontages than the properties opposite and the front elevations are staggered. The scout hut adjacent to the application site interrupts the rows of terraced properties and Wardona Court, a three storey property built in 1980s is visible from Church Road adding to the variety of built form in the surrounding area. (20) The proposed building would continue the staggered pattern of this row of terraced properties being slightly forward of no. 104A Church Road. A chimney detail would be provided to the flank of the building reflecting adjacent properties. The bay window detail also reflects that of adjacent properties and although the ridge height of the proposed building would be slightly higher than the adjoining property, I consider that the difference would not be of any significance within this varied street scene. The scale of the building would reflect that of the adjoining properties, in my opinion. Agenda Item 10 Page 62
(21) The proposed building would replace an unsightly collection of outbuildings that have an industrial appearance. It would have a positive impact on the street scene in my opinion by continuing the row of terraced properties and filling an unsightly gap, out of character with the area. (22) The dormer windows to the rear would have pitched roofs and would not dominate the roof slope in my view. As these dormers would be to the rear, they would not be easily seen from the surrounding public areas. As such, due to the varied character of the surrounding area, I consider that these dormers would not be detrimental to the visual amenities or character of the area. (23) In light of the above and in consideration of the positive benefits of clearing the unsightly outbuildings, I am of the opinion that the proposed building would be of an acceptable design having no undue impact on the visual amenities of the surrounding area. Impact on Residential Amenities (24) Owning to the nature of the proposed development, the impact on the residential amenities of the future occupants of no. 104A Church Road are of consideration. The proposed building would be 1.5 metres from the proposed boundary of no. 104A Church Road. The two storey element of the building would not project beyond the rear elevation of this neighbouring property and the single storey element would be 4.2 metres from no. 104A and would only project 1.5 metres beyond the rear elevation of this property. I therefore consider that there would be no undue impact on the future residential amenities of this property. (25) There are no windows proposed within the flank elevation of the building and therefore, no overlooking of the properties to the south. The rear windows within the proposed building would be over 25 metres from the rear elevations of the properties along Castle Street and also the windows within Wardona Court. This complies with the Council's separation recommendations. I therefore consider that there would be no undue overlooking of these neighbouring properties. (26) The residents of no. 115 Church Road have commented that they would be overlooked and overshadowed by the proposed building. However, the ground and first floor window relationship between the proposed building and the properties opposite would be the same as that between the existing properties on either side of Church Road. The proposed roof lights within the front roof slope would be at such an angle that there would be no direct view into the windows to the front of the properties opposite. There would also be no view of the rear gardens of these properties. I do not therefore consider that there would be any undue overlooking of the properties opposite the application site. (27) It is likely that there would be some reduction in the afternoon/evening sunlight reaching the front windows within the properties opposite the application site. However, there would be a distance of 15 metres between the proposed building and the front elevation of these neighbouring properties. As such, I do not consider that there would be any significant impact on the levels of sunlight or daylight reaching the properties opposite. Moreover, the proposed building would have the same relationship with the properties opposite as the other properties within the same terraces. (28) The residents of no. 115 Church Road highlight the impact of the increased activities at the site on their residential amenities. I acknowledge that there would be an increase in activity in the immediate area with residents of the flats arriving and leaving throughout the day and evening. However, I do not consider that this activity would be at such a level that it would create a significant disturbance to local residents. Indeed, the surrounding residential area is of such a dense nature that I am of the view that it would be unlikely to have any impact in excess of the activities of the existing residents. Consideration of the current commercial use is also relevant in that noise and disturbance from light industrial activities such as car repair, could be significant. Page 63 Agenda Item 10
Adequacy of Accommodation/Overdevelopment (29) The room sizes of the flats would comply with Council standards. Although the rooms of the flats would not be stacked by function I consider that with adequate noise insulation measures, there would be no undue sound transference between flats. (30) The garden area provided for the proposed flats would total 84.4 sq m. It would be of a regular shape, would be private and would receive sunlight during the afternoon. In accordance with appendix 1a of Policy H8, I consider that this amenity space would be of an acceptable quality. (31) This development would provide a private amenity space for the residents of no. 104A Church Road. This is a large improvement from the current situation whereby the majority of the garden area to this property is taken up by outbuildings and used in connection with the commercial use. The amenity space provided would be 43.46 sq. m. It would be of a regular shape and would receive sunlight during the afternoon. Again, I consider that this garden provides a quality space in accordance with Council Policy. (32) The nature of the surrounding area is such that residential densities are high. The proposed development would also be high density but not to the extent where there would be an unacceptable impact on the character or appearance of the area or a detrimental impact on the amenities of the future occupants in my opinion. A reasonable amount and good quality amenity space and living accommodation would be provided and the design of the building would also be of an acceptable standard as discussed above. I therefore consider that the proposed flats would not constitute an overdevelopment of the site. Parking Provision/Highway and Pedestrian Safety (33) I acknowledge the concerns of local residents/business that there are already on-street parking problems along Church Road. As such, it is important to ensure that a sufficient amount of off-street parking is provided for the flats and for the residential dwelling. (34) Five parking spaces are proposed to the rear of the site. Kent Highway Services have no objections to this parking arrangement, particularly as no. 104A has no off-street parking at present and parking to the rear would be provided for this property, thereby freeing up one on-street parking space. Policy guidance seeks to achieve one parking space per one and two bed unit and Government guidance (PPG13) encourages maximum parking standards rather than minimum in order to encourage the use of public transport. I consider that this guidance has been followed in this case. One parking space would be provided for each flat plus the additional parking space for the existing residential dwelling. As such, I consider that the parking provided is acceptable and that there would be no significant impact on road congestion or highway safety in excess of the current situation. Other Issues (35) Restrictive covenants are not material planning considerations. There are no mature trees or shrubs within the application site. Any removal of trees outside of the application site would not be likely to be as a consequence of this development. HUMAN RIGHTS IMPLICATIONS (36) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. Agenda Item 10 Page 64
CONCLUSION (37) Having considered the comments from local residents, consultees and the relevant Local Plan policies, I am of the opinion that the design of the proposed flats would be in-keeping with the general character and appearance of the surrounding area. I also consider that due to the separation between buildings there would be no undue impact on the residential amenities of the surrounding properties. The living accommodation and amenity space provision would be of an acceptable quality that complies with Council standards and parking provision complies with Local Plan and Government guidance. In light of the established high density in this area and the acceptability of the scheme in terms of design, quality of living accommodation and impact on neighbouring residents, I do not consider that there would be an overdevelopment of the site. RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 Prior to the commencement of development a remedial study and a timetable of works shall be submitted to the Local Planning Authority for approval. These must be in accordance with the CLEA guidelines and methodology and should include: 1. A site investigation, including relevant soil, soil gas, monitoring for landfill gas including sampling for methane, oxygen and carbon dioxide to be carried out over a period of 2 months, surface and groundwater sampling, shall be carried out by a suitably qualified and accredited consultant/contractor in accordance with a Quality Assured sampling and analysis methodology (ref 2). 2. A site investigation report detailing all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy shall be submitted to the Local Planning Authority. Prior to any remediation commencing on site, approval shall be obtained from the Local Planning Authority of any such remedial works required. The works shall be of such a nature so as to render harmless the identified contamination given the proposed end-use of the site and surrounding environment including any controlled waters. 3. Approved remediation works shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance (ref 3). If during any works contamination is encountered which has not previously been identified then the additional contamination shall be fully assessed and an appropriate remediation scheme agreed with the Local Planning Authority. 4. Upon completion of the remediation works, this condition shall not be discharged until a closure report has been submitted to and approved by the Local Planning Authority. The closure report shall include details of the proposed remediation works and the quality assurance certificates to show that the works have been carried out in full in accordance with the approved methodology. This shall include photographic evidence. Details of any post remediation sampling and analysis to show the site has reached the required clean-up criteria shall be included in the closure report, together with the necessary documentation detailing what waste materials have been removed from the site and evidence for the final point of disposal of any contaminated material, i.e. Waste Transfer Notes. Further information on compliance with this Condition can be obtained from Environmental Health Service. Page 65 Agenda Item 10
Ref 1: Contaminated Land Research Report no. 2, 3 & 4 (DoE) Ref 2: Contaminated Land Research Report no. 1 (DoE) Ref 3: CIRIA Vols 1-12 Contaminated Land Series and CIRIA "Building on Derelict Land" 02 In the interests of safety and amenity in accordance with Policies DL1 and DL4 of the adopted Dartford Local Plan. 03 If any infill material is to be brought onto the site, only naturally occurring rocks, sub- soils and soils (including those containing <20% organic matter) and recycled construction and/or demolition materials (but excluding those containing bricks and concrete >70mm, metal, plasterboard, asbestos cement, or other contaminated materials) shall be used. This shall be from a certified source to ensure that it is not contaminated in terms of its intended end use. The relevant Certification Documents shall be sent to the Local Planning Authority (LPA) prior to any development commencing on site. No development shall commence until the LPA has given written approval of the documents. No sludges or slurry may be used. Analytical evidence shall be provided to verify imported soils are suitable for the proposed end-use. This will require characterisation of the source and target sites in accordance with BS IOS 15176:2002 and subsequent relevant soil analyses. The sampling protocols and soil guideline values to be used for assessment of suitability will be dependent on the source of the soil and the proposed use of the target site and shall be agreed by the LPA prior to any development commencing on site. As a minimum, for large volumes of homogenous natural soils for use in non-sensitive areas, such as commercial end-uses, sampling frequency shall be at least one per thousand cubic metres (1:1000m3). Soil of use in sensitive areas, such as domestic gardens, and where imported soils are less homogenous, the sampling frequency shall be greater (i.e. up to one hundred and fifty cubic metres (1:150m3)). A closure report shall be submitted once remediation works have been completed. This shall include results of sampling undertaken and certification of imported soils. This condition shall not be discharged until a closure report has been submitted to and approved by the LPA. Ref 1: R&D Publication CLR8 (2002) 'Potential contaminates for the assessment of land' (DEFRA and Environment Agency). Ref 2: BS ISO 15176:2002 'Soil quality - characterisation of excavated soil and other materials intended for re-use.' 03 In the interests of safety and amenity in accordance with Policies DL1 and DL4 of the adopted Dartford Local Plan. 04 Prior to the commencement of any works on site, a Construction Code of Conduct shall be submitted to and approved in writing by the Local Planning Authority. The site clearance works, provision of infrastructure and all construction work shall take place in strict accordance with the agreed Code of Conduct and this shall include: - measures to regulate disturbance and disruption to local communities caused by construction activities; - the use of machinery and equipment that is quieter by design and vibration control measures - measures to minimise the noise impact of construction activities; - details of construction lighting together with measures to minimise light pollution; - hours of working; Agenda Item 10 Page 66
- details of dust suppression - measures to prevent the deposit of mud on the highway; - removal of waste and spoil from the site - method of access and parking of construction vehicles and employees vehicles. 04 In order to minimise the impact of construction activities on the surrounding area in accordance with Policy B1 of the adopted Dartford Local Plan and Policy DD11 of the Dartford Borough Local Plan Review Second Deposit Draft 2002. 05 A gas impermeable membrane shall be incorporated within the structure along with a ventilated sub floor area in accordance with details to be submitted to and approved by the Local Planning Authority prior to commencement of works on site. Any services entering/leaving the structure shall be located above the gas impermeable membrane or adequate seals provided if the membrane is to be breached. 05 In the interests of safety in accordance with Policies DL 1 and DL4 of the adopted Dartford Local Plan. 06 A scheme of sound proofing shall be submitted to the Local Planning Authority showing measures to deal with sound insulation of walls and floors between separate and adjoining occupiers prior to the commencement of any part of the development hereby permitted. The scheme shall be agreed and implemented in accordance with the approved details prior to the occupation of any part of the development. 06 In the interests of residential amenities in accordance with policy B1 of the Adopted Dartford Local Plan. 07 No development approved by this permission shall be commenced until a scheme for the disposal of foul and surface waters has been approved by and implemented to the reasonable satisfaction of the Local Planning Authority. 07 To prevent pollution of the water environment in accordance with policy B1 of the adopted Local Plan 1995. 08 Details and samples of all materials to be used externally shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced, unless otherwise agreed in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details. 08 To ensure that the development does not harm the character and appearance of the existing building or the visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 09 Prior to the commencement of development, details of the provision of secure weatherproof cycle parking shall be submitted and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details prior to the occupation of the flats hereby approved. Page 67 Agenda Item 10
09 In the interests of promoting sustainable means of transport in accordance with Policy T32 of the adopted Dartford Local Plan 1995. 10 The building shall not be occupied until the parking area, access and manoeuvring space thereto have been surfaced and drained including the provision of oil petrol interceptors and the parking spaces are demarcated by means of white lining or a similar method. 10 To ensure that the approved parking spaces are provided for use by all vehicles visiting the premises in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 11 Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through trapped gullies to BS 5911:1982 with an overall capacity compatible with the site being drained. 11 To prevent pollution of the water environment in accordance with policy B1 of the adopted Local Plan 1995. 12 The car parking spaces and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 12 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. INFORMATIVES 01 The applicant's attention is drawn to the informative comments and recommendations contained in the Environment Agency's letter of 7th July 2006. Agenda Item 10 Page 68
Application No: : 06/00699/COU Address : 104A Church Road Swanscombe Kent DA10 0HJ Date: 23 August 2006 Scale: 1:1250 Page 69 Agenda Item 11
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00755/COU Officer: Miss Emma Jefferys Location: 109 And 111 Mounts Road Greenhithe Kent DA9 9ND Proposal: Conversion of two houses into 3 x 1 bedroom flats and 2 x 2 bedroom maisonettes together with the installation of additional windows in side elevations, rear balconies at first and second floor levels and bin store to front elevation Applicant: Oakleigh Developments Ltd Agent: DACA Chartered Architects 21 Stone Street Gravesend Kent DA11 0NP Target Date: 06/09/2006 Parish / Ward: Swanscombe & Greenhithe T.C. / Greenhithe RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan - No Site Specific Policy (2) Local Plan Review - No Site Specific Policy SITE DESCRIPTION (3) This pair of semi-detached properties has three stories. Owing to the difference in ground levels from the front to the rear of the site, the front elevation appears to be single storey with the other two floors built below the ground level of Mounts Road. There is a drop of approximately 10 metres from the front of the rear of the site. (4) This section of Mounts Road is characterised by residential properties similar in design to the application properties. However, the building to the southeast of no. 109 is a block of flats and there is a Nursing Home further to the north. Most of the properties along Cobham Terrace that back onto Mounts Road have been converted into flats. (5) Mounts Road is a narrow but busy road that links London Road in Greenhithe to Alkerden Lane leading to Swanscombe. There is no pedestrian footpath as such. Agenda Item 11 Page 70
PROPOSAL (6) The properties currently provide 5/6 bedrooms on levels 2 and 3. Integral garages are provided at level 3 (road level) and the main living accommodation is provided at level 1 with direct access to the rear garden. (7) No. 111 Mounts Road would be converted into the three one bedroom flats whereby they would be divided by each level of the property. No. 109 would accommodate the 2 no. 2 bedroom spit level flats. Five new windows would be provided within the flank elevations of each property. (8) To the front of the properties, one parking space would be provided for each flat plus one additional visitor parking space. A porch, bin store and stairwell would be constructed to the front of the property in addition to an extended platform for parking. RELEVANT HISTORY (9) A planning application for the erection of a two storey side extension & bridge walk way in connection with the conversion of existing property into 3 No. self contained 1 bedroom flats at no. 109 Mounts Road was approved under reference DA/04/00006/FUL. (10) A planning application (DA/06/00070/COU) for the conversion of two houses into 6 x 1 bedroom flats together with the installation of additional windows in side elevations, balconies at first and second floor levels on rear elevation and bin store at second floor level on front elevation together with the erection of a 3 storey front extension to provide an enclosed stairwell was refused on the grounds that the parking to the rear was unacceptable creating a highway and pedestrian safety hazard. COMMENTS FROM ORGANISATIONS (11) Swanscombe and Greenhithe Town Council: Members object unless sufficient residents and visitor parking is provided. The proposed development is on a busy road with no room for on-street parking. (12) Kent county Council Highways Services: As there a 6 parking spaces for 5 flats, no objections. Any alterations required to the vehicular access will require consultation with Kent Highways Services. (13) Thames Water: The sewage infrastructure would not be affected. Surface Water Drainage should be carefully controlled. The water infrastructure would not be affected. (14) Kent County Council Archaeological Officer: the application site lies to the west of Globe Pit from which important Palaeolithic stone implements have been located. A condition should be attached requiring the implementation of a watching brief. (15) Environment Agency: No objection but care should be taken with the design of soakaways. It is also recommended that the correct building consent should be sought for building on gas contaminated land. (16) Environmental Health Services Manager: Recommends that no bonfires should be burnt on site. A noise insulation scheme should be implemented to ensure that passage of sound between flats is contained. The developer should undertake an investigation into the risk of gas migration from the nearby old landfill site. A scheme of protection for gas migration should also be required. NEIGHBOUR NOTIFICATION (17) Three letters of objection have been received from the residents of nos. 113 and 117 Mounts Road and The Cottage, Breakneck Hill. Page 71 Agenda Item 11
(18) The comments from the residents of The Cottage relate to parking to the rear of the site and access over their land. As there would be no parking to the rear as part of the current application, these comments are not a material planning consideration. (19) The comments from nos. 113 and 117 Mounts Road relate to the inadequacy of the parking provided and the impact of an increased number of vehicles travelling along Mounts Road as a consequence of this development. Comments also relate to the impact of the conversion to flats on the character of the area. Additionally, the residents of the neighbouring property ask that should permission be granted, extractor fans be installed with vents at roof level to ensure that cooking smells from the new kitchen windows do not impact on their property. There are also comments in relation to parking at the rear of the properties. Again, parking to the rear is not proposed as part of the current application. Additionally, disruption during construction is noted. RELEVANT POLICIES (20) Local Plan Policies B1 and H14 are relevant. Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy H14 advises that house extensions should be designed so as not to overlook, overshadow, or overbear upon neighbouring properties. Policies DD11 and H13 of the Local Plan Review replicate these considerations. (21) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. (22) Policies H13 of the adopted Local Plan and H12 of the Dartford Local Plan Review refer to flat conversions and seek to ensure adequate living accommodation is provided for future occupants and that there is no detrimental impact on the character of the area. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (23) I consider the key issues to be the impact of the proposed conversion on the character of the area, the residential amenities of the neighbouring properties, highway and pedestrian safety, the impact of the proposed extension alterations on the visual amenities of the street scene and the adequacy of the accommodation provided. Character of the Area: (24) In assessing this application, the extant planning permission for the conversion of no. 109 Mounts Road into 3 one bed flats is a material consideration. In principle therefore, I see no objection to the conversion of the two properties into flats. Also of relevance is the character of the surrounding area which is made up of a mix of single family dwellings and flatted accommodation. Particularly, the building immediately to the southeast of no. 109 is in multiple occupation as well as a number of the properties along Cobham Terrace. I therefore feel that the proposed flat conversion would conform with the character of the area. Impact on Residential Amenities: (25) There are a number of new windows proposed within the flank and rear elevations of these properties, a number of which would serve habitable rooms. The new windows within the southeast flank elevation would look out onto the flatted accommodation and communal garden area of the neighbouring building. There are no windows within the flank elevation of the block of flats so there would be no mutual overlooking into opposite windows. Any view of the communal amenity space to the existing flats would be oblique and due to its communal nature, I do not feel that overlooking of the amenity space to the flats would be an unacceptable invasion of privacy. Agenda Item 11 Page 72
(26) Of more concern are the proposed windows within the northwest flank elevation of no. 111. There are 5 new windows within this elevation. The windows towards the front of the property would have no view of the rear garden of no. 113 due to the distance and angles between them. However, the three new kitchen windows proposed to the rear of the northwest flank elevation are likely to have some view of the rear garden of this neighbouring property. Amendments to these windows have introduced obscure glazing and top hung fan lights only. Having checked with Building Control, as the kitchen and living rooms are open plan, the windows within the rear of the property would provide sufficient ventilation and escape. I therefore consider that there would be no undue overlooking from the proposed windows within the flank elevation facing onto no. 113 Mounts Road. (27) The existing windows within 111 Mounts Road mostly serve habitable rooms at present. The internal alterations involved in the creation of the flats would continue to utilise these rooms as habitable rooms. Although these habitable rooms are likely to be more intensely used by the occupants of the flats, again, due to the angle of these windows from the rear garden to no. 113 Mounts Road, I do not feel that there would be any clear view of the important private amenity space of this neighbouring property. There are two upper floor windows, one 1st floor window and three lower floor windows within the flank elevation of no. 113 facing no. 111. The boundary treatment between the two properties is approximately 2-3 metres in height, increasing in height towards the front of the property and consists of thick vegetation. The vegetation acts as a screen to the lower and middle floor windows within 113 Mounts Road. I do not therefore feel that there would be any mutual overlooking between the lower and middle floor windows of the two properties. The upper windows within no. 113 would be exposed. There are two upper floor windows within the flank elevation of no. 111 that could potentially look into the upper floor windows within no. 113. However, according to the original plans for no. 113, both upper floor windows within this property serve non- habitable rooms. Indeed, one window serves the garage and is high level and the other window serves an en-suite and is obscure glazed. I am therefore of the view that there would be no mutual overlooking between the windows in both properties. (28) The proposed rear balconies would have 1.6 metre high solid timber screens at each end. I feel that this is sufficient screening to prevent any undue overlooking of the area of important private amenity space of no. 113 Mounts Road. Highway and Pedestrian Safety (29) In relation to the extant permission at no. 109 Mounts Road, four parking spaces were approved for the development of 3 one bed units. It therefore complied with council standards which seek to provide 1 space per one bed unit and 1 space per 5 units casual. (30) According to Council standards, the parking provision for this development should be one space per one or two bed unit, plus one extra space per two no. 2 bedroom units. The current planning application provides six parking spaces. This provides one space per unit plus a visitor space in accordance with Council Policy guidance. (31) I do not consider that the conversion of these properties to 5 flats would significantly increase traffic along Mounts Road or impact on highway safety in excess of the impact from the existing levels of traffic. As such I do not consider that there would be a detrimental impact on highway or pedestrian safety as a consequence of this development. Impact on Visual Amenities (32) Externally, a staircase enclosure, bin store and front canopy would be added. The garage doors would also be removed and in-filled with matching brickwork. The properties along this section of Mounts Road differ in design and style. Much of the staircase enclosure would be below road level and would not therefore be visible. I am of the opinion that the bin store and staircase enclosure would continue the general form and design of the existing building. I do not therefore consider that the staircase or bin store addition or canopy would have a detrimental impact on the visual amenities of the street scene. Page 73 Agenda Item 11
Adequacy of Accommodation (33) The room sizes of the proposed flats would comply with Council standards and the area of amenity space would be of an acceptable quality and size in my opinion. There would only be one instance were the bedroom of one flat would be above the living room of another. I consider that with sufficient sound insulation, there would be no significant impact on the amenities of the future occupants. Other Issues (34) Disturbance during construction is not a material planning consideration. However, a condition can limit the hours of construction so as to limit any disruption. (35) I do not consider it reasonable to require the installation of extractor fans with vents at roof level for cooking odours. This would be reasonable for commercial developments where frequent and continuous cooking would take place. However, all of these domestic kitchens would be fitted with standard extractor fans and I consider this sufficient to control any significant odours that may be created within the kitchen areas. (36) I also do not consider it reasonable to require the applicant to carry out an investigation into gas migration for the erection of a bin store that would be constructed on a concrete platform separate from the ground. The stairwell would be constructed with foundations dug at ground level. However, I consider that the installation of a gas impermeable membrane is sufficient in this instance to ensure that the future occupants of the flats are not unduly affected. HUMAN RIGHTS IMPLICATIONS (37) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (38) Having considered the comments from local residents, the Town Council, consultees and the relevant local plan Policies, I am of the view that the window positions within the flank elevation of the flats are such that there would be no undue invasion of privacy and that those windows with a view into no. 113 Mounts Road can be conditioned to be obscure glazed. The design of the proposed frontage including the staircase would generally conform with the design of the main building. The mix of single family and flatted accommodation in the surrounding area is such that I do not consider that the proposed flat conversion would have a detrimental impact on the character of the surrounding area. Additionally, I consider that the parking provision for the flats complies with Council standards and that there would not be a significant increase in the levels of traffic along Mounts road as a consequence of the proposed development. Lastly, I am of the view that the living accommodation provided for the future residents is of an acceptable standard. RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. Agenda Item 11 Page 74
02 No development shall take place until the applicant, or agents or successors in title, has secured the implementation of a watching brief to be undertaken by an archaeologist approved by the Local Planning Authority so that excavation is observed and items of interest and finds are recorded. The watching brief shall be in accordance with a written programme and specification which has been submitted to and approved by the Local Planning Authority. 02 To ensure that features of archaeological interest are properly examined and recorded in accordance with policy B12 of the Adopted Dartford Local Plan. 03 A scheme of sound proofing shall be submitted to the Local Planning Authority showing measures to deal with sound insulation of walls and floors between separate and adjoining occupiers prior to the commencement of any part of the development hereby permitted. The scheme shall be agreed and implemented in accordance with the approved details prior to the occupation of any part of the development. 03 In the interests of residential amenities in accordance with policy B1 of the Adopted Dartford Local Plan. 04 Before the development hereby permitted is first occupied, the proposed window(s) within the northwest flank elevation shall be obscure glazed, details of which shall be agreed in writing beforehand with the Local Planning Authority, and apart from any top hung fan lights incapable of being opened and shall subsequently be maintained as such. 04 To protect the privacy and amenities of adjoining residents in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 05 No demolition or construction work shall take place on the site outside the hours of 8am to 6pm Mondays to Fridays inclusive, and 8am to 1pm on Saturdays with no work on Sundays and Bank Holidays. 05 To protect the amenities of the residents of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 06 All materials used externally shall match those of the existing building in colour and texture. 06 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 07 The car parking spaces shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. Page 75 Agenda Item 11
07 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 08 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the northwest flank elevation of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 08 To enable the Local Planning Authority to regulate and control any such further development in the interests of amenity and privacy of the adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. INFORMATIVES 01 With regard to surface water drainage it is the responsibility of the developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. In the disposal of surface water, Thames Water will recommend that the applicant a) looks to ensure that new connections to the public sewerage system do not pose an unacceptable threat of surcharge, flooding or pollution b) check the proposals are inline with advise from DETR which encourages, wherever practicable, disposal on site without recourse to the public sewerage system - for example in the form of soakaways or infiltration areas on free draining soils c) looks to ensure the separation of foul and surface water sewerage on all new developments. 02 The applicant's attention is drawn to the informative comments and recommendations contained in the Environment Agency's letter of 1st August 2006. 03 It is recommended that any building works are constructed to at least the minimum requirements of Approved Document C of the Building Regulations and the BRE Guidance document "New Building on Gas Contaminated Land. 04 The applicant is advised that a licence must be obtained from the Highway Authority before any works are carried out on any footway, carriageway, verge or other land forming part of the highway. Agenda Item 11 Page 76
Application No: : 06/00755/COU Address : 109 And 111 Mounts Road Greenhithe Kent DA9 9ND Date: 23 August 2006 Scale: 1:1250 Page 77 Agenda Item 12
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00764/FUL Officer: Miss Emma Jefferys Location: Land Adj 24 Maple Road Dartford Kent DA1 2QZ Proposal: Erection of a detached 3 bedroom house Applicant: Mr Lee May & Thomas Brown 5 Cray Buildings Foots Cray High Street Sidcup Kent DA14 5HL Target Date: 07/09/2006 Parish / Ward: Un-Parished Area Of Dartford / Princes RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) SITE SPECIFIC POLICY (1) Dartford Local Plan - No Site Specific Policy (2) Local Plan Review - No Site Specific Policy SITE DESCRIPTION (3) The application site is approximately 250 sq m and is an irregular shape, narrowing to the rear. It sits between no. 24 Maple Road and an infill property to the flank of no. 22 Maple Road that has been recently completed. No 24 Maple Road is an end of terrace two storey dwelling. (4) The general character of the area is made up of terraced properties, some of which have been extended. There are also a number of infill residential developments within the immediate and wider surrounding area. PROPOSAL (5) The proposed dwelling would be two stories in height with a hipped roof design and a small porch to the flank. Two parking spaces would be provided to the front of the dwelling and a garden area of approximately 100 sq. m to the rear. The parking layout to the front of the property is to be amended to improve accessibility and visibility. Agenda Item 12 Page 78
RELEVANT HISTORY (6) A planning application for a very similar dwelling was approved under delegated powers under reference DA/05/00041/FUL. This application has had to be amended and moved further towards the road in light of Thames Water requirements involving a public sewer crossing the site. COMMENTS FROM ORGANISATIONS (7) Environmental Health: No adverse observations. (8) Thames Water: No objections but recommend that surface water drainage is adequately provided. (9) Kent Highways Services: The parking layout is poor and visibility for one of the spaces is restricted. Parking should be perpendicular to the highway. NEIGHBOUR NOTIFICATION (10) One letter of objection has been received from the resident of 35 Maple Road. They express concern regarding the overdevelopment of the site, lack of amenity space, the detrimental impact on visual amenities and the impact of the increased number of cars on highway safety. RELEVANT POLICIES (11) Policies B1 and H14 are relevant. Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy H14 advises that house extensions should be designed so as not to overlook, overshadow, or overbear upon neighbouring properties. Policies DD11 and H13 of the Local Plan Review replicate these considerations. (12) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. (13) Policies H10 of the Adopted Dartford Local Plan and H8 of the Dartford local plan Review relate to design, layout and density and seek to ensure that there is no impact on the character of the area and that the living accommodation is of an acceptable standard. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (14) I consider the key issues to be the impact of the proposed dwelling on the amenities of the neighbouring residents and those of future occupants, the impact on the visual amenities of the street scene and, the adequacy of the proposed parking arrangements. Impact on Residential Amenities (15) The proposed dwelling would be approximately 2.5 metres to 2 metres from the flank elevation of No. 24 Maple Road. There are no windows within the flank elevation of this property. I therefore consider that there would be no overshadowing of this property. (16) The proposed dwelling would set forward of no. 24 Maple Road. Although this provides more opportunity for overlooking to the rear, I still consider that the majority of the area of important private amenity space to no. 25 Maple Road would be protected. I therefore consider that there would be no undue invasion of privacy from the proposed dwelling. (17) The proposed dwelling would be approximately 1 metre from the new infill property to the flank of No. 22 Maple Road. There are no windows within the flank of this property and the Page 79 Agenda Item 12
proposed dwelling would not project beyond its rear elevation. I therefore consider that there would be no overshadowing of this neighbouring property. (18) There would be no windows within the flank elevation facing southeast towards the existing infill property. As such, there would be no overlooking of this neighbouring property. (19) In my opinion, the windows within the rear elevation of the proposed dwelling would not overlook the properties backing onto the rear of the application site as there would be a distance of approximately 40 metres between the two. (20) The areas of amenity space provided for both No. 24 Maple Road and for the proposed dwelling would be over 100 sq. m. This complies with local plan recommendations. The quality of the amenity space provided for the proposed dwelling would also be of an acceptable standard in my opinion. Impact on Visual Amenities (21) The location of the proposed dwelling would mean that it would be prominent within the street scene and due to the angle of the application site, much of the flank elevation would be visible when approaching the property from the north. However, the proposed dwelling would project no further towards the road than the adjacent infill property and therefore generally follows the established building line of the row of terraced properties to the southeast. The porch to the flank elevation of the proposed dwelling would add interest to this exposed elevation. I do not therefore consider that the siting of the proposed dwelling would have a detrimental impact on the visual amenities of the surrounding area. (22) The design, scale and form of the proposed dwelling is not overly dissimilar to that of the surrounding dwellings in my opinion. The immediate street scene is characterised by rows of terrace properties with varying gaps between each row. I do not consider that the proposed dwelling, would dramatically alter this character. I therefore consider that it would not seem incongruous within the street scene and would not be detrimental to the character of the area. Highway and Pedestrian Safety (23) Although there are alterations to be made to the parking layout, two parking spaces can be provided to the front of no. 24 Maple Road and the proposed dwelling. This complies with Council standards. (24) I do not consider that the creation of one additional dwelling to this part of Maple Road would increase the number of vehicles to an unacceptable degree and to a point where a highway safety hazard is created. Other matters (25) The property would have the required amount and quality of amenity space and parking and the spacing between the proposed dwelling and the neighbouring properties is that normally experienced in residential areas such as this. I therefore consider that the site would not be overdeveloped to the detriment of the character of the area. HUMAN RIGHTS IMPLICATIONS (26) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (27) Having considered the comments from the neighbour and the relevant Local Plan Policies, I am of the view that due to the design and position of the proposed dwelling, there would be little impact on the amenities of the neighbouring residents. The amenity space and Agenda Item 12 Page 80
parking provided for both No. 24 and the proposed dwelling would comply with Council standards. The design of the proposed dwelling would be similar in character to that of the surrounding dwellings and, as such, I feel that it would not be detrimental to the visual amenities of the street scene. RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 Details and samples of all materials to be used externally shall be submitted to and approved in writing by the Local Planning Authority before the development is commenced, unless otherwise agreed in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details. 02 To ensure that the development does not harm the character and appearance of the existing building or the visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 03 No demolition or construction work shall take place on the site outside the hours of 8am to 6pm Mondays to Fridays inclusive, and 8am to 1pm on Saturdays with no work on Sundays and Bank Holidays. 03 To protect the amenities of the residents of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 04 Within 6 months of the commencement of the development hereby permitted the site shall be adequately fenced on its north and south boundary(ies) to a height of 2m in accordance with details to be submitted to and approved byof the Local Planning Authority before any work in accordance with this permission is first commenced, and thereafter such fencing shall be maintained to the satisfaction of the Local Planning Authority. 04 To ensure that the proposed development does not prejduice the enjoyment by neighbouring occupiers of their properties and the appearance of the locality in accordance with Policies B1 and B3 of the adopted Dartford Local Plan. 05 The garage, car parking spaces shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 05 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. Page 81 Agenda Item 12
06 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the northwest and southeast elevation of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 06 To enable the Local Planning Authority to regulate and control any such further development in the interests of amenity and privacy of the adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 07 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order) no extensions, alterations or other form of enlargement to the residential development hereby permitted, nor erection of porches, outbuildings, hardstandings, storage tanks, gates, fences, walls or other means of enclosures, shall take place without the prior permission of or on behalf of the Local Planning Authority. 07 To enable the Local Planning Authority to consider any further developmenton its merits, having regard to the amount of development already permitted on the site and in accordance with Policy B1 of the adopted Dartford Local Plan. INFORMATIVES 01 With regard to surface water drainage it is the responsibility of the developer to make proper provision for drainage to ground, water courses or surface water sewer. It must not be allowed to drain to the foul sewer as this is the major contributor to sewer flooding. In the disposal of surface water, Thames Water will recommend that the applicant a) looks to ensure that new connections to the public sewerage system do not pose an unacceptable threat of surcharge, flooding or pollution b) check the proposals are inline with advise from DETR which encourages, wherever practicable, disposal on site without recourse to the public sewerage system - for example in the form of soakaways or infiltration areas on free draining soils c) looks to ensure the separation of foul and surface water sewerage on all new developments. 02 The applicant is advised that a licence must be obtained from the Highway Authority before any works are carried out on any footway, carriageway, verge or other land forming part of the highway. Agenda Item 12 Page 82
Application No: : 06/00764/FUL Address : Land Adj 24 Maple Road Dartford Kent DA1 2QZ Date: 23 August 2006 Scale: 1:1250 Page 83 Agenda Item 13
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00739/FUL Officer: Miss Emma Jefferys Location: 20 Fairway Drive Dartford Kent DA2 6AR Proposal: Erection of a part two/part single storey side and rear extension and conversion of garage into habitable room with associated alterations to front elevation Applicant: Mr Birring Agent: Mr P J Smith 28 Tilmens Mead Farningham Kent DA4 0BY Target Date: 11/09/2006 Parish / Ward: Un-Parished Area Of Dartford / Newtown RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan - No Site Specific Policy (2) Local Plan Review - No Site Specific Policy SITE DESCRIPTION (3) No. 20 Fairway Drive is a two storey semi-detached dwelling. It has a large rear garden and space for 2-3 cars to park within the front garden. (4) The area is characterised by semi-detached and terraced properties with reasonably sized gardens and off-street parking. PROPOSAL (5) The proposed rear extension would project 3 metres from the rear elevation of the property. The two storey element would be closest to no. 18 Fairway Drive. An additional bedroom would be created at 1st floor level and an enlarged kitchen at ground floor. (6) The proposed first floor side extension would project up to the boundary with no. 18. It would include two front dormer windows. An additional bedroom would be provided internally. This part of the proposal has an extant permission (see below). The garage would also be converted into a dining room and toilet. Agenda Item 13 Page 84
RELEVANT HISTORY (7) Planning permission for a first floor side extension, 2 front dormer windows and single storey rear extension was granted under reference DA/04/00555/FUL. COMMENTS FROM ORGANISATIONS (8) Thames Water: The extension would be in close proximity to a public sewer. Thames Water should be contacted. NEIGHBOUR NOTIFICATION (9) One letter of objection has been received from the residents of no. 18 Fairway Drive. They object on the grounds that the proposed extension would extend further than their extension and would affect their light. It would also look out of place with the neighbouring extensions. RELEVANT POLICIES (10) Policies B1 and H14 are relevant. Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy H14 advises that house extensions should be designed so as not to overlook, overshadow, or overbear upon neighbouring properties. Policies DD11 and H13 of the Local Plan Review replicate these considerations. (11) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (12) I consider the key issues to be the impact of the proposed extensions on the visual amenities of the street scene, the impact on the residential amenities of the surrounding area and the adequacy of the parking provision. Impact on Visual Amenities (13) The surrounding properties have had a variety of differently designed extensions. The proposed rear extension would not be seen from any public vantage points and it's design would be in-keeping with the main dwelling in my opinion. The proposed first floor side extension would add to this variety. The general form of the extension would continue that of the main dwelling. The dormer windows would not dominate the roof slope and would have an acceptable appearance in my opinion. I therefore consider that there would be no detrimental impact on the visual amenities of the street scene. Impact on Residential Amenities (14) The proposed rear extension would project 50cm beyond the existing rear extension of no. 18 Fairway Drive. I do not consider that this small additional projection would have a detrimental impact on the residential amenities of no. 18 in terms of an overshadowing or overbearing effect. There are no windows within the flank elevation of this neighbouring property. (17) No. 22 Fairway Drive also has a rear extension. I therefore do not consider that there would be any undue impact on this neighbouring property. Highway and Pedestrian Safety Page 85 Agenda Item 13
(18) There is space for 3 cars to park to the front of the property. This complies with Council standards. I do not therefore consider that the conversion of the garage would have a detrimental impact on highway or pedestrian safety. HUMAN RIGHTS IMPLICATIONS (19) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (20) Having considered the comments from the neighbouring residents and the relevant Local Plan Policies, I am of the view that due to the presence of the rear extensions to both neighbouring properties, there would be no undue impact on their residential amenities. I also consider that the general design of the extensions would be in-keeping with the character of the road. Parking provision complies with Council standards. RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 All materials used externally shall match those of the existing building in colour and texture. 02 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 03 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the east or west flank elevation of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 03 To enable the Local Planning Authority to regulate and control any such further development in the interests of amenity and privacy of the adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 04 The parking spaces as shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 04 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. INFORMATIVES 01 There are public sewers crossing this site, therefore no building will be permitted within 3 metres of the sewers without Thames Water's approval. Should you require a building over application form or other information relating to your building/development, please contact Thames Water on 0845 850 2777. Agenda Item 13 Page 86
Application No: : 06/00739/FUL Address : 20 Fairway Drive Dartford Kent DA2 6AR Date: 23 August 2006 Scale: 1:1250 Page 87 Agenda Item 14
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00710/FUL Officer: Miss Emma Jefferys Location: 4 Leyton Cross Road Wilmington Kent DA2 7AP Proposal: Erection of 2 storey side and rear extensions together with canopy along front elevation and formation of a new vehicular access onto C286 Applicant: Platinum Property (UK) Ltd Agent: J S Designs (London) Ltd Suite 3 West Hill House West Hill Dartford DA1 2EU Target Date: 28/08/2006 Parish / Ward: Wilmington Parish Council / Wilmington RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan - No Site Specific Policy (2) Local Plan Review - No Site Specific Policy SITE DESCRIPTION (3) No. 4 Leyton Cross Road is a detached 2 storey dwelling. It has a large rear garden, garage and driveway. (4) The property is located on the outskirts of Wilmington and opposite a section of Dartford Heath. This section of Leyton Cross Road is mainly characterised by detached and semi- detached dwellings. PROPOSAL (5) The dwelling has an existing flat roof two storey side extension. The proposed side extension would create a pitched roof over the existing flat roof extension and add a two storey section to the rear. The proposed rear extension would project 3 metres from the rear elevation of the property and would continue the gable end roof design over it. A canopy would be provided across the entire frontage of the property and the existing garage maintained on the ground floor. A new vehicular crossing onto Leyton Cross Road would be installed providing improved access to the front garden. Agenda Item 14 Page 88
(6) Internally, the property would be provided with four bedrooms at first floor level. The number of bedrooms would not therefore increase but a better internal layout provided. At ground floor level, a utility room and dining room would be provided. RELEVANT HISTORY (7) A planning application for the creation of a garage with room over and alterations was approved under reference DA/63/0074/FUL. COMMENTS FROM ORGANISATIONS (8) Wilmington Parish Council: no objections (9) Thames Water: no objection (10) Kent County Council Highway Services: No objections but recommends that the turning loop as shown on the plans should be revised so that 3 cars can be adequately accommodated as planned. NEIGHBOUR NOTIFICATION (11) One letter of objection has been received from the residents of no. 5 Leyton Cross Road. They are concerned about the impact of the proposed extension on their residential amenities. Specifically, they comment that they would be overlooked and that their rear garden would be overshadowed. They also comment that the parking provided would be insufficient. RELEVANT POLICIES (12) Policies B1 and H14 are relevant. Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy H14 advises that house extensions should be designed so as not to overlook, overshadow, or overbear upon neighbouring properties. Policies DD11 and H13 of the Local Plan Review replicate these considerations. (13) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (14) I consider the key issues to be the impact of the proposed extension on the visual amenities of the surrounding area, the impact on the residential amenities of the neighbouring properties and the adequacy of the parking provided. Impact on Visual Amenities (15) The surrounding properties are varied in character and design. The proposed canopy would not be overly large and would visually link the main dwelling and the side extension. I do not consider that this element of the proposal would have a detrimental impact on the visual amenities of the surrounding area. (16) The proposed pitch roof over the existing flat roof extension would improve the appearance of the dwelling in my opinion. The rear extension would not be seen from any public vantage points. The design of this extension would continue the form of the main dwelling and would therefore be acceptable in my view. Impact on Residential Amenities: Page 89 Agenda Item 14
(17) The proposed two storey rear extension would project 3 metres from the rear elevation of the property. No. 5 Leyton Cross Road has been extended to the side. There would be a distance of 3 metres between the proposed rear extension and the extension to no. 5. No. 5 also has a small shed located close to the boundary with no. 4. I consider that this distance and the presence of the shed within the neighbouring property would ensure that there is no undue impact on the residential amenities of no. 5 Leyton Cross Road in terms of overshadowing or an overbearing impact. (18) There is one flank window proposed within the first floor of the rear extension. This would serve an en-suite bathroom and would therefore be obscure glazed. A condition can ensure that this obscure glazing is of a sufficient standard and that the window is fixed shut apart from a top hung fan light. I therefore consider that there would be no overlooking of no. 5 Leyton Cross Road. (19) There are no windows proposed within the northeast flank elevation of the side extension. I therefore consider that there would be no undue overlooking of no. 3 Leyton Cross Road. (20) No. 3 Leyton Cross Road is set back from no. 4 and has a garage adjacent to the boundary. There are no habitable windows to the flank elevation of this neighbouring property. I therefore consider that there would be no overshadowing or overbearing impact on no. 3. Highway and Pedestrian Safety (21) There is an existing vehicular access to this property. There has been no objection to an additional vehicular access by Kent Highways Services. (22) The property has one garage and space for two additional cars to park within the front garden. This complies with Council standards. Kent Highways Services are concerned about the loop design of the driveway. A condition can require that this design is amended to show one space accessed from the new vehicular crossover and the garage and space to the front of the garage accessed from the existing vehicular crossover. HUMAN RIGHTS IMPLICATIONS (23) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (24) Having considered the comments from the neighbouring residents and the relevant local plan policies, I am of the view that the distance between the proposed extension and no. 5 Leyton Cross Road is such that there would be no undue impact on the residential amenities this property. I also consider that there would be no overlooking of the neighbouring properties. The design of the proposed extension is such that there would be no detrimental impact on the visual amenities of the street scene and the parking layout can be amended by condition thereby overcoming any highway issues. RECOMMENDATION: Approval 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. Agenda Item 14 Page 90
02 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the southwest elevation of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 02 To protect the privacy and amenities of adjoining residents in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 03 Notwithstanding the development hereby approved, prior to the commencement of development, a revised parking layout removing the 'loop' design shall be submitted to and approved in writing by the Local Planning Authority and shall thereafter be implemented in accordance with the approved details. These parking spaces shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 03 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 04 All materials used externally shall match those of the existing building in colour and texture. 04 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 05 Before the development hereby permitted is first occupied, the proposed window(s) in the northeast and southwest flank elevations shall be obscure glazed, details of which shall be agreed in writing beforehand with the Local Planning Authority, and apart from any top hung fan lights incapable of being opened and shall subsequently be maintained as such. 05 To protect the privacy and amenities of adjoining residents in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. Page 91 Agenda Item 14
Application No: : 06/00710/FUL Address : 4 Leyton Cross Road Wilmington Kent DA2 7AP Date: 23 August 2006 Scale: 1:1250 Page 92
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00664/FUL Officer: Miss Emma Jefferys Location: 11 Festival Avenue Longfield Kent DA3 7HR Proposal: Erection of a first floor side extension incorporating extension to roof line and a rear conservatory Applicant: Mr & Mrs Williams Agent: Mr A C Dabner Briar Lodge Hottsfield Hartley Kent DA3 7DX Target Date: 11/08/2006 Parish / Ward: Longfield & New Barn P.C. / Longfield, New Barn & Southfleet RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) Dartford Local Plan - Area of Special Residential Character (Policy H9), village Confines (Policies V1-5) (2) Local Plan Review - Area of Special Residential Character (Polices H23), Village Confines (Policies C18-21) SITE DESCRIPTION (3) No. 11 Festival Avenue is a large detached two storey dwelling located along a residential road on the outskirts of New Barn/Longfield. Festival Avenue is characterised by large detached dwellings with large rear gardens and large open frontages. (4) The application property has a single garage and space for a number of cars to park to the front. PROPOSAL (5) The proposal previously included the provision of a large detached garage located on the frontage of the property, forward of the established building line of Festival Avenue. This has been deleted from the application after concerns about its location and design were raised. (6) The current proposal seeks to erect a first floor side extension to the east flank of the property. Internally this would provide a small closet area, an en-suite bathroom and an Agenda Item 15 Page 94
extension to an existing bedroom. A rear conservatory is also proposed to be attached to the eastern half of the dwelling. RELEVANT HISTORY (7) A planning application for the erection of a two storey rear extension and single storey side extension was approved under reference DA/99/00707/FUL. (8) A planning application for the retention of a two storey rear extension and single storey side extension was approved under reference DA/01/00416/FUL. COMMENTS FROM ORGANISATIONS (9) Longfield and New Barn Parish Council: Object on the grounds that the proposal is out of keeping with the rural character of Festival Avenue and would result in an overdevelopment of the property which has already been considerably enlarged. (10) Thames Water: No objection NEIGHBOUR NOTIFICATION (11) Four letters of objection have been received from local residents. Additionally, a petition with 22 signatures has been submitted. Comments of objection from local residents mainly relate to the impact of the garage on visual amenities and character of the street scene. As this element has been deleted from the proposal, these comments are no longer a material consideration. (12) The residents of no. 9 Festival Avenue comment that the proposed first floor extension and conservatory would overshadow and have an overbearing impact on their patio area, sitting room and the area to the side of their bungalow. They also comment that the windows within the first floor extension would overlook their property. RELEVANT POLICIES (13) Policies B1 and H14 are relevant. Policy B1 is applied to all development proposals in respect of building design and impact upon amenities. Policy H14 advises that house extensions should be designed so as not to overlook, overshadow, or overbear upon neighbouring properties. Policies DD11 and H13 of the Local Plan Review replicate these considerations. (14) The application site lies within an Area of Special Residential Character and policy H9 applies. This policy encourages development that is sympathetic to the surrounding residential environment. Policies V1-5 also apply and seek to ensure that the character of the village is retained. (15) Policies T22 of the Adopted Local Plan and T11 of the Dartford Local Plan Review seek to ensure that there is adequate parking provision. DEVELOPMENT CONTROL MANAGER'S COMMENTS Key Issues (16) I consider the key issues to be the impact of the proposed development on the visual amenities of the surrounding area and the impact on the residential amenities of the neighbouring properties. Impact on Visual Amenities (17) The proposed first floor side extension would project 1.95 metres from the flank elevation of the property. It would continue the form and design of the main dwelling maintaining a Page 95 Agenda Item 15
hipped roof design and rendering with timber beam external detail. I therefore consider that it would have little impact on the visual amenities of the street scene. (18) The proposed conservatory would not be seen from any public vantage points. Its design is typical of other conservatories and I consider that there would be no undue impact on the visual amenities of the surrounding area. Impact on Residential Amenities (19) The proposed first floor extension would be 1 metre from the party boundary with no. 9 Festival Avenue and would project approximately 1 metre beyond the rear elevation of this neighbouring property. The flank elevation of no.9 Festival Avenue is an additional 1 metre from the party boundary. No. 9 is on a higher ground level than no.11 by approximately 30cm and there is thick vegetation running along the boundary on the side of no. 9. There were also no habitable windows within the flank elevation of no. 9 visible from the application site due to this existing screening. I therefore consider that the proposed first floor side extension would have little impact on the residents of no. 9 in terms of an overshadowing or overbearing impact. (20) The proposed conservatory would be 5 metres in depth. Owing to the 2 metre distance between the proposed conservatory and the flank elevation of no. 9 Festival Avenue, the difference in ground levels, the boundary treatment as described above, and the design of the conservatory which tapers away from the party boundary at 3.9 metres in depth, I consider that this element of the development would also have no undue impact on the amenities of the residents of no. 9. (21) The proposed first floor window within the side extension would serve a bathroom. This would be obscure glazed and can be conditioned to be fixed shut apart from a top hung fan light. I therefore consider that there would be no overlooking of no. 9 Festival Avenue. Other Issues (22) Although this property has been extended in the past, I do not consider that this should restrict further development at the property if that development is acceptable on planning grounds. The property certainly has ample amenity space both at the front and to the rear. I do not therefore consider that the proposed extensions would represent an overdevelopment of the site. HUMAN RIGHTS IMPLICATIONS (23) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (24) Having considered the comments from local residents and the Parish Council, I am of the view that the design of the proposed side extension and conservatory would be in-keeping with the property and with the surrounding area. I also consider that the relationship between nos. 11 and 9 Festival Avenue and the thick vegetation between these two properties would ensure that there is no detrimental impact on the residents of no. 9 as a consequence of the proposed extensions. I also consider that the plot size of the application property is large enough to accommodate the proposed extensions and therefore the site would not be overdeveloped. RECOMMENDATION: Approval Agenda Item 15 Page 96
01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 Before the development hereby permitted is first occupied, the proposed window(s) in the east flank elevation shall be obscure glazed, details of which shall be agreed in writing beforehand with the Local Planning Authority, and apart from any top hung fan lights incapable of being opened and shall subsequently be maintained as such. 02 To protect the privacy and amenities of adjoining residents in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 03 All materials used externally shall match those of the existing building in colour and texture. 03 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. 04 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the east flank elevation of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 04 To enable the Local Planning Authority to regulate and control any such further development in the interests of amenity and privacy of the adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. Page 97 Agenda Item 15
Application No: : 06/00664/FUL Address : 11 Festival Avenue Longfield Kent DA3 7HR Date: 23 August 2006 Scale: 1:1250 Page 98
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DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00541/FUL Officer: Mrs B Lidster Location: 73 Maple Road Dartford Kent DA1 2QY Proposal: Demolition of existing conservatory and erection of a two storey side/rear extension Applicant: Mr Titus Agent: Bexley Building Consultancy 56 Medway Road Crayford DA1 4PW Target Date: 09/08/2006 Parish / Ward: Un-Parished Area Of Dartford / Princes RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) SITE SPECIFIC POLICY (1) Dartford Local Plan - No site specific policy. (2) Local Plan Review - No site specific policy. SITE DESCRIPTION (3) No. 73 Maple Road is an end of terrace property located on the northern side of the road. The property currently has a rear conservatory to a depth of 3m, (4) The property sits on a relatively small plot with the rear garden being some 14m in depth and 9m in width. There is a private pedestrian footpath to the side of the property which leads to the rear gardens of 71, 75 and 77 Maple Road. (5) No. 75 Maple Road is set forward of this property and has been extended two storey to the side and rear. PROPOSAL (6) The proposal is for two storey side extension close to the boundary with the footpath between this property and No. 75 and for a two storey extension across the rear of the property and the side extension which would be inset from the boundary with No. 71 by 2m. (7) The rear extension would be 2.4m in depth. Agenda Item 16 Page 100
RELEVANT HISTORY (8) The property has a rear conservatory which appears to have been built using the permitted development rights for the property. (9) Planning permission for the demolition of existing conservatory and erection of a two storey rear extension and a single storey side extension was refused on 16 December 2005 on the grounds that the development would have an overbearing effect on the residents of No. 71 Maple Road due to size and proximity of proposed extension and that the first floor was not inset 2m from the common boundary. COMMENTS FROM ORGANISATIONS (10) Environment Agency - No objection but offers advice regarding protection of public water supply and proximity to a landfill site. Requests condition to prevent any discharge of foul or contaminated drainage into groundwater either directly or via soakaways. (11) Kent Highway Services - A condition needs to be imposed which requires a parking plan to be submitted for three vehicles if you are minded to approve. (12) Thames Water - No objection. (13) Environmental Health Services Manager - If planning permission granted an informative should be added advising the applicant to contact Environmental Health Services for advice on how to minimise the impact of demolition/construction work on local residents; requests conditions regarding hours of working, no bonfires on site; further informative advising applicants to contact Building Control regarding gas impermeable membrane and adequacy of ventilation for family bathroom. NEIGHBOUR NOTIFICATION (14) One letter of objection has been received from the neighbour to the rear at 41 Rowan Crescent who comments that extension would be imposing on property reducing privacy; plans incorrect as 73 Maple Road is directly behind their property and not to one side; their existing extension is not shown on plans; imposing extension is intimidating for children and will reduce saleability of property; suffer from reduced light from another existing imposing extension; recommend a visit to property. RELEVANT POLICIES (15) Dartford Local Plan: Policy B1 gives general development guidance for all proposals and Policy H14 gives guidance for householder development. (16) Dartford Local Plan Review: the above Policies are replicated as Policies Dd11 and H13 respectively. DEVELOPMENT CONTROL MANAGER'S COMMENTS KEY ISSUES (17) The key issues are the impact of the development on neighbouring properties; whether the required separating distance is achieved between the proposed extension and the properties to the rear; and whether the proposed extension overcomes the original grounds for refusal. Impact on neighbouring properties/separating distances (18) No. 73 Maple Road is set further to the rear than No. 75 Maple Road; however the rear extension at No. 75 is deeper than the extension proposed at No. 73. No. 73 would therefore Page 101 Agenda Item 16
be set approximately 1m to the rear of No. 75 as extended. The separating distance between the extension at No. 75 and the proposed extension at No. 73 would be some 2m. (19) Given the separating distance between the two properties I am satisfied that there would be no undue impact on the occupiers of No. 75. (20) As previously stated the proposed extension would be to a depth of 2.4m to the rear of the property and would be inset from the common boundary with No. 71 Maple Road by 2m. The proposal therefore complies with adopted policy for rear extensions and I am satisfied that there would be no undue impact on this property as a result of this application. (21) The properties to the rear in Rowan Crescent are set at a slightly lower level than those in Maple Road. The ordnance survey plans show that the properties are over 25m apart. The proposed extension would therefore provide for first floor windows facing of over 20m which is in accordance with the guidance as set out in the local plan review. (22) Given the separating distances I am satisfied that the proposal is acceptable and there would not be any significant impact on the properties to the rear to justify a refusal of the application. Previous grounds for refusal (23) The previous application was refused on the grounds of the impact of the proposal on the adjoining property No. 71 Maple Road. This was essentially due to the fact that the rear extension was proposed at two storey across the whole width of the property with no inset at first floor level. (24) This revised proposal shows the rear extension to be inset from the common boundary by 2m at both ground and first floor level. I am therefore satisfied that this overcomes the previous grounds for refusal. Other matters (25) I note the neighbours concerns regarding the location plans and the actual orientation of the properties. As part of my assessment of the previous application I visited No. 41 Rowan Crescent to view the application site from this property. Photographs taken at the time appears to show the property more directly to the rear than the ordnance survey however this is more due to perspectives as aerial photographs show the relationship of the properties as set out on the ordnance survey plan. Outstanding matters (26) The plans submitted are unsatisfactory in that the roof detailing is not shown correctly. Revised plans have been requested. (27) Kent Highway Services have requested a parking plan to show the provision of three parking spaces within the curtilage of the site. A parking plan has been requested. HUMAN RIGHTS IMPLICATIONS (28) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (29) Subject to revised plans showing the roof detail of the proposed extension and the provision of three parking spaces within the curtilage of the site being acceptable I recommend that the application be approved. Agenda Item 16 Page 102
RECOMMENDATION: Defer for delegated approval (subject to outstanding matters being satisfactorily resolved) 01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 No demolition or construction work shall take place on the site outside the hours of 08:00 to 18:00 Mondays to Fridays inclusive, and 08:00 to 13:00 on Saturdays with no work on Sundays and Bank Holidays. 02 To protect the amenities of the residents of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 03 During construction no materials shall be burnt on site. 03 To protect the amenities of nearby dwellings in accordance with Policies E14 and B1 of the adopted Dartford Local Plan. 04 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 1995 (or any other amending revoking and re-enacting that Order), no windows or similar openings shall be constructed in the side elevations of the extension other than as hereby approved, without the prior written consent of the Local Planning Authority. 04 To enable the Local Planning Authority to regulate and control any such further development in the interests of amenity and privacy of the adjoining property in accordance with Policies H14 and B1 of the adopted Dartford Local Plan. 05 The car parking spaces and means of access shown on the approved plans shall be kept available for such use at all times and no development, whether permitted by the Town and Country Planning (General Permitted Development) Order 1995 or not, shall be carried out on that area of land or to preclude vehicular access thereto. 05 To ensure the permanent retention of satisfactory car parking facilities in accordance with the Local Planning Authority's standards in accordance with Policies B1 and T22 of the adopted Dartford Local Plan. 06 There shall be no discharge of foul or contaminated drainage from the site into either groundwater or any surface water whether direct or via soakaways. 06 To prevent pollution of the water environment. Page 103 Agenda Item 16
07 All materials used externally shall match those of the existing building in colour and texture. 07 To ensure that the development does not harm the character and appearance of the existing building or visual amenity of the locality in accordance with Policy B1 of the adopted Dartford Local Plan. INFORMATIVES 01 It appears that this development involves work close to a boundary, which may come under the terms of the Party Wall etc. Act 1996. If it does, you will need to serve notice on your neighbour before undertaking any work. It would therefore be advisable for you to ensure that you meet any requirements of the Act before starting any work. 02 The applicant's attention is drawn to the informative comments and recommendations contained in the Environment Agency's letter of 21st June 2006. 03 The applicant is advised to contact Environmental Health Services for advice on how to minimise the impact of demolition/construction work on local residents. 04 This site is within 250m. of a known landfill site and your attention is drawn to Part C the Building Regulations, which requires a gas proof membrane to be installed as part of the construction. 05 The applicant is advised to contact Building Control section of the Council for advice regarding the ventilation of the family bathroom as mechanical ventilation maybe required. Agenda Item 16 Page 104
Application No: : 06/00541/FUL Address : 73 Maple Road Dartford Kent DA1 2QY Date: 23 August 2006 Scale: 1:1250 Page 105 Agenda Item 17
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00724/FUL Officer: Mrs Jennifer Herbert Location: 11 Barnfield Close Horns Cross Kent DA9 9JJ Proposal: Change of use of amenity land to residential garden together with the erection of a 1.8m high close boarded fence Applicant: Mr N Latter 11 Barnfield Close Horns Cross Kent DA9 9JJ Target Date: 31/08/2006 Parish / Ward: Stone Parish Council / Stone RECOMMENDATION: Approval SITE SPECIFIC POLICY (1) There are no site specific policies. SITE DESCRIPTION (2) The application site is located to the eastern side of Barnfield Close and the corner of Hedge Place. It is a detached dwelling with similar properties to the north and west. Barnfield Close was erected under planning permission DA/95/00061/FUL. (3) To the rear of the site is open land, and to the south is Bluewater shopping centre. PROPOSAL (4) To change the use of amenity land to residential garden together with the erection of a 1.8m high close boarded fence. The application incorporates a 1 metre wide yew hedge in front of the close boarded fence. RELEVANT HISTORY (5) A previous application (DA/06/00039/FUL) to change the amenity land to residential garden with the erection of a 1.8 metres close boarded fence was refused in March 2006. The grounds related to the loss of open aspect and impact on visual amenity. This application would proposed a 1.8 metres close boarded fence running parallel with the property boundary on Hedge Place Road. Agenda Item 17 Page 106
NEIGHBOUR NOTIFICATION (6) No comments received. COMMENTS FROM ORGANISATIONS (7) Stone Parish Council: Objection received on the grounds of loss of amenity land. (8) Kent Highway Services: No objections. RELEVANT POLICIES (9) Dartford Local Plan - Policies B1 and B3 give general development guidance for all proposals (10) Dartford Local Plan Review Policy DD11 replicates the above. DEVELOPMENT CONTROL MANAGER'S COMMENTS KEY ISSUES (11) I believe the key issue relates the loss of the amenity land and whether this will have a significant impact on the subject site, neighbouring properties and for pedestrians using Hedge Place Road. Loss of amenity land (12) I believe that the proposed works will not create detrimental impacts for the subject house, neighbouring properties or for pedestrians utilising Hedge Place to access the open land to the rear of the site. The applicant sought advice from the Kent Police Crime Reduction/ Architectural Liaison officer on this amended application to reduce any additional risks of damage, graffiti and lessen the risk of other crimes to the site. The use of yew trees in a hedge along this boundary will create a suitable hedge, as confirmed by the Council's arboricultural officer. (13) The current area within the curtilage of the applicant was allocated to landscaping in the initial approval. The applicant is not proposing to incorporate the whole landscaped area into their garden. Instead, a one metre landscape buffer zone will still be maintained, with the hedge softening the 1.8 metre close boarded fence to reinforce the open nature of the area. I do not be believe the proposed works will create an incongruous feature within the street or to detract from the visual amenity and opening of Hedge Place Road. HUMAN RIGHTS IMPLICATIONS (14) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (15) In assessing the application against the relevant Local Plan policies and guidance relating gives general development guidance for all proposals, I am of the opinion that there are no grounds to refuse this application, and therefore my recommendation is for approval. RECOMMENDATION: Approval Page 107 Agenda Item 17
01 The development hereby permitted shall be begun before the expiration of three years from the date of this permission. 01 In pursuance of Section 91(1) of the Town and Country Planning Act 1990. 02 The landscaping scheme hereby approved as an integral part of the development shall, at the latest, be implemented during the first planting season following completion of the development and shall thereafter be maintained for a period of five years. Any trees, shrubs or grassed areas which die, are diseased or vandalised within this period shall be replaced within the next planting season. 02 To safeguard the visual amenities of the locality in accordance with Policy B3 of the adopted Dartford Local Plan Agenda Item 17 Page 108
Application No: : 06/00724/FUL Address : 11 Barnfield Close Horns Cross Kent DA9 9JJ Date: 24 August 2006 Scale: 1:1250 Page 109 Agenda Item 18
DEVELOPMENT CONTROL BOARD 7 September 2006 Reference: 06/00727/FUL Officer: Mrs Jennifer Herbert Location: 205 Shepherds Lane Dartford Kent DA1 2PS Proposal: Retention of a 2m high side and front boundary wall incorporating brick piers and iron railings Applicant: Mr Shane Byford 205 Shepherds Lane Dartford Kent DA1 2PS Target Date: 31/08/2006 Parish / Ward: Un-Parished Area Of Dartford / Heath RECOMMENDATION: Refusal SITE SPECIFIC POLICY (1) Dartford Local Plan: Area of Special Residential Character (2) Dartford Local Plan Review: Area of Special Residential Character SITE DESCRIPTION (3) The site is located on the southern side of Shepherds Lane on the corner of Heathview Crescent and is a two storey semi-detached dwelling. The dwelling is situated around similar detached and semi-detached dwellings. PROPOSAL (4) The proposal is to retain a 2 metre high side and front boundary wall incorporating brick piers and iron railings. The fence varies in height from the front of the dwelling facing Shepherds Land, from a maximum of 1.58 metres to 1.4 metres high; the frontage to Shepherds Lane is 15.05m. The fencing along the frontage of Heathview Crescent starts as 1.21 metres to a height of 1.1 metres to an area of hardstanding for car parking. RELEVANT HISTORY (5) No relevant history. Agenda Item 18 Page 110
NEIGHBOUR NOTIFICATION (6) One letter of support has been received from a neighbour who lives across the road from the subject site on Shepherds Lane. The letter of support expressed the view that the fence enhances the view and outlook of the property and road. COMMENTS FROM ORGANISATIONS (7) Kent County Council: This application gives concern, as the applicant has formed an access but the property does not benefit from a carriage crossover. Suggests that either the access is closed by continuing with the wall across it or a pedestrian visibility splay of 2m x 2m is formed on the north west side of the vehicular access, and an informative is added to direct the applicant to Kent Highway Services to have the carriage crossover constructed or alternatively the wall and railing could be lowered to a height not exceeding 1 metre in Heathview Crescent. No objections to the wall along Shepherds lane frontage as constructed. RELEVANT POLICIES (8) Dartford Local Plan - Policy B1 gives general development guidance for all proposals; Policy H14 gives guidance on householder extensions. (9) Dartford Local Plan Review - The above Policies are replicated as Policies DD11, H8 and H13 respectively. DEVELOPMENT CONTROL MANAGER'S COMMENTS (10) The key issues in my view are the impact on the character with the rest of the adjoining properties on this section of Shepherds Lane and potential pedestrian danger. Character of Shepherds Lane (11) The surrounding dwellings on this section of Shepherds Lane have low fences that are under or approximately 1 metre in height. There are two exceptions in the area from where Princes Road intersects with Shepherds Lane down to the roundabout where with Old Bexley Lane. In my view, the height of this fence is out of character with the rest of the adjoining properties and does not comply with the local plan policies. Potential pedestrian danger (12) The height of the fence in its current form creates a safety problem by impeding the sightlines from the property in relation to pedestrians. A recommendation for a pedestrian visibility splay to be incorporated into the design has not been accepted by the applicant and a visibility splay with the reduction of the fence high to 1 metre. This would assist and improve pedestrian safety. HUMAN RIGHTS IMPLICATIONS (13) I have considered the application in the light of the Human Rights Act 1998. I am satisfied that my analysis of the issues in this case and my consequent recommendation are compatible with the Act. CONCLUSION (14) In assessing the application against the relevant Local Plan policies and guidance relating gives general development guidance for all proposals, I am of the opinion that substantial grounds exist to refuse this application, and therefore my recommendation is for refusal. Page 111 Agenda Item 18
RECOMMENDATION: Refusal 01 The proposed development by virtue of its siting and design , is out of character and alien to the established street scene contrary to Policy B1 and Policy H9 of the Dartford Local Plan and Policy DD11 and Policy H23 of the Dartford Local Plan Review Second Deposit Draft 2002. 02 The existing wall along Shepherds Lane and Heathview Crescent poses an unacceptable obstruction to the sight line for Heathview Crescent also being a potential source of danger to pedestrians and prejudicial to the free flow of traffic and road safety, contrary to Policy T19 of the Dartford Local Plan and Policy T16 of the Dartford Local Plan Review Second Deposit Draft 2002. Agenda Item 18 Page 112
Application No: : 06/00727/FUL Address : 205 Shepherds Lane Dartford Kent DA1 2PS Date: 24 August 2006 Scale: 1:1250 Page 113 Agenda Item 19 DEVELOPMENT CONTROL BOARD 7 September 2006 SHOPFRONT DESIGN GUIDE Borough wide 1. Summary 1.1 This report seeks the Development Control Board’s approval to recommend the document to Cabinet. RECOMMENDATION 2.1 That the Shopfront Design Guide be recommended to Cabinet for adoption as planning guidance.
3. Background and Discussion 3.1. The Council is working towards a stage two bid to the Heritage Lottery Fund for a Townscape Heritage Initiative in October 2006 and this document forms part of the required work for the town centre, but is intended to be used borough wide. 3.2. This document gives the Council a new, stronger, policy base and design guidance to deal with development both within the Town Centre Conservation Area and for any retail development where a new shopfront is required. 3.3. The public consultation exercise consisted of placing the document on the corporate web site, a public notice in the local press and writing to some 160 respondents. An email address was also set up for responses. 3.4. No formal responses were received by the close of the consultation period. This is disappointing as the Council cannot gauge opinion on the document. However the guide was based on best practice from other authorities and sets out very similar design aspirations and guidance. Other local authorities have been successful in raising the design standards of development control submissions with strong guidance. 4. Relationship to the Corporate Plan 4.1. Relates to the Regeneration key actions: 6. To promote the need for design excellence in all new developments. 7. To rejuvenate Dartford Town Centre, restoring its economic prosperity through careful planning and investment and making the town centre safer and more attractive. 10.To ensure that regeneration and economic activity brings with it an improvement in environmental quality. Agenda Item 19 Page 114 DEVELOPMENT CONTROL BOARD 7 September 2006 11.To protect communities from the negative impacts of the development process, recognising the importance of effective consultation and communication in achieving this. 8. Financial, legal, staffing and other administrative implications and risk assessments Financial Implications None Legal Implications None Staffing Implications None Administrative Implications None Risk Assessment The provision of comprehensive design advice for shopfronts in the borough will enable both applicants and the Development Control Team to consider design more fully. A lack of up- to- date policies and guidance leaves the Council vulnerable to challenge of its development control and planning policy decisions. 6. Details of Exempt Information Category Not applicable Appendices Appendix 1 – Dartford Shopfront Design Guide BACKGROUND PAPERS Documents consulted Date / Report Author Section and Exempt File Ref Directorate Information Category Dartford Shopfront Tony Phillips Regeneration N/A Design Guide (01322) 343269 Project Delivery Team Page 115 Agenda Item19
SHOPFRONT DESIGN GUIDE Draft for Public Consultation 1. Preface Local Development Framework and require Building Regulation approval. other relevant guidance and legislation. (For more guidance on Building 1.1 This document is a draft Technical Regulations, please contact the gnaIe 9Page116 Agenda Item19 Document for the Local 2.2 This guide should be read in Building Control Team on 01322 Development Framework. The draft conjunction with any associated 343294). You are advised to contact was approved for public consultation Conservation Area Appraisal and the Council to ensure that the works do by the Development Control Board Management Plan. not require planning or Building on 15 June 2006 Regulation consent. 3. Local Authority Controls 1.2 You are welcome to make 3.4 Where the premises is in a comments on the document by 3.1 The authority will seek to protect valued conservation area, it does not affect the Friday 4 August 2006 by : elements of the town centre and other need for a planning permission, but it shopping areas, and in particular will affect the likelihood of a permission • Writing to: shopfronts and premises that contribute if this guidance is not followed. Project Delivery Team, to the area or are listed buildings. New Dartford Borough Council proposals should strengthen and Listed Building Consent Civic Centre complement the local character . Home Gardens 3.5 Where a premises is listed, a separate Dartford Kent listed building consent will be required. DA1 1DR Planning Permission The Council has full control over any changes that might harm the character • Emailing 3.2 Normally, if you want to alter or extend or interest, including even minor [email protected] your shopfront, planning permission will changes and alterations to the interior be required. The authority has general or exterior . policies relating to shopfronts in the 2. The Shopfront Design Guide: Its Local Development Framework, and Advertisement Consent Purpose detailed advice is offered in this document. 3.6 The control of advertisements and 2.1 This design guide has been signs is set out in the Town and produced to assist those considering 3.3 The only situations where you will not Country Planning (Control of designing, replacing or repairing require planning permissions are Advertisements) Regulations 1992. retail unit frontages within the carrying out repairs or minor alterations These are complex regulations. If you borough of Dartford. It will also be that do not ‘materially’ affect the require guidance, please contact the used to assist our Development appearance of the building and it is not Development Control Team on 01322 Control team in assessing the listed. You can alter the inside of the 343023. appropriateness of applications for building without needing planning shopfronts, in conjunction with the permission, but note that you may 4 Policies
The Adopted Local Plan (April 1995) has been 'saved' under the provision of the Planning and Compulsory Purchase Act 2004. Saved policies B1 'Criteria for consideration of development proposals' and B13 'Consideration of proposals for shopfronts and advertisements' will be used when determining shopfront applications.
This guidance note updates Adopted Local Plan Appendix 21 'Guidelines for Shopfronts and Advertisements' and will be used for Development Control purposes. These are transitional arrangements. In the future the Local Development Framework Core Page 117 Strategy will contain a design policy which this guidance will support and supplement.
Agenda Item19 should be retained, and repaired to 5 Shopfronts enhance the appearance of the shopfront. gnaIe 9Page118 Agenda Item19 5.1 The Town Centre has a wide range of shopfronts. These range in design from large scale integrated designs such as 6 Improving Frontages/ Maintenance the Co-op frontage in Orchard Street (in bronze) to small, modern interpretations 6.1 There are several aspects to improving of older timber designs. (Plates 1,2). frontages that go beyond the shopfront. Replacement of inappropriate windows Plate 1– Bronze shopfront from 1930’s 5.2 Other shopping areas in the borough with sensitively designed and generally are muach smaller scale and proportioned alternatives, repairing or therefore have a more restricted range replacing broken guttering and of designs, but still need to fit into the downpipes, redecoration of joinery or street scene. masonry all play a part in presenting the shop to the street. 5.3 The authority will not accept the introduction of ‘standard’ shopfronts 6.2 Often, minor improvements at modest from large retail chains that do not cost can have a big impact on the respect the character of the building appearance of a unit. Applicants and and the surrounding units. owners need to consider these items and incorporate them as 5.4 Where historic shopfronts pre– exist, complementary work to any new or Plate 2– Modern replacement there is a presumption for the repair of repaired shopfront. these and not replacement. Special care is required to ensure they are 6.3 Carrying out simple maintenance on the preserved. Note that early shopfronts building will also ensure that the are generally of high quality with fine building presents the best aspect to the detailing and are often cheaper to retain street. Particularly, attention to and refurbish than replace. decoration of surfaces and maintenance of rainwater goods needs 5.5 Original features such as pilasters, to be maintained. corbels or fascias often survive hidden behind later work. Other elements such 6.4 Most modern shopfronts are Plate 3– New paired, mirrored design on as cast iron or brass grilles, profiled constructed out of square section a two property knock– through glazing bars, terrazzo or tiling may aluminium sections with little visual to form a public house frontage, remain also remain. These features interest or appeal, and have large with adjacent listed building sheets of glass. Often door openings 7 What are the main design are right on the frontage line and this requirements a good shopfront? does not add to the overall articulation of the shopfront. With flat, often plastic 7.1 The shopfront needs to respect the faced square fascias, the result is rhythm and characteristics of the street. particularly unattractive. In some instances it may be appropriate to introduce a new style of 6.5 The key to a pleasing shopfront is shopfront that sets the standard for the balancing the openings and the overall street, rather than continuing with a proportions of each element in it. Over- reiteration of a bad design. Note that Figure 1– Preferred proportions of the scaled fascias are often incorporated, the town centre contains a variety of shopfront and the lack of more traditional details building styles. In these situations such as stall risers, pilasters and uniform shopfront designs may be cornices often reduce the shopfront to a inappropriate. However, where a series of uncoordinated elements that number of shops are within a terraced are unrelated to the building in which building, the designs should reflect a
they sit. single composition. Page 119
7.2 Where a shop includes more than one individual building or facade, the character and identity of each facade should be respected by a change in the shopfront design, such as separation Figure 2– Result of poor design (in the same between fascia boards at the notional structural opening as Fig 1). party wall line. The identity of multiple units should be retained by using a Agenda Item19 unified colour, lettering and the window display (Plate 3). Conversely, where more than one retail outlet occupies a terraced building, individual shopfronts should be designed to a consistent design theme.
7.3 A good shopfront consists of a series of elements that combine to create a harmonious piece of architecture forming part of the whole elevation. The shopfront needs to be constructed to 8 General Design Parameters certain proportions to balance the various elements (see Figure 1). These
8.1 Fascias Page120 Agenda Item19 proportions may require some modification to the current shopfront 8.11 The fascia forms the primary function opening or a compromise to these of advertising the premises and proportions. If there is a large therefore is a key feature in shopfront divergence from the recommendations, design. The proportion of the fascia the shopfront may be refused planning should not exceed 20% of the overall Figure 3– Strong Figure 4– Dentils permission. height of the total shopfront. This is to mouldings prevent the fascia being over scaled for more interest 7.3.1 The proposal should be in sympathy and dominating the facade. (Figure 2). with the architectural style, materials and form of the building of which it will 8.12 For traditional shopfronts, the fascia form part, except in those cases needs a strong moulding at the top where the building itself is that helps produce a visual stop to the architecturally incompatible with the shopfront (Figure 3). This also character of the area. Exceptionally, a provides a substantial detail with a new style of shopfront will be drip to help protect the fascia from considered if it is of quality design and weathering. The flashing needs to be materials. lead (zinc is not appropriate) installed to the recommendations of the Lead 7.3.2 The shopfront should relate to the Development Association, with joints width of the building or a logical set out equally from the centre line of vertical sub-division created by the the shopfront. Additional detail such upper storey. Where a single retail as dentils enrich the shopfront and unit has been formed by amalgamated provide good shadows. (Figure 4) Figure 5– Relationship of the shop units, shopfront design should structure to the shopfront relate to the original unit widths. 8.13 On modern developments, fascias normally should be subservient to the 7.3.3 Large areas of unrelieved glazing structural opening (Figures 5,6). should be minimised through the Thinking early about how a shopfront appropriate use of mullions and/or is to fit into a new structure can easily transoms. Pane widths should relate improve the look of the whole to window openings on upper floors Figure 6– Close- development. The junction at the top up of relationship and the proportions of the building as of the fascia and the structure needs of the structure to a whole. careful attention to provide clear and the shopfront simple detailing. Consider whether the with a set back entrance door and fascia projects or is recessed within lobby. A lobby also helps articulate the the opening and how the shopfront will shop front by breaking down it’s scale sit in relation to the front of the and provides shelter for customers opening. entering the premises.
8.14 Providing a ‘bald’ opening to receive a 8.23 The door itself needs to reflect the subsequent shopfront will only be design of the shopfront- in particular, appropriate if there is space above the the bottom panel needs to be the same opening to provide a properly height as the stall riser, and the door proportioned and detailed fascia, the material needs to be the same as the structure can provide suitable division rest of the shopfront. Carefully consider of a long shopfront into bays that door handle design to have an relate to the openings above and the appropriate size and shape. Often a whole shopfront relates to the well designed pull handle will be more architecture of the façade. appropriate to cranked ‘pad’ handles
often found in modern aluminium Page 121 8.2 Entrance Doors and Thresholds shopfronts and be more usable with less able bodied people. 8.21 The entrance to the shop give the first impression of the premises. Giving 8.24 The floor of the lobby needs to be a enough space for ease of access non- slip surface, with a colour and should be a primary goal. appearance appropriate to the shopfront design and to the adjacent 8.22 Doors need to accommodate the paving surface. requirements of the Disability Agenda Item19 Discrimination Act 2003 and Part M of the Building Regulations. These documents set out the recommendations for the opening size and configuration of approach for the disabled that need to be accommodated in any new shopfront design. These requirements infer the need for a flush threshold. The easiest way to accommodate changes of level from the footpath to the shop floor is 8.3 Glazing bars 8.42 The use of linear lighting fittings may be appropriate if they can be accommodated successfully in the
8.31 Glazing bars are important elements to Page122 Agenda Item19 reduce the size of the glazed area into fascia design or over the fascia. smaller pane sizes. This has the advantage of reduced cost of 8.43 Internally illuminated signage needs to replacement and increased security as be of an appropriate size and shape to small panes are less of a temptation to complement the overall design of the wilful damage than large sheets of plate shopfront and the building frontage. glass, and are cheaper to replace. Strong colours need to be used in a limited way. Individual, ‘halo’ Stop Rounded Beaded Lambs 8.32 The cross section of the glazing bar illuminated letters often give more Chamfered Tongue needs to be appropriate to the pleasing results than a fully Figure 7– Types of glazing bar giving shopfront design, and always needs to illuminated box fascia. lighting different effects be smaller than the surrounding frame. Examples of the types of appropriate 8.44 Projecting sign boxes need to be in mouldings for historic shopfronts are scale with the building frontage. Over- shown in Figure 7. large box signs will be refused consent. The location of the projecting 8.4 Lighting sign needs to sit correctly either on the building or within the fascia, where 8.41 The lighting of the shopfront and it can complement the general fascia fascia may not be appropriate in all signage. circumstances. In particular, shopfronts in conservation areas 8.45 The light output of an internally should not normally be lit. illuminated sign will be controlled and intensively bright installations will be Where lighting can be used, multiple refused. projecting fittings can dominate a fascia and over-emphasise it 8.46 The distance a sign can project will (Figure 8). The use of high power depend on the location and may be spotlights will not be approved. Use of subject to Kent County Council individual fittings to highlight certain Highways requirements if it projects parts of the fascia may be acceptable over the carriageway. if these complement the general Figure 8– Poor lighting scheme that dominates the fascia design.
8.5 Security entrance door to protect the shop and only have display items within the 8.51 There are several aspects to maintain intervening space between the security of the shopfront. The major shopfront and the shutter. (Figure 11). design issue is the provision of shutters (Figures 9,10). Solid steel 8.54 Wherever possible, grilles should be roller shutters offer a high level of incorporated internally, either by security but have their drawbacks: using the space behind the fascia or • it is not possible to see if anything within the ceiling void, or using an is happening inside the shop so opaque transom to hide the box if thieves may continue unobserved; below the ceiling line, and combining • a street of solid shutters creates a this with an external grille for recessed lifeless and hostile environment doorways. (Figure 12). discouraging pedestrians from using the streets, increasing the 8.55 Alternative means of protection such opportunities for crime; as laminated glass and/ or clear anti- • deters return visits as window shatter films should be considered. Page 123 shopping outside of opening hours is impossible; 8.56 Protection against ram raiding should • external shutters and boxes be provided by the introduction of detract from the design and reinforcement in the stall riser. This appearance of shopfront and can be thickened to accommodate cannot be successfully integrated steel posts and rails fixed to the due to their size. structure. These can then be covered by the shopfront construction. Agenda Item19 8.52 In conservation areas, provision of a Provision of anti- ram raid bollards solid external shutter and it’s box that beyond the shopfront will normally be is used to form a fascia will be discouraged. refused. In other areas, provision of an external shutter will be resisted. Figures 9,10– The same shopfront but with a full external shutter 8.53 With recessed entrance doors, providing continuous protection is difficult unless incorporated between the fascia and the shopfront lines. An alternative solution is to put the shutter or grille at the rear of the 8.6 Materials the Guide does not have a category specifically on shopfronts, it does have a category on ‘Windows’. In this
8.61 The choice of materials and finishes is Page124 Agenda Item19 a major factor in determining the long- category the typical materials likely to term attractiveness and integrity of a be used for shop fronts are rated shop front. Materials and finishes overleaf. This rating includes should be carefully chosen on the assessments on the embodied energy basis of their appropriateness to the of the product and its potential for re– character of the area; their visual use. For instance, UPVC has the sympathy with the building in which lowest rating because of the lack of they sit, their long term durability and re-use, whilst aluminium, while re- usable, has a high embodied energy. their environmental sustainability. Figure 11– Internal grille arrangement for recessed door 8.62 The use of man– made wooden Hardwood A materials such as plywood with Softwood B applied mouldings is not acceptable, Aluminium C so the selection of materials needs Steel B careful consideration. For traditional UPVC C timber shopfronts, well seasoned softwood or hardwood should be Note The ratings for hardwood and softwood are used. Use of the correct timber with based upon the use of timber sourced only from the right moisture content for the use sustainably managed forests
will prevent splits and shrinkage in the shopfront. 8.64 Modern shopfronts should be constructed out of high quality natural 8.63 The Building Research materials wherever possible. Establishment’s ‘Green Guide to Figure 12– Internal/ external grille Reconstituted materials, such as arrangement for recessed Specification’ is a reputable source of stone amalgams will only be accepted door information on the comparative if of the best of their type. sustainability of various construction materials. There are summary ratings within this for different materials in each category, based upon a range of seventeen different sustainability criteria. The ratings are A, B or C where A is the most sustainable material overall and C the least. Whilst 8.7 Ventilation 8.30 Blinds and Canopies
8.71 If required, ventilation provision should 8.31 Retractable blinds or canopies are be formed as part of the overall design encouraged for traditionally designed of the shopfront. However, the provision shopfronts (Figure 13). The blind box of grilles for extract fans or natural or space for the rolled– up blind needs ventilation is not appropriate within the to form a part of the fascia design and shopfront. If mechanical ventilation is construction, and consideration on the required, alternative locations for the detailing of this integration is required. termination must be found off the main elevation. 8.32 Whilst retractable blinds may be Figure 13– Properly designed retractable acceptable on listed buildings and blinds can provide shade and be 8.72 For natural ventilation, an opening within conservation areas, canopies successfully included in a shopfront. fanlight over the entrance door is one are likely to be refused as they are of the preferred solutions. Use of more difficult to recess into the louvered openings is not shopfront as they need retract into a recommended as these are easily hood, leaving the supporting arms and Page 125 forced and removed. Alternatively, slot excess material free. ventilation in the soffit of the entrance area may be appropriate, or slots/ 8.33 Blinds or canopies on modern openings integrated within the overall buildings may be considered, provided design of the shopfront as a feature. they harmonise with the architectural style of the building and the shopfront and are not inappropriate (Figure 14).
8.34 The use of a fixed, plastic canopy that Agenda Item19 appears to be retractable is inappropriate in conservation areas and will be refused. In locations outside of conservation areas, these may be acceptable if they do not obscure the fascia, and the overall projection and height do not exceed 600mm. Figure 14– Fixed canopies are often inappropriate. 8.35 Canvas or woven material blinds with 8.4 Colour and Decoration a matt finish (possibly imprinted with a logo or some text) will normally be 8.41 It is recognised the colour of the
acceptable for listed buildings and shopfront may need to reflect a Page126 Agenda Item19 within conservation areas. Outside corporate style or brand. However this conservation areas, reinforced PVC approach will not be allowed to can be used as alternative. Plastic or dominate the shopfront, particularly if very glossy materials will be refused. there is a strong corporate colour that The colour of the material should is incompatible with the surrounding normally match the shopfront or be left shopfronts and area. In these cases natural if canvas. the branding is to be developed by use of signage and limited use of the corporate colour scheme in conjunction with other colours that will provide a harmonious shopfront in the street.
8.42 With traditionally painted shopfronts, whether new or refurbished, preparation is the key to longevity of the finish. Provision of two full undercoats and one or two gloss coats will outlast a simple rub down and re- glossing of a previously painted surface.
8.43 Metal shopfronts are recommended to have self- finished coloured surfaces rather than post applied paints. Unless the surface preparation is full undertaken, the paint will fail in a very short period (Plate 4). The use of plain anodised aluminium will be discouraged. Plate 4 Attempted repainting of an aluminium shopfront
8.5 Signage and Advertisements/ Stickers after closing, can make an attractive contribution to the street scene and 8.51 Signage forms yet another important should be considered as a preferred part of the overall design. Care should option to illuminated external signs. be taken in choosing lettering, colouring and materials which respect 8.55 In those cases where shops do not the building and area. Fascia signs display goods, such as building should complement the existing societies, estate agents, banks and building and their size and position bookmakers, an imaginative approach should reflect adjacent properties and will assist in avoiding the deadening the street scene in general. effect these premises can have on the character of the street scene in these 8.52 Projecting signs are to be non- areas. illuminated unless opening hours require this, the location is not within a 8.56 A proliferation of window stickers can conservation area. where suitable, detract from the character of the street projecting signs following traditional scene. If such stickers are used, they hanging design will be permitted, should be preferably grouped together Page 127 subject to relative size and design. and generally cover no more than These will be limited to one per 10% of the total window area. building, unless two street frontages are involved and are not located above the fascia level.
8.53 Forecourt signs will be assessed having regard to their affect on visual Agenda Item19 amenities and do not contribute to street clutter. Within pedestrian shopping areas freestanding external signs will be discouraged as they are an obstruction, especially to disabled and elderly groups.
8.54 A well designed display will often be more eye catching than a window crammed with goods. A sympathetic and sensitively lit display, especially Page 128
This page is intentionally left blank Page 129 Agenda Item 20 DEVELOPMENT CONTROL BOARD 7 September 2006 DARTFORD TOWN CENTRE CONSERVATION AREA APPRAISAL AND MANAGEMENT PLAN New Town, Town, West Hill 1. Summary 1.1 This report sets out the results of the public consultation process for the new conservation area appraisal and management plan for the Town Centre Conservation Area, and seeks the Development Control Board’s approval to recommend the document and the revised conservation area boundaries to Cabinet. RECOMMENDATIONS 2.1 The Town Centre Conservation Area Appraisal and Management Plan included in Appendix 1 be recommended to Cabinet. 2.2 The Town Centre Conservation Area boundaries re- designated as shown in Appendix 2 be recommended to Cabinet. 2.3 The guidance, recommendations and actions set out in the Conservation Area Management Plan Section 7 (Issues) and Section 8 (Recommendations) be noted and be recommended to Cabinet for implementation as part of planning policy development, incorporation into the Council’s work plan and included in any design brief within the conservation area.
3. Background and Discussion 3.1. As part of the Townscape Heritage Initiative stage two development work, the Council is required to put in place an up-to-date conservation area appraisal. This is to form one of the new policy documents to help protect the area over full financial life of the Initiative (i.e. for ten years). 3.2. The existing conservation area appraisal was carried out in 1999. Current government guidance recommends that every conservation area is re-appraised every five years and therefore the town centre appraisal falls out of the recommended period. English Heritage guidance issued recently also recommends that a proper management plan is also put in place. 3.3. The presented appraisal and management plan has been undertaken by the consultants Atkins Heritage who were briefed to complete this work to the latest guidance available. This work has been funded from the development grant issued by the Heritage Lottery Fund, and the final version will be desk-top published for presentation purposes. 3.4. In conjunction with the conservation area appraisal and management plan, a new borough-wide shopfront design guide has been produced internally. This is subject of a separate report on the agenda. Both Agenda Item 20 Page 130 DEVELOPMENT CONTROL BOARD 7 September 2006 these documents give the Council a new, stronger, policy base to deal with development both within the Town Centre Conservation Area and for any retail development where a new shopfront is required. 3.5. The combined appraisal and management plan, and the shopfront design guide will form ‘technical documents’ underlying policies in the Local Development Framework and for the emerging Area Action Plans within the Dartford town centre. 3.6. The public consultation exercise consisted of placing the documents on the corporate web site, a public notice in the local press, placing copies in every library in the borough and writing to some 700 respondents. There was also a public exhibition held on 22 July 2006 in the Orchards Shopping Centre where some 86 people attended. The same display was placed in the Civic Centre entrance lobby for a week. An email address was also set up for responses. 3.7. Only five formal responses were received by the close of the consultation period and four outside the closure date. As such a small return was made, all responses received up to 25 August have been included. These are summarised in Appendix 3. Whilst a small sample they were useful as the views and answers expressed generally concurred with the views set out in the appraisal and the aspirations of the management plan., and the document has been modified to take into account the responses received. 4. Relationship to the Corporate Plan 4.1. Relates to the following Regeneration key actions: 6. To promote the need for design excellence in all new developments. 7. To rejuvenate Dartford Town Centre, restoring its economic prosperity through careful planning and investment and making the town centre safer and more attractive. 10.To ensure that regeneration and economic activity brings with it an improvement in environmental quality. 11.To protect communities from the negative impacts of the development process, recognising the importance of effective consultation and communication in achieving this. Page 131 Agenda Item 20 DEVELOPMENT CONTROL BOARD 7 September 2006 5. Financial, Legal, Staffing and other Administrative Implications and Risk Assessments Financial Implications The costs of the conservation area appraisal and management plan have been met from the development grant from the Heritage Lottery Fund. The HLF development grant totals £25,000. There is a further £8,520 available from Planning Delivery Grant to meet other costs associated with producing the bid. The advertising cost for the London Gazette has yet to be established but it is anticipated these will be contained in the budget. Legal Implications Section 71 of the Act places a duty on the local authority from time to time to formulate and publish proposals for the preservation and enhancement of conservation areas and to submit them for consideration to a public meeting in the area where they relate. Section 70 (8) requires the notice to be published in the London Gazette and at least one newspaper circulating in the area of the local planning authority. There is no statutory requirement to notify designation individually to owners and occupiers of properties within the areas, although their criminal liability commences from the date of designation. To avoid any potential misunderstanding, therefore, it is proposed that individual occupiers and landowners will be notified by the Council. Staffing Implications None Administrative Implications None Risk Assessment The conservation area appraisal and management plan form a major part of the bid to the HLF and need to be completed with required timescales. A lack of up- to- date policies and guidance leaves the Council vulnerable to challenge of its development control and planning policy decisions. Agenda Item 20 Page 132 DEVELOPMENT CONTROL BOARD 7 September 2006 6. Details of Exempt Information Category Not applicable 7. Appendices Appendix 1 – Dartford Town Centre Conservation Area Appraisal and Management Plan Appendix 2 – Dartford Town Centre Conservation Area Boundaries Appendix 3 – Consultation Responses BACKGROUND PAPERS Documents consulted Date / Report Author Section and Exempt File Ref Directorate Information Category Dartford Town Centre Tony Phillips Regeneration N/A Conservation Area (01322) 343269 Project Delivery Appraisal and Team Management Plan (Atkins Heritage Ltd) Page 133 Agenda Item 20
APPENDIX 1 Dartford Town Centre Conservation Area Appraisal and Management Plan
August 2006
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CONTENTS
1. INTRODUCTION 1
2. POLICY CONTEXT 4 PART 1 APPRAISAL OF CHARACTER AND SPECIAL INTEREST
3. SUMMARY OF CONTEXT, USES AND HISTORIC DEVELOPMENT 5
4. CHARACTER, SPATIAL ANALYSIS AND SPECIAL INTEREST OF THE CHARACTER AREAS 14
5. SUMMARY OF SPECIAL INTEREST 27
6. BOUNDARIES 32 PART 2 MANAGEMENT PLAN
7. ISSUES 35
8. RECOMMENDATIONS 46
9. BIBLIOGRAPHY 55 APPENDIX 1 LISTED BUILDINGS AND BUILDINGS THAT CONTRIBUTE TO THE CHARACTER AND INTEREST OF THE CONSERVATION AREA 58 APPENDIX 2 COMMUNITY CONSULTATION 70
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LIST OF FIGURES Figure 1 Geological Map
Figure 2 1596 Map
Figure 3 1778 Hasted’s Map
Figure 4 1860 Ordnance Survey map (25 inch series)
Figure 5 1897 Ordnance Survey map (25 inch series)
Figure 6 1909 Ordnance Survey map (25 inch series)
Figure 7 1932 Ordnance Survey map (25 inch series)
Figure 8 The Historic Growth of Dartford
Figure 9 Designations
Figure 10 Spatial Analysis and Views, Maps West-East
Figure 11 Strategic Views
Figure 12 Conservation Area boundaries and Character Area boundaries
Figure 13 Character Analysis, Maps West-East
Figure 14 The boundaries of the Conservation Area, showing the most recent extensions
TABLES Table 1 Groups of Listed Buildings and unlisted buildings
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LIST OF PLATES Plate 1 View looking east from the western edge of the Conservation Area. Plate 2 The 1930s Co-operative Department Store on Spital Street Plate 3 The view of the High Street from Hythe Street, showing the sudden narrowing of Hythe Street to create a gateway into the Town Centre. Plate 4 View to the west from Darenth Road Plate 5 View south west towards the Acacia Hall Character Area from Overy Street Plate 6 View towards the Acacia Hall Character Area and specifically the stables Plate 7 View of some of the Overy Street Listed Buildings from the Overy Liberty Plate 8 The north gable of 17 Overy Street Plate 9 View from St Edmund’s burial ground to the south east Plate 10 View of St Edmund’s burial ground from the south east Plate 11 Guard stones and a bollard on the High Street Plate 12 One of the Fire cock marks that appear on a number of buildings Plate 13 Inappropriate light brown coloured brick appears on a number of buildings. Plate 14 Office block at 47-49 High Street, Its scale and colour detract from the character of the Conservation Area. Plate 15 The bright blue High Street frontage of the Orchards Centre. Its porch breaks forward from the historic building line intruding on the historic space of the market place and breaking the flat fronted character of the facades. Plate 16 A brightly coloured High Street shop fascia Plate 17 Oversized shop fascia at the south end of Hythe Street Plate 18 The most common type of lighting used in the Conservation Area, for lamp posts at the sides of roads. Plate 19 The pattern of the Conservation Area street lights that are attached to buildings Plate 20 Where the lamp is freestanding in a large space and is lighting both sides of the lamp post the Conservation Area lamp posts have two lamps. Plate 21 Bollards at the west end of the High Street Plate 22 The current brick paving in Market Place showing the current method of marking the distinction between the former road and pavement in the pedestrianised area. Plate 23 Current paving in the pedestrianised roadway in the High Street, indicating the plates marking the Town Trails Plate 24 The High Street, showing the historic probably stone block paving in 1909. Plate 25 View of Holy Trinity Church’s south aisle in 1905 showing the
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historic railings 1905 Plate 26 View from the west of the change in paving and street furniture to mark the former Market House view from west Plate 27 View from the east of the change in paving and street furniture to mark the former Market House view from west Plate 28 Milestone next to the Royal Victoria and Bull Hotel Plate 29 Bank building at 3 High Street Plate 30 1a Hythe Street Plate 31 43 High Street, with its prominent rear bow and Art Deco street lamps Plate 32 The former Congregationalist Church Plate 33 Lamp at the base of East Hill Plate 34 Gas lamp on St James Place Plate 35 Lamps between Holy Trinity Church and 82 High Street Plate 36 Lamps associated with the mid 20 th century riverside landscaping.
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1. INTRODUCTION
Background
1.1 Dartford is a town of considerable historic importance. The location and developing economy influenced the town’s current form. The Roman, medieval and later history is still evident in the streets, buildings and spaces which comprise the Town Centre Conservation Area. This forms the core of the town in the 21 st century and it is vital to the identity of the Borough.
1.2 Dartford Borough Council (DBC) commissioned the preparation of a Conservation Area Appraisal and Management Plan for Dartford Town Centre to underpin plans for the implementation of a Townscape Heritage Initiative (THI) scheme and other projects that will enhance the area’s amenity value, reconnect areas of the town that are currently isolated and improve the economy of the Town.
1.3 The document is divided into three parts. The Appraisal provides a robust definition of character and logically argued boundaries. Part 2, the Management Plan, provides a framework of principles and recommendations in which the preservation and enhancement of the Conservation Area can be planned and delivered and change within the area managed from a position of understanding. Part 3 presents the results of the community consultation process.
1.4 This is a freestanding document. The recommendations in the Management Plan will support and feed into the policies within the emerging Local Development Framework (LDF). The document has been subject to community consultation in accordance with the Borough Statement of Community Involvement (SCI).
1.5 The Conservation Area Appraisal and Management Plan has been prepared by Dartford Borough Council, with Atkins Ltd.
1.6 Dartford Town Centre Conservation Area was first designated on 31 October 1980 and was reviewed on 25 th June 1998, with boundary changes. A previous Conservation Area Appraisal, of March 1999 (Dartford Borough Council 1999) has been replaced with this updated Appraisal (2006).
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What is a Conservation Area Appraisal and a Conservation Area Management Plan?
1.7 A Conservation Area Appraisal assesses and defines the qualities and what is special about a potential or existing Conservation Area. A thorough understanding of the architectural and historic interest and character is an important prerequisite to developing proposals that will deliver a sustainable future for the Dartford Town Centre and the Town as a whole.
1.8 Conservation Area Appraisals are the basis for devising policies and controls and assessing planning applications within the Conservation Area. They form supporting documents for policies within the local development framework and a basis for the development of management proposals. A robust Conservation Area Appraisal is also required by funding bodies (such as the Heritage Lottery Fund) to allow for informed decisions to be made regarding targeted and informed improvements to a Conservation Area. Conservation Area Appraisals are recognised as the first critical step in the process of managing and conserving areas of importance.
1.9 Building on the understanding of character and interest defined in the Appraisal, the Conservation Area Management Plan presents a framework and proposals for the future management of the Conservation Area to deliver a sustainable future for Dartford Town Centre and the Town as a whole, while preserving and enhancing its architectural and historic value.
Key stakeholders
1.10 The Conservation Area Appraisal and Management Plan has been developed in consultation with a range of stakeholders including: Dartford Borough Council (DBC), Dartford Museum, Dartford Historical and Antiquarian Society, Town Centre Forum, Dartford and Gravesend Building Preservation Trust, North West Kent College, and the local residents and community of Dartford and especially its Town Centre.
Methodology and Scope
1.11 The Conservation Area Appraisal and Management Plan has been prepared in accordance with current English Heritage Guidance (English Heritage 2006).
1.12 A Conservation Area Appraisal (Part 1) is intended to define an area’s character and appearance and its architectural or historic interest or significance. The boundaries of the area are defined by the extent of the area’s character and the need for its preservation and enhancement.
1.13 To achieve a thorough understanding of the area’s character, the historic growth, archaeology, economic development, the types of architecture and buildings that this gave rise to, historic associations and the changing layout of the town, the changing uses and activities that took place in it and their associated features are examined. The historic aspects have to be understood in the current context of the Town Centre including its economy, population, activities, traffic, community values, sounds, smells and atmosphere. In Dartford Town Centre eight distinct sub-character areas
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have been identified, reflecting historic and spatial variations. These together provide the Conservation Area with its distinct overall character.
1.14 The Management Plan (Part 2) first identifies the issues that affect the Conservation Area as a whole and its individual Character Areas. These generally relate to existing and emerging threats to the significances of the area and Character Areas and the need to address problems relating to uses, movement and enhancing the public realm.
1.15 The Management Plan then sets out a two tier series of recommendations, consisting of overarching principles to be applied to planning, conservation and enhancement of the Conservation Area. These principles will provide a framework in which the future of the Conservation Area can be managed, preserved and enhanced. Beneath these principles are a series of specific actions and projects to preserve and enhance the character and significance of the Conservation Area and deal with particular issues, including changes to current designations.
1.16 In line with Dartford Borough Council’s Statement of Community Involvement (March 2006), the document has been tested by consultation with the local community, via a questionnaire and public exhibition. The full analysis of consultation responses can be found in Appendix 2 and, where appropriate, this document has been amended in response to concerns and views expressed by respondents. Thus the work has the approval of and is relevant to the community and takes into consideration what the community considers to be the importance of the area, issues and the solutions to them.
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2. POLICY CONTEXT
National legislation, Policies and Guidance
2.1 The key statutes relevant to the identification, preservation and enhancement of the Conservation Area are the National Heritage Act 1983 (amended 2002), the Town and Country Planning Act 1990 and the Planning (Listed Buildings and Conservation Areas) Act 1990. This last Act places a duty on local authorities to review and designate Conservation Areas (Section 69) and to publish policies for their preservation and enhancement (Section 71).
2.2 The key national guidance relating to Conservation Areas is Planning Policy Guidance note 15 (Planning and the Historic Environment). Other particularly relevant guidance is provided in Planning Policy Statement 1 (Delivering Sustainable Development) and Planning Policy Guidance note 16 (Archaeology and Planning).
2.3 The Town and Country Planning Act 1990 (Section 54A) states that regard has to be made to the local development plan in the determination of planning applications and therefore the Local Development Plan includes a full set of local policies relating to Conservation Areas and Listed Buildings.
2.4 At the time of writing the most recently adopted Local Plan is the Dartford Borough Council Local Plan, adopted April 1995. The most relevant policies relating to Listed Buildings and Conservation Areas within the 1995 plan are B6, B7, B8, B9 and B10, with policies B11 and B12, relating to sites of archaeological importance, and policy B13, relating to shopfronts and advertisements, also being of particular relevance.
2.5 At the time of writing, the policies within the Local Development Framework (LDF) are being formulated in accordance with Dartford’s Local Development Scheme (2005). The final LDF policies will include robust policies which implement the national guidance and reflect the particular qualities and concerns relating to the Borough’s Conservation Areas and other heritage assets.
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PART 1 APPRAISAL OF CHARACTER AND SPECIAL INTEREST
3. SUMMARY OF CONTEXT, USES AND HISTORIC DEVELOPMENT
Location, Context and Uses
3.1 Dartford Town Centre is 15 miles from London, astride the Darent valley along the line of the former Roman road and pilgrimage route that crossed the valley from east to west. West Hill, Spital Street, High Street, Overy Liberty and East Hill approximately follow the road’s alignment. The River Darent runs from south to north along the east side of the valley, so that most of the Town Centre lies on its west bank at the base of the valley. The Town’s form and character have been largely dictated by its valley location in that the town was contained within the alluvial valley floor, between chalk escarpments, until the 18 th century, except for St Edmund’s burial ground at the top of East Hill. The geology of the area can be seen on Figure 1. There was also an important north-south route that provided access to the Thames, a major trade artery until the mid 20 th century. The Darent was a source of power for its mills (with an additional channel added to provide more power) and the waterway acted as a transport route in its own right.
3.2 Today a busy collection of shops, bars, banks, building societies and estate agents is the dominant use of the ground floors of buildings to the east of Orchard Street and to the west of Bridge House (to the south of Holy Trinity Church). For the most part, the upper stories in these streets are used for storage and offices. To the west of Orchard Street uses are more mixed, with an increasing proportion of residential use further to the west. To the east of Bridge House there is a mixture of retail, residential and community uses at the bottom of East Hill, while the top of the hill is predominantly residential.
3.3 The buildings around Acacia Hall, to the east of its west boundary wall, are generally in residential, leisure, community, sporting or cultural use. Central Park contains recreational areas, gardens and the Library and Museum.
3.4 This distribution of functions and uses of the buildings reflects the staged historic development of the Town Centre to the east and west, with the greatest concentration of residential uses at the east and west ends of the area and with the greatest mixtures of uses in the earliest suburbs that became Town Centre locations over time, at the foot of East Hill and on Spital Street.
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3.5 The population of the Conservation Area is relatively low considering its extent, owing to the high proportion of non-residential use and some upper storey vacancy. The residential population is mostly concentrated at the Conservation Area’s east and west ends.
3.6 Most of the Town Centre has minimal traffic problems as a result of the operation of the ring road, with one-way traffic to the south of the Town Centre and two-way traffic to the north. The main points of traffic congestion are at the road junctions at the foot of East Hill and West Hill, where there will continue to be capacity problems in the future. A central pedestrianised area extends along the High Street, at the north ends of Lowfield Street and Market Place and on Bullace Lane, Bull’s Yard and Bank Court.
Fig. 1 Geological map
Historic Development and Archaeology
3.7 Figures 2-7 are a series of historic maps that chart the historic development of the town. Figure 8 shows the growth of the urban area of the town over time. This map also suggests the likely extent of medieval and post-medieval urban archaeological deposits.
3.8 Human activity in the wider area is known from c. 400,000 years ago and later Neolithic arrowheads have been found close to the centre of Dartford. The area may have been settled by the Iron Age, as pottery of this day has been found at West Hill.
3.9 The main east-west road in the Conservation Area lies along the route of Watling Street, the key Roman London to Canterbury road which forded the river Darent around the site of the current Town Bridge. Archaeological remains of the road was found at the foot of East Hill in 1897 and is thought to have run directly below Holy Trinity church, and parallel to and slightly north of the High Street. Its route is suggested by a slight rise in the ground to the north of the High Street, visible in Bull’s Head Yard. Indeed buildings may have been sited here to take advantage of the solid base for foundations within the otherwise marshy ground to the north of the town.
3.10 Evidence of Roman occupation was found at the junction of Lowfield Street and High Street in 1973 and the remains of Roman buildings were found close to Spital Street in 1974. Other finds in Roman rubbish pits (including coins) have been made in the Town Centre. The evidence suggests a linear settlement, either side of the Roman road. In 1989 150 graves of a Roman cemetery on East Hill to the north of Darenth Road were excavated (marked on the 1909 Ordnance Survey map, Fig.6), some of wealthy inhabitants. The number of important villa sites nearby verifies this. A modest 2nd to 3 rd century villa, close to the Conservation Area was first discovered between the river Darent and Darenth Road at Dartford in the 1890s and was excavated in 1979.
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3.11 The area around the Conservation Area was inhabited during the Saxon period, with a number of important burial sites being found just beyond its boundaries. It is suggested that Dartford’s earliest Saxon village was on the slopes of West Hill, with the focus of the settlement moving downhill, closer to the river and the church, built on the site of the later Holy Trinity Church in the later Saxon period.
3.12 By the time of the Domesday Book, in 1086, Dartford had evolved into a considerable settlement with a population possible between 600-800 people. This prosperity, and its important position on the chief route between England and the continent, may explain why William I retained the manor in royal hands. The sheriff of Kent accounted for the rent of Dartford Manor during Henry II’s reign, but early in the reign of John it was granted to the Earl of St. Pol (Normandy). Queen Eleanor, wife of Edward I acquired the manor, receiving income from it until her death in 1291. From 1330 to 1613 the manor was united with Chislehurst. It was held first by the Earl of Somerset, then the Marquis of Dorset; Edward IV granted it to the Earl of Warwick and on his death in 1471, it was inherited by his daughter Isabel. In 1509 the Manor had reverted to the Crown, but in 1584 Elizabeth I granted it to Edmund Walsingham. Sir Thomas Walsingham conveyed Dartford to Sir Robert Darcy, whose father had leased the estates of the dissolved Dartford Priory.
3.13 The market is first mentioned in documents dating to the reign of Henry III (1216- 72). It was held weekly and the house frontages would have served as shops, inns and permanent premises for Dartford’s traders. The town was a well established corn market by the 14 th century and a pedestrian bridge replaced the ford during the reign of Henry IV (1399-1413), a fragment of which was re-erected in Central Park in the 20 th century. The market prospered from being on the pilgrimage route to Canterbury. The town also flourished as a deanery of the diocese of Rochester, was one of the venues for the bishop of Rochester’s consistory court and was home to England’s only community of Dominican nuns at Dartford Priory, to the north of the Conservation Area. By 1301 the town’s population would have been between 800 and 1000.
3.14 The medieval town plan was largely ’L’ shaped, with the main street extending westwards from the church to its junction with Hythe Street extending north towards the Thames. This plan survived into the post-medieval period and can be seen on the 1596 map (Fig 2). The market on the High Street formed the heart of the town and is depicted on the 1596 map as being relatively wide and partly filled with buildings; the narrow burgage plots are shown with typically urban buildings with their gables fronting onto the street. Beyond the west end of the High Street the houses are depicted with their roofs parallel to Hythe and Spital Streets. This arrangement reflects the economic pressure to build on the High Street and has dictated the subsequent development of the town. The High Street is still densely built up, with some properties retaining their narrow frontages, with the buildings extending back from the street. The medieval street pattern survives and the High Street also still forms a central open focal space into which the other, narrower roads feed. Hythe Street followed the curve of the river Cranpit, to the Creek wharves. Lowfield Street, extending south from the High Street existed in 1379. The primacy of the High Street is confirmed by the absence of Lowfield Street on the 1596 map. Bullis Lane (Bullace Lane) led north off the High Street just to the west of the church, St. Edmund’s Highway led east out of town beyond the river and Overy Street (‘over the river’) lay across the river as a suburb. - 7 - Page 145 Agenda Item 20
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3.15 Some modern facades on the High Street conceal medieval and Tudor timber- framed buildings, and only a few 15 th century buildings survive in Dartford, including the Wat Tyler public house and 82 High Street (both on Bullace Lane) and the Coach and Horses, on Spital Street. Surviving earlier medieval buildings within the Conservation Area include Holy Trinity Church (which developed from c.1080). The former chapel or chantry dedicated to St. Edmund, stood at the top of East Hill, and the current park and burial ground on its site dominates the area. A leper hospital was situated outside the town on West Hill, within the Conservation Area.
3.16 Richer individuals established residences close to the Town Centre, particularly in and around Overy Liberty, along the east bank of the Darent and away from the main focus of the settlement. However, some also constructed their homes in the Town Centre. John Martin, built a house at the junction of Lowfield and High Streets in the early 15 th century, and Thomas de Luda built a mansion, known as Horsman’s Place, south of the High Street in Lowfield Street, by the River Cranpit, in the early 14 th century. Neither residence survives, although a Tudor fireplace believed to be part of Horsman’s Place, was discovered in Lowfield St. The Grovehersts owned the early 15 th century building that survives at 82 High Street.
3.17 Agriculture remained the main focus of the town’s economic life. Fields, gardens, orchards, and vegetable plots, stretched right into the centre of town. There was, however, some agriculturally related ‘industry’. A number of medieval grain mills stood on the river Darent, south of the Holy Trinity Church and there was a fulling mill at the foot of East Hill (and associated Tenter’s Field), in use during the reign of Henry VII (1485-1509).
3.18 Extractive industries and lime burning, for the manufacture of mortar, plaster and fertiliser also developed at Dartford. Loam pits were exploited in 1344 and a brick and tile industry also developed. In 1445 the church wardens granted permission for a lime-kiln at Lurching-hole on Chalkdale (on the edge of the Conservation Area at the site of West Hill hospital) and chalk extraction has influenced the topography of the town with large pits on West Hill and Overy Street (see fig 4).
Post Medieval Dartford
3.19 The Reformation and dissolution of the Priory brought an end to Dartford’s role as a stopping place for pilgrims. This and other economic developments changed the economy and character of the town, which gradually developed from an agricultural market town, to an increasingly important centre for more diverse trade, commerce and industry. In a survey of 1565-6, Dartford had 182 inhabited houses and 4 quays or landing-places accommodating 7 boats. By the late 18th century, Hasted estimated Dartford’s population at 2,500 and he described the town as ‘handsome, and wealthy with several good inns’, some of which still survive from that period within the Conservation Area.
3.20 Henry VIII built a royal manor house on the site of the Priory (1541-44), which was a key feature just outside the town. The Manor House’s West Gatehouse and remains of boundary walls survive outside the Conservation Area.
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3.21 The High Street remained the focus for the Town Centre and the agricultural market was one of the most important for agricultural produce in Kent. In 1576 the old Market Cross was demolished and a timber-framed Market House, with its associated Shambles, was built, as indicated on the 1596 map (fig. 2). However, by 1769 the Market House was obstructing traffic and a new market hall was constructed, in Market Place. The 20 th century single storey shops in Market Place provide some reference to the former market stalls, and this street’s more open nature refers to a market place. The 19 th century historian, Dunkin, noted in 1844 that it was still tucked away from the visitor’s eye, off the High Street. Although the market had changing fortunes, by the end of the 18 th century, stalls were once again set out in the High Street.
3.22 The pre-18 th century Town Centre buildings appear to have been two and three storey structures, mostly timber framed and jettied and included a wide variety of buildings including shops, inns, stabling, and town houses of the rising merchant class. From the surviving buildings it can be seen that the economic pressure for development on the High Street led to the construction of taller buildings there, generally buildings with three or even four storeys from the 18 th century onwards (except for a number of 20 th century two storey buildings). Those close to the Town Centre, on Spital Street, were of two storeys before the 18 th century and were later of 2 to 3 storeys, while those further out of town were generally of two storeys.
3.23 West Hill and Lowfield Street (on the edges of the town) were the preferred sites for almshouse building and poor relief (Lowfield Almshouses, built in the 16 th century and rebuilt 1889 on Lowfield Street; Twisleton’s Almshouses, built in 1704 on West Hill; the workhouse also first built on West Hill in 1728 and later rebuilt in its current form in c.1838; and the Bridewell, built on Lowfield Street in 1720). Improvement of the environment for the people living in Dartford remained an issue throughout the 19 th century, and efforts were made to address this under the 1814 Act ‘for lighting, watching, and improving the town of Dartford’ and the 1848 Public Health Act. With the foundation of the Dartford Gas Company in 1826, Dartford was one of the first towns to have gas lit streets, by 1827.
3.24 Dartford continued to depend on travellers and the first stage coaches from London to Canterbury around 1670, bolstered the trade of public houses and brought the establishment of a number of inns and stables, particularly on Spital Street and the High Street. Public houses and inns of the period included The Coach and Horses and The Royal Oak in Spital Street, The Bull and George Inn and posting house on the north of the High Street, the One Bell Public House on the corner of Lowfield Street and High Street, and The Royal Victoria and Bull Hotel, on the south side of the High Street. This large coaching inn was built in 1703. All but The Bull and George, demolished in 1981, and One Bell, demolished in 1966, survive.
3.25 16 th to 17 th century timber framed buildings include 57 Spital Street (The Royal Oak public house), the rear element of 24 High Street, and 1 and 3 and 5 and 9 Overy Street. Timber framed and weatherboarded construction persisted into the 19 th century in the Conservation Area. Although this form of construction was common in industrial buildings it was more widely used in Dartford. North Kent was a major centre of brick production in the 18 th and 19 th centuries and the persistence of timber framed buildings clad with weatherboarding in this period reflected the availability of
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cheap Baltic timber which flowed into London along the Thames. Thus much of the Two Brewers on Lowfield Street, rear elements of Royal Victoria and Bull Hotel, some of the building elements on Overy Street, the rear gables of 33 and 35 High Street, the Zion Strict Baptist Chapel on Priory Hill and the small building behind Bridge House are all weatherboarded. A similar phenomenon has been observed in Deptford where cheap softwood from the naval dockyards prolonged the use of timber framing locally (Guillery 2005).
3.26 Merchants continued to build houses in the Town Centre, on the High Street and Lowfield Street. The Manor House of Charles, on the north side of High Street, was acquired by William D’Aeth in the 16 th century (subsequently demolished, 1814); Horsman’s Place, on Lowfield Street, was owned by John Beer 1551, and rebuilt by the Twisleton family in 1704 as a typical 18 th century mansion (also subsequently demolished). Bank House, on the south side of the High Street, was built in the late 18 th century, was later acquired by the Council in 1908 and survives as a prominent building. The pattern of building large houses on the urban periphery, also established in the medieval period, continued into the 18 th and 19 th century. Their grounds both channelled and restricted the growth of the urban settlement. Examples of such buildings include West Hill House, Hill House on East Hill and, more centrally, the 18 th century Bridge House, and the mid 19 th century Acacia Hall, which stands on the site of an earlier mill owner’s house. The grounds of Bank House and Acacia Hall effectively prevented urban growth to the south of the eastern part of the High Street and the area remained relatively undeveloped until the late 20 th century, while the town expanded in other directions. A number of 18 th century 3 and 4 storey buildings on the north side of East and West Hills, indicate early suburban residential expansion of the town to the east and west.
3.27 Dartford had already undergone an early mini ‘Industrial Revolution’ between 1500 and 1800, partly due to the reliable source of water-power offered by the Darent and Cranpit, and partly due to the proximity to the Thames and London. Small scale cottage-based textile industries, rope-makers, clock and watch-makers, etc. continued, with larger industries situated beyond the boundaries of the Conservation Area to its north and south, along the river Darent. For example, upstream, to the south of the Town Centre was Sir Martin Frobisher’s smelting works (1557), near modern day Powdermill Lane. Sir John Spilman’s paper mill was founded nearby in 1588. By 1732 the site was a gunpowder mill. Towards the end of the 17 th century another paper mill was erected. In 1790 there were only 4 gunpowder mills in Dartford, but within 20 years the town’s powder magazines were the most extensive in England. The manufacture of gunpowder continued in Dartford throughout the 19 th century and beyond. There were also mills nearer to the Town Bridge. Colyer’s flour mill was owned by John Twisleton and the foundations of the Royal Victoria Mill (where a corn mill had operated from the early 18 th century), which supplied Buckingham Palace and Windsor Castle up to c.1880, still survive.
3.28 North of the Town Centre was an iron-slitting mill, one of the oldest founded in England in 1595; Workman, Brummell and Co established a large cotton mill in 1790 on the site now occupied by Glaxo-Wellcome. When this site was destroyed by fire, the Phoenix Mills, specialising in the grinding of corn and production of linseed, were erected here in 1797.
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3.29 Other industries, particularly Dartford’s breweries, were situated along Lowfield Street and Hythe Street. These included the Woodin family’s 17 th to early 18 th century small-scale brewery between Lowfield St and the Darent, on land now occupied by Central Park (a brewery survived here until 1862) and the Tasker family Brewery in Lowfield Street which survived from 1700s until 1925 under various owners.
19 th century
3.30 The town and population of Dartford expanded due to the increased pace of economic and particularly industrial development (at the 1811 Census, Dartford had a population of 3,177; in 1851 it was 6,244 and by 1901, the population had risen to 18,643) and this industrial activity was key to the town’s identity and growth throughout this period.
3.31 The 1860 Ordnance Survey map (fig. 4) shows that St. Edmund’s Chartered Graveyard on East Hill dominated the eastern part of the town, where the Martyr’s Memorial was erected in 1851, while the enlarged Union Workhouse and chalk pits characterised its western end. It also shows the Victoria flour mill near the Town Bridge and the Breweries to the south of the High Street. To the west of Hythe Street, the brewery owned by James Miskin from the 1830s (demolished in 1939) is shown, as is the iron foundry, set up there by John Hall at the turn of the 18 th -19 th century, which harnessed the power of the river Cranpit. The foundation of John and Edward Hall’s Dartford Ironworks established Dartford as an engineering town and stimulated other industries, including gas works, zinc mills, paper mills and cement works. Away from the railway line and the river, the establishment of John C Beadle Ltd, coachbuilders, boosted the motor vehicle industry in the town. Beadle’s was established in 1894 in Lowfield Street, but moved to their now listed car showrooms and offices in Spital Street, built for Beadle by Frank Atkinson in 1910.
3.32 The railway (opened in 1849) also attracted industry and industrial workers to the town. 1851 improvements to Hythe Street were aided by the Railway Company, as it was the main approach to the station. The goods depot to the south of the station provided an alternative trading route to the river, encouraging local large scale factories to congregate around the station and ensuring that this area to the north of the town was the focus of sustained industrial activity throughout the 19 th and 20 th centuries. In 1889 the Burroughs Wellcome & Co. pharmaceutical company (which became The Wellcome Foundation Ltd in 1924 and Glaxo-Wellcome in 1995) took over buildings to the north of the railway line and an additional factory was built alongside on Temple Hill in 1915. Throughout the company’s evolution the manufacture of pharmaceutical products has played an important part in Dartford’s history. Fabric printing works also appear on the 1860 map and this key industry survived in Dartford until 1939.
3.33 A number of administrative, religious and residential buildings were built in the Town Centre. These included the former National School on West Hill (1826), Kent House, the mid-19 th century County Court, the Methodist Church (1844-45) on the north side of Spital Street, the single storey 1843 Police lock-up on West Hill, the terraces marked as Hall’s Place and Prospect Place, both on Hythe Street, and various Horsman’s buildings and other groups of cottages in Lowfield St, on the Ordnance Survey map of 1860. Gothic revival and Queen Anne influenced buildings
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also appeared at the end of the 19 th century and during the 20 th century, such as the rebuilt Lowfield Street Almshouses (1889).
3.34 Residential development, which had begun to creep up East and West Hills in 18 th century, gathered pace with the expansion of industrial Dartford’s population in the 19 th century. While Overy St had been a focus of well-to-do residences in the medieval period, there was a movement of the middle-classes westwards, perhaps in a move away from the industrial parts of the town. The network of streets, which developed to the east beyond St. Edmund’s Graveyard in the 1860s, already known as ‘New Town’ in 1869, provided housing for the increasing numbers of workers who had moved into the area to work in Dartford’s industries. During the 1870s ‘villas’ appeared, presumably to attract commuters, many examples of which also remain in New Town. Schools, pubs and churches followed people up the hills – there were pubs in greater numbers to the East, reflecting the social and economic variation between the hills and the fact that the development on East Hill was more extensive. Comparison of the 1909 Ordnance Survey (fig. 6) with that of 1860 (fig. 4) indicates the extent of residential development to the east and west of the town in the interim period.
20 th Century
3.35 Dartford’s economy and Town Centre underwent dramatic transformation in the 20 th century as traditional industries declined and the townscape was modernised and substantially rebuilt. The population grew to over 80,000 by the end of the century. Many white-collar workers commuted to London to work, taking advantage of the electric trains which ran from 1926.
3.36 Edwardian improvements to the Town Centre included electric street lighting and a tramway system. Public conveniences and drinking fountains were installed in Hythe and Spital Streets. The area south of the High Street was developed for public recreation and educational purposes, and the historic openness of this area of town maintained. In 1905 the Central Recreation Ground was opened on five acres of land bestowed upon the town by Lt. Col. Charles Newman Kidd, Chairman of Dartford Urban District Council and local brewer. When the Council bought Bank House and its grounds in 1908, its garden was added to the Central Recreation Ground, and the enlarged park accessed via Market Place from the High Street. Burroughs Wellcome leased Colyer’s Mill and Acacia Hall for the Wellcome Club and Institute from 1898 and purchased these buildings and their grounds in 1924. The public library was built with the assistance of the Carnegie Trust and opened in 1916 next to Central Park.
3.37 Civic improvements in Dartford included an extension to the library to house the museum in the mid 1930s, the building of tree-lined Market Street in 1926 (to the north of the library building and Central Park) and the widening of the Town Bridge in 1922. The town received its charter in 1933, a programme of slum clearance and general town improvements ran throughout the 1930s and High Street businesses boomed following the earlier recession. National retail firms such as the Co-op arrived. The Co-operative movement had arrived in Dartford in 1888, but the present Co-operative building in Spital Street dates from 1935. The State cinema opened in Spital Street, adjacent to the earlier music hall and Gem cinema, in 1935. Some of these buildings can be seen on the 1932 Ordnance Survey map (fig. 7).
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3.38 In c.1900, Dartford’s traditional industries survived, including Dartford Gunpowder Mills, The Daily Telegraph Paper mills, Hall’s, Burroughs Wellcome, Sharp’s Baltic Saw Mills, Beadle’s Carriage and Motor Works and Kidd and Sons Brewery (see OS 1909 map). However two world wars and economic decline brought closure to many of Dartford’s industries. Although Burroughs Wellcome and Hall’s survived, industrial decline continued throughout the century, especially in the Town Centre.
3.39 The post-war period brought radical change to the Town Centre. The cattle market, which functioned until the 1960s was demolished to make way for the Priory shopping centre in the 1970s. Concern about the obstruction caused by the markets on the High Street had seen Dartford’s traditional Thursday market move to the cattle market before moving to the site of the Baltic Saw Mills. It then moved to the car park behind the Priory Shopping Centre. In the 1980s older buildings were demolished to make way for new road systems and The Orchards Shopping Centre, Copperfields, and the Orchard Theatre were also built. The High Street was pedestrianised, allowing the Saturday market to be revived there in 1981, many Victorian shopfronts were replaced and old Town Centre buildings reused as pubs and offices.
Figures 2-8 Historic maps and the historic development of the Town
Fig. 9 Character Areas
Fig. 10 Spatial Analysis
Fig. 11 Strategic Views
Fig. 12 Designations
Fig 13 Character Analysis
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4. CHARACTER, SPATIAL ANALYSIS AND SPECIAL INTEREST OF THE CHARACTER AREAS
Introduction
4.1 The phases and nature of the development of Dartford Town Centre has led to the eight areas of different character that comprise the Conservation Area. The Character Areas are shown in fig. 9. The character and spatial analysis are shown on fig. 10, West and East, and fig. 13, West and East.
4.2 This section describes each Character Area. Each description begins with a discussion of its special character, including spatial analysis, where appropriate. Elements that detract from the area’s character are then briefly summarised. Where there is full discussion of these within Section 7 relating to issues, they are omitted from this section to avoid repetition. The special interest of the Conservation Area and its component parts is summarised in Section 5.
4.3 The key Listed Buildings and unlisted buildings and those that contribute to the character of the individual Character Areas are listed in Appendix 1. Issues relating to the individual character areas are discussed in the relevant part of Section 7.
Character Area 1- West Hill & Highfield Road (fig. 10, West and fig. 13, West) Character 4.4 This area forms the western gateway into the Conservation Area and the main influence on character is the pronounced slope of West Hill. The area developed along the historic east-west route into and through the town and this has led to some coherence in the built form. The buildings on West Hill largely front directly onto the pavement, the streets and spaces set back from West Hill are largely subordinate to or serve those that front onto the main street, and there are strong visual links with the main part of the Conservation Area to the east. Materials, including yellow brick, used in both the buildings and walling, with peg tile, pan tile and slated roofs further unite this area, as do the three large gothic revival buildings on Highfield Road and West Hill.
4.5 The peripheral location of this area led to intermittent, large scale and piecemeal development, with large buildings and groups of buildings producing different atmospheres. Much of its early development was of the type that made the area unattractive and unfashionable. Thus amongst chalk pits and other peripheral land uses, the Leper Hospital and institutional buildings related to poor relief and low status housing were built which in turn encouraged non-conformist religious and educational buildings, and the Magistrates’ Court. These buildings form an essential part of this character area. The more wealthy inhabitants of this part of town lived at
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or towards the bottom of the hill and some way to the west beyond the western end of the Conservation Area.
4.6 These differences and breaks in atmosphere, which have varied relationships with the adjacent areas, can be seen between the upper and lower parts of West Hill itself, the quiet space around the Zion Baptist Chapel, the former Workhouse courtyard and the vicinity of Highfield Road, and have produced and are accentuated by the variations in the architectural form and style.
4.7 The principal space in this area is West Hill itself. The slope, the listed and unlisted buildings and walls, although varied, create the effect of a narrow gorge providing access to the Town Centre when approached from the west, with long views over the Conservation Area with Holy Trinity Church forming a distant focal point (see Plate 1). Thus, the brick walls on the north side of the former Police Station channel the eye down the hill from the west end of the Conservation Area and the hard edge that they provide anticipates the sense of enclosure further down the hill. The fact that the gable wall of 48 West Hill steps forward from the alignment of the sorting office creates a narrow gate into the narrowest part of West Hill. The sense of enclosure is created by the walls and buildings built on raised banks along the south side of West Hill and the fact that the listed former Workhouse buildings and 21-29 West Hill front directly onto the pavement, The tree between the Police lock-up and the Workhouse enhances this effect. The sheer face of the workhouse buildings forms the principal landmark within West Hill itself.
Plate 1 View looking east from the western edge of the Conservation Area. 4.8 The area at the bottom of West Hill, at its junction with Spital Street, opens up to the east of the former Congregationalist Church and 21 West Hill, both of which dominate this part of the area and feature in important views from the east that should be retained. The bow on the side of 21 West Hill is a major feature of the Conservation Area. Although the size of this space has been accentuated by the construction of the road junction of West Hill, Spital Street and Highfield Road, which forms the ring road around the Town Centre, there was a space here historically, created by a gap in the housing on the north side of West Hill where the gardens of the former Westgate House extended to the street (near the current eastern side of the road junction) and by the fact that the Magistrates’ Court and Highfield House were set back from the road to the south. This space is, however, too wide and creates a break in the character of the Conservation Area as a whole, exacerbated by the width of the road junction and the fact that the modern Westgate House is set back from Highfield Road North. The yellow brick walls near this junction enhance its character as they harmonise with the brickwork of the buildings.
4.9 While a considerable amount of traffic uses Priory Road, the area around the Zion Baptist Chapel on Priory Hill still retains a somewhat secluded character, an atmosphere which is enhanced by the use of weatherboarding, the large front gardens of the chapel and adjacent houses and the two storey buildings. There are interesting views of the former National School on West Hill to the south. This building’s loggia, the fact that 31-35 West Hill are set back form the general building
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line and the relative quiet of Twistleton Court provide a break in the gorge-like character of West Hill and enhance the secluded character of the Zion Baptist Chapel.
4.10 Twistleton Court itself (the part of the former Workhouse facing away from West Hill) has its own enclosed character, with the tall buildings creating walled courtyards. Although the workhouse was not built at one time, there is a unity of style.
4.11 Highfield Road and the area around the Baptist Church are more residential in character. The buildings are generally of two storeys and represent the early suburban growth of this end of the town.
4.12 The south west extent of the character area is defined by the historic chalk pit, the sorting office and the modern housing of Trinity Gardens, while its north west side is defined by the raised ground of the former hospital and by the Victorian housing on the north side of Essex Road
Buildings and Features that detract from character 4.13 The open ground on the north side of the road junction at the bottom of West Hill, to the east and west of Highfield Road North, creates a major break in character, despite the fact that there was historically a small gap in the housing at this point where the garden of the former Westgate House fronted onto West Hill. This poor quality space extends from 21 West Hill as far east as Westgate House.
4.14 The architectural style of current Westgate House jars with surrounding buildings and it is set back from the historic frontages on Spital Street and Highfield Road North. The gap to the west of Enterprise House also detracts from its character and interest. The sorting office in the setting of the Conservation Area detracts from the character of the adjacent part of the Conservation Area.
Character Area 2- Spital Street (fig. 10, West and fig. 13, West) Character 4.15 Spital Street has the atmosphere of a connecting space between the High Street and West Hill. It also consists of a series of small, partly enclosed spaces, both quiet and vibrant, that have been created by the alignments and types of buildings and the area’s location next to the High Street. It was one of the earliest suburbs that gradually became part of the Town Centre. This gradual urbanisation has produced a wide variety of buildings and spaces where building frontages step forward and back from the street and the narrow roads feed in to Spital Street from the north. The buildings are generally three storeys high (with some four and two storey buildings) and mostly flat fronted, which means that these spaces generally feel enclosed. There are houses set back from the street, such as 43
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Spital Street, buildings with prominent facades set far back from the street, such as the rear portion of the Litten Tree (the former Beadles), buildings fronting directly onto the pavement, such as 45-51 Spital Street and areas where the building lines of groups of buildings are recessed or project from adjacent groups. This has created the appearance of separate, partly enclosed spaces along Spital Street, each with its own atmosphere. This effect is enhanced by the narrow roads leading into Spital Street.
4.16 One such area is the east end of the Spital Street. Here the Royal Victoria and Bull Hotel on the High Street projects forward from the buildings on Spital Street creating both a sense of partial enclosure and anticipation of the High Street opening up as a large space extending an uncertain distance to the north. There is a vibrancy to this space created by the proximity of the High Street, the pedestrian movement through the Priory Centre and Copperfields.
4.17 Where the Co-op department store is set back from the adjacent buildings, the sense of enclosure is enhanced by the presence of Orchard Street and the fact that the view down that street is partly closed by a small workshops and the dog leg in the street. This space is quieter as the Co-op and former cinema produce less pedestrian activity and the view down Orchard Street is partly closed. There is a bus stop here. At the junction of Spital Street and Kent Road, where the Methodist Church and former County Court are set back from the street and the buildings opposite (44 to 50 Spital Street) are set forward, the space is livelier as the former court, the Litten Tree and shops attract more activity. There is also a greater sense of connectivity with the residential areas to the north. Either side of 44 to 50 Spital Street, the recessed frontages of the adjacent buildings create further variation and relatively quiet spaces and a similar effect is created by the recessed 53 and 55 Spital Street and the adjacent St James Place.
4.18 Recent localised pavement extensions to calm and channel traffic in front of the former State Cinema and in front of 46-50 Spital Street accentuate the character of these spaces.
4.19 The variety is further enhanced by the jumble of architectural styles and the mixed uses represented. Apart from the obviously gothic church and the older vernacular timber framed buildings, most buildings are classical, Art Deco or modernist in style. The mix of uses includes residential buildings (such as 1 St James Place and 43 Spital Street), public buildings, leisure facilities and shops.
4.20 Another important aspect of the area’s character is its position on the main route into and out of the Town Centre and the fact that this makes the sense of enclosure only partial. The long views to the east, terminated by Holy Trinity Church, and west towards 21 West Hill and the Hill itself, are important in achieving this atmosphere. Other views of interest include that into the Conservation Area along Kent Road
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(closed by 50 Spital Street) and the distant views of the rear of the buildings on the south side of Spital Street from Highfield Road.
4.21 As with the building lines and architectural styles, the historic materials are very varied and enhance the variations in atmosphere. They include yellow brick for walling (generally laid in Flemish bond) and slate and occasionally pan tile for the roofs. Some are stuccoed, and there is also some use of stone, white brick, terra cotta and faience, as well as coloured glazed tiles.
4.22 There are a number of key buildings that enhance the character of the individual spaces or form landmarks. These include the Listed Buildings, The Co-operative department store (Plate 2) and, to a lesser extent, the former State cinema.
Plate 2 The 1930s Co-operative Department Store on Spital Street Buildings and Features that detract from character 4.23 Features that detract from the character of Character Area 2 include a modern lamp post on Orchard Street, the Priory Centre frontage, 52-54 Spital Street, a two storey 20 th century yellow brick building and Westgate House at the west end of the street and the space in front of it. The fact that the typical Conservation Area street lamps do not extend to the west of Kent Road detracts from the unified character of the area.
4.24 There are too many posts, bollard and lamp post types in this part of the Conservation Area.
Character Area 3- High Street (fig. 10, West & East, fig 13, West & East) Character 4.25 The High Street forms the principal central element of the public realm within Dartford and the buildings and plot widths retain evidence of every period of its development since the medieval period. Indeed the lines of the frontages and the proportions of the space have changed little since then. The width of the street and the architecture give the impression of an elongated square in which events such as the market are held. The pedestrianisation enhances this sense of a public space suitable for the major events of the Town.
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4.26 The continuous, largely flat fronted hard edges that the buildings present onto the High Street form an essential part of the quality of the open space and its sense of enclosure. This is accentuated by the way that the other roads feed into the High Street. Thus, when approaching down Hythe Street the façade of the Royal Victoria and Bull Hotel is at an oblique angle and provides a sense of anticipation of the High Street opening up ahead (see Plate 3). The same effect is achieved when approaching from the Overy Liberty to the east. From Lowfield Street, Market Place and Market Street the views into the High Street are closed by the classical facades of the High Street buildings. The size of these buildings and sense of the width of the High Street itself still provide a sense of approaching a large more important space. The northern approaches through Bullace Lane, Bank Court and Bull’s Head Yard provide suddenly revealed views of the High Street.
4.27 The curved facades feature prominently in views into and out of the High Street area. The bow on 21 West Hill and the curve of the buildings at the junction of Hythe and Spital Streets dominate the views to the west. 37 High Street has a curved corner and views into the area from Central Park to the south towards the High Street feature the bow at the rear of number 43 High Street, a feature historically visible from the former gardens of Bank House. The curved roof of 55 High Street terminates the view to the south from the north end of Bullace Lane.
4.28 Another aspect of the approaches to the High Street from Spital Street and Hythe Street is the way in which the roads narrow to form gates into the High Street enhancing the sense of enclosure. Thus in Hythe Street the north elevations of numbers 9 and 18 act as a gateway (Plate 3, as above), while on Spital Street the side elevation of the Royal Victoria and Bull Hotel fulfils the same function. Similarly the south elevations of 13 and 16 Lowfield Street which step forward from the frontages of the buildings to their south provides a gateway on Lowfield Street.
4.29 From within the main part of the High Street itself the views to the east are closed by the Holy Trinity Church. Views to the west are restricted by the side elevation of number 3 High Street (with its mural that enlivens the street) and by the buildings at the bottom of Hythe Street. The focal point of this view is of West Hill and the bow on the south elevation of 21 West Hill. From the south side of the Church and from parts of the High Street there are views of East Hill and Bridge House.
4.30 Within the High Street itself there are three main clusters of buildings of interest and landmark buildings that confer specific variations in character in different parts of the High Street. At the eastern end of the High Street the Church is the dominant feature. Surrounding buildings, such as Bridge House, 80 and 82 High Street and 55 High Street are generally two storeys high and the contrast in scale with the church tower accentuates the primacy of the church. The High Street is particularly wide at its junction with Market Street and although there is a sense of enclosure at this end of the street the buildings and their relationship with the spaces retain their medieval scale.
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4.31 The cluster of buildings at the junction of Market Place and High Street includes two 18 th century Listed Buildings and several unlisted classical buildings. This part of the High street retains its 18 th and 19 th century character and retains a relationship with the hinterland to the south.
4.32 The third cluster of buildings of interest is at the western end of the High Street and show considerable variation in style and form. On the south side of the High Street the buildings to the east of Lowfield Street retain their medieval proportions. The demolition of One Bell public house has created a square at the intersection of the High Street and Lowfield Street and the facades of the Royal Victoria and Bull Hotel and 3 High Street represent major landmarks. The difference in street furniture here creates a focal point where people congregate and pause. An interpretation board and mural enhance the quality of this space.
4.33 The south end of Hythe Street and the north end of Lowfield Street contribute to the special character of this part of the High Street. In the southern part of Hythe Street the narrow street emphasises the openness of the High Street and there is a continuation in the variety of architectural styles. The boundary between Hythe and High Streets is also undefined with the buildings on both streets forming continuous facades. The continuous classical flat building frontages at the north end of Lowfield Street continue the effect of the High Street building frontages, enhancing the sense of enclosure and the north end of the street forms part of the space around One Bell Corner. The fact that the Lowfield Street buildings are lower than some of those on the adjacent part of the High Street, emphasises the primacy of the High Street.
4.34 The buildings at the west end of the High Street are two to four storeys high and the architecture is varied, despite the dominance of classicism. Although the building frontages confer a unified form to the space the variety of architectural styles and building heights and widths create vibrancy and chart the history of the Town Centre.
4.35 The variety of architectural styles contributes to the vibrancy of the space and to the variations in atmosphere within the Character Area. The various styles also represent all periods of the Town Centre’s development since the Norman period. Holy Trinity Church is partly Romanesque, but mostly gothic; there are timber framed buildings, classical buildings dating from beginning of the 18 th century, with characteristic windows flush with the external elevation and either surviving overhanging eaves cornices or evidence that they once had them. Flat fronted classical buildings dating from late 18 th century to the 20 th century and some late 19 th and early 20 th century buildings show Jacobean revival, Arts and Crafts and Queen Anne Movement influences. There are weatherboarded elements at the rear of 33-35 High Street. There is some evidence that 17 th to 19 th century buildings have been refaced. This evidence is important as it adds to the interpretability of the High Street’s history.
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4.36 Historic walling materials include yellow stock brick, red brick, stone, stucco and weatherboarding. Roofs have a peg and pan tile cover. These materials harmonise with those in the rest of the Conservation Area and provide a continuous link in character.
Plate 3 the view of the High Street from Hythe Street, showing the sudden narrowing of Hythe Street to create a gate into the Town Centre. Buildings and Features that detract from character 4.37 The substation and elements at the rear of the Orchards Shopping Centre at the north end of Bull’s Head Yard detract from the character of the yard and produce an abrupt change in character.
4.38 The Orchards Centre’s blue painted front elevation detracts from the character of the High Street, as the colours contrast with the traditional materials of the High Street. Its projecting porch diminishes the impact of the historic building line and the proportions of the High Street space. The modern façade of 21-23a High Street also detracts from the character of the High Street. These two buildings produce a slight break in character between the east and western parts of the High Street.
4.39 The 1960s shop at 47-49 High Street is out of scale compared with the other buildings at the east end of High Street and its style and colour also jar with the other buildings. It is also a prominent negative feature in many of the long views within the Conservation Area, especially when viewed from Darenth Road and East Hill (Plate 4).The adjacent building (51 High Street) also detracts from the character of the area.
Plate 4 View to the west from Darenth Road 4.40 The brick paving of the pedestrian areas is not of historic interest, although it only detracts slightly from the historic character of the character area. The historic paving was very different (see below).
4.41 The location of the former Market House is marked by lighting and street furniture that detracts from the appearance of the area. There are several inappropriate modern street lights, although some types are appropriate to the character of the area or their particular location. Thus the modern lighting at One Bell corner is appropriate to the street design, while the imitation gas lamps between Holy Trinity Church and 82 High Street are also appropriate.
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4.42 The number and variety of bollards detracts from the area and clutters the space.
4.43 The area at the north end of Bullace Lane provides a poor quality setting to the medieval lane.
Character Area 4- Lowfield Street (fig. 10, West, fig 13, West) Character 4.44 This Character Area lies on the southern edge of the Town Centre and so contains buildings that are typical of their central location (such as 18-36 Lowfield Street) as well as buildings that have a more out of town character, such as numbers 33-39.
4.45 The different periods represented in the buildings means that the area is varied in character. The buildings are mostly two to three storeys high and are classical, Arts and Crafts, modernist and Art Deco. The Art Deco buildings are concentrated on the west end of Market Street, which was laid out between the World Wars.
4.46 The Priory Centre does not respect the historic building lines and there is consequently a break in character on the west side of Lowfield Street. The Listed Buildings are therefore out on a limb to the south and there is an abrupt change in character to the south and west of the Almshouses.
4.47 Historically the buildings fronted onto the pavement along the length of Lowfield Street. Although this pattern has been broken, the line of the building frontages of 33- 43 Lowfield Street continues that at the north end of the street and is itself continued further south along the street where the houses are generally of two storeys.
4.48 The historic views to the east out of the area towards East Hill and Acacia Hall are marred by the club house adjacent to Acacia Hall.
4.49 Views from the west of the yellow brick rear elevations and varied roofs of the buildings on the east side of Lowfield Street are of interest.
4.50 The mostly weatherboarded Two Brewers has thematic links with other weatherboarded buildings in the Conservation Area.
Buildings and Features that detract from character
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4.51 The Priory Centre is set back from the original building frontages on the Street, which leaves the two Listed Buildings isolated.
4.52 The modern buildings immediately behind the two Listed Buildings and the road and pavement immediately to the south of the Almshouses (numbers 41 and 43) detract from the setting of the Listed Buildings.
Character Area 5- Market Place and Central Park (fig. 10, West & East, fig 12 West & East) Character 4.53 This area includes much of Central Park, most of Market Street and part of Market Place. The characters of the Park and Market Street are very different. The Park retains its historic character and evidence of its various historic phases. The formal north end reflects its civic history from 1916 onwards. To the south of the Library, specimen trees and its landscaped character refer to its history as the garden of Bank House. Its south end reflects the openness of the former 1905 recreation ground and the mill pond and trees on its east side refer to the former industrial uses of the Darent.
4.54 Market Street, on the other hand, was deliberately cut through between the park and the High Street in the 1920s and largely divides Central Park from the High Street. It has developed little character of its own, although the trees and views provide some of the lost linkage in that they preserve the visual links between the Park and the rear of 33-45 High Street. The views of the rear of Bank House and of the bow on the rear of 43 High Street were visible from the former gardens of Bank House and should, where possible be maintained and maximised. Market Street is a largely hard surfaced open area fringed by buildings that define the space. It is a poor space consisting of a small bus station and car parking spaces.
4.55 The single storey 1920s and 1930s buildings refer to the market function that moved to this part of the town in the late 18th century. Views from this space to the east towards East Hill and Acacia Hall are marred by the club house at Acacia Hall. Views to the west take in the rear elements of 18-36 Lowfield Street. The views of the upper parts of the northernmost of these buildings form part of the historic character of this part of the area. Views to the west are diminished by the multi- storey car park that dominates the horizon. Long views into the park from the north include specimen trees and plantations that form part of the character of the Park and of the adjacent space.
4.56 Unlike in the rest of the Conservation Area the predominant material is red brick and there are unusually two single storey shopping parades.
Buildings and Features that detract from character
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4.57 Market Street is currently a poor quality space with little historic character. Although the open space provides a visual link between the park and the historically related High Street buildings, its surfaces and use as a car park provides a break in character between the Park and the High Street.
4.58 The car park to the west of the park detracts from its character, as do the former adult education centre and buildings immediately adjacent to the car park to its west.
4.59 The Thames Water pumping station adjacent to the play area in the park detracts from the park’s character.
Character Area 6- Acacia Hall & its environs (fig. 10, East, fig 12, East)
Character
4.60 The character of the area is secluded, created by the contrast between this area and the activity and traffic of the High Street, Overy Liberty and East Hill. The area is bounded by walls, buildings, fences, railings and tree plantations which contribute to the seclusion. The relative inaccessibility of this area has preserved fragile features, such as trees, bridges and ponds, that would otherwise have disappeared over time. The restricted views are therefore part of the character of the area. Lawns and tree plantations form an essential part of the area’s character.
4.61 Architectural style and materials provide a consistent theme in this area. The three main historic buildings with masonry walls (Bridge House, Acacia Hall and the Stables are built in yellow or brown brick, in a classical style and are of high local importance. Boundary walls are also yellow brick (except for the Kentish ragstone parapet wall of the Town Bridge) and there are some railings beyond the east end of the bridge’s parapet. There is also a prominent weatherboarded building, associated with the former milling activity that sits on a brown brick plinth. The form, materials and industrial historic associations of this building are all of local interest.
4.62 The views of the Darent foot bridge, willow trees and the elevations of Acacia Hall and Bridge House are important elements of the area’s character, as are views north along the river from the club house to Bridge House.
4.63 The views into the area from Darenth Road, Overy Liberty and East Hill are dominated by Bridge House, the weatherboarded gable of the mill building, Acacia Hall and the Stables with their prominent cupola (see Plates 5 & 6).
4.64 Views of East Hill and its tree screen contribute to the secluded and almost rural character of the area.
Plate 5 View south west towards the Acacia Hall Character Area.from Overy Street
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Plate 6 View towards the Acacia Hall Character Area and specifically the stables
Buildings and Features that detract from character
4.65 A small park on the east bank of the Darent is separate from the rest of the area and is a poorly used space.
4.66 The club house adjacent to Acacia Hall detracts from the character of the area and detracts form the views from the east and west.
Character Area 7- Overy Street & Lower East Hill (fig. 10, East, Fig 13, East) Character 4.67 The group of buildings at the base of East Hill, the north end of Darenth Road and the south end of Overy Street form an isolated historic fragment, separated from the historic areas on the west side of the river by the major road junction and the late 20 th century flood defences on the River Darent. The construction of the new road to the south of Overy Liberty will enhance this sense of severance.
4.68 The buildings at the base of East Hill and on Overy Street are varied in character and generally front directly onto the pavement. They are visible from Character Areas 3 and 6 (Plate 7) and form an important part of the view from St Edmund’s burial ground and the upper parts of East Hill. The north gable of 17 Overy Street is an important element of the view from the north (see Plate 8). Views into the area from the west are of considerable importance and the yellow brick Victorian villa on Overy Street forms part of the setting of the Listed Buldings. 29 East Hill and 1 Darenth Road (one building) are especially prominent in views down the hill from the east as well as from the west. The views towards Bridge House, Acacia Hall, the stables and the weatherboarded mill building in Character Area 6 provide some context to the Listed Buildings and unlisted buildings of interest.
4.69 A tree on the east side of the river provides some linkage between Overy Street and the main part of the Conservation Area as do the railings on the north side of the town bridge.
4.70 Materials provide a unified theme to the character of the area. The walling is generally of yellow brick with some red brick. The timber framed buildings materials are generally rendered although there is some weatherboarding. The roofing is largely slate and peg tile.
Plate 7 View of some of the Overy Street Listed Buildings from the Overy Liberty
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Plate 8 The north gable of 17 Overy Street Buildings and Features that detract from character 4.71 The tall three storey 20 th century element at the rear of 21 East Hill is a landmark building and is of no historic interest. The heavy traffic on Home Gardens, Hanau Bridge and East Hill detracts from the character of the area and inhibits pedestrian movement. These wide roads provide a break in character and compromise the setting of the Listed Buildings. The area around the remains of the Victoria Mill and the waterway that powered it are currently poor quality areas that are largely cut off from the parts of the town to the east and west, although they have considerable potential for interpretation and leisure and amenity provision.
Character Area 8- East Hill (fig. 11, Map B, Fig. 12 Map B) Character 4.72 St Edmund’s Burial Ground is a quiet grass covered space surrounded by low walls on three sides. The chest tombs, trees and paths that run at angles to the edges of the space break up the burial ground itself and give it a slightly unkempt, rural appearance, reminiscent of a country churchyard. This character is vulnerable as the space is dominated by the housing to the south east that is built at a higher level (Plate 9) and the roofs of the housing on Great Queen Street are clearly visible from the space.
4.73 Views towards and past the burial ground from the east and south east are dramatic as the battered retaining walls form major landscape features (Plate 10). On descending the Hill there is a sense of enclosure and anticipation as the buildings at the foot of the hill and the town are gradually revealed. This is enhanced by the retaining walls on either side of the road. The gorge like quality of the road at this point is similar to the effect on approaching the town from West Hill
Plate 9 View from St Edmund’s burial ground to the south east Plate 10 View of St Edmund’s burial ground from the south east Buildings and Features that detract from character 4.74 The houses built against the northern boundary of the burial ground detract from the appearance of the burial ground.
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5. SUMMARY OF SPECIAL INTEREST
5.1 The key characteristics that form the special interest of the Conservation Area are summarised below.
The Conservation Area preserves evidence for the staged growth of the Town Centre and the hierarchy and various functions of its component character areas over time.
• Character Area 3 represents the medieval core of town, with the High Street as its principal space. The building frontages, historic plot widths, the presence of high quality buildings of many periods and the quality of the space reflect this. The three main historic building clusters form distinct groups of interest. The evidence of the Roman Road in Bull’s Head Yard is of interest.
• Character Area 7 represents an early suburb over the river and parts of the river itself, which was a major trade route and a focus of the town’s early and later industry. Regionally, the Overy Street buildings form an important intact 17 th century group representative of suburban vernacular housing of the period.
• Character Area 2 represents an early suburb that was gradually subsumed into the Town Centre, creating varied plot widths, building types and orientations and varied frontages, which have created many slight variations in character and individual partly enclosed spaces along the length of Spital Street, in contrast to the High Street which forms a single well defined space.
• Character Area 4 represents a medieval suburb that developed away from the main east-west axis through the town. The juxtaposition of almshouses (a peripheral building type) and Town Centre buildings reflect this. The Art Deco buildings on Market Street represent the creation of a 1920s and 1930s route past the High Street. The disjointedness of Character Area 4 reflects its economic decline in the 20 th century.
• Central Park, in Character Area 5 represents both the gardens of the higher status High Street properties that restricted urban growth to the south east and the growth of civic amenity provision in the form of the Library and recreation ground (established in 1905) that grew into the main open space within the Town Centre. The mill pond survives as part of the Town’s industrial heritage. Features within the park represent important aspects of
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the Town’s history, such as the medieval bridge arch, the war memorial and the location of the mill pond.
• Character Area 6 represents both a surviving high status suburban house in its grounds (Acacia Hall), a town house (Bridge House) and evidence of the Town’s industrial past.
• The varied buildings and spaces of Character Area 1 preserve the types of activities and institutions that were attracted to the edge of Town.
• Character Area 8 includes the burial ground, a Saxon and medieval satellite development and evidence of 19 th century residential suburban expansion. It contains an important monument and chest tombs. The walls of the burial ground are major landscape features.
The Conservation Area preserves important evidence of the Roman road and evidence of the medieval street pattern .
• The main east-west route forms the main road axis through the Conservation Area. The line of the Roman road may be evident in Bull’s Head Yard and it survives as archaeological remains. High Street, Hythe Street, Lowfield Street, Bullace Lane and Overy Liberty preserve the medieval and early post- medieval character of the town through the survival of the street pattern and street widths (especially the wide High Street). This character is also represented by the survival of many of the narrow medieval High Street burgage plots and through the buildings that survive from the period, including the timber framed 15 th to 17 th century houses, on Bullace Lane, the narrow fronted buildings that may retain elements dating to this period at 11 and 15 High Street and at the rear of 24 High Street (facing onto Bull’s Head Yard) and the medieval Holy Trinity Church. The early buildings on Spital Street (numbers 17a and 57) also survive from this period, and their wider plot widths and orientation with their long axes parallel to the street indicate their edge of town location.
The green spaces have heavily influenced the growth of the town.
• The historic arrangement whereby the presence of two important houses and their gardens restricted urban growth to the south east of the High Street and the fact that Central Park grew from these and from an early 20 th century recreation ground, has meant that the green area effectively extends into the heart of the town, has created quiet areas with varied and contrasting character to other parts of the town and is of historic interest in its own right. There are strong visual links between Central Park and of the High Street buildings’ rear elevations.
There are important historical and visual links between the sub character areas of the Conservation Area.
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• This arises from the fact that the town grew from its central area, the High Street, to the east and west along the line of the already existing east-west road. This has created long views along the streets to the east and west (uniting Character Areas 1, 2, 3, 7 and 8).
The Town Centre’s appearance, atmosphere and important views are heavily influenced by the fact that it is situated in an alluvial valley between two ranges of hills.
• The view framework within the Conservation Area is dominated by the views of and from East Hill and West Hill, with Holy Trinity Church, St Edmunds burial ground and the tree screen on East Hill dominating views from the west and The bow on 21 West Hill and the former workhouse buildings dominating views from the east. There are also dramatic views of the Town Centre from Darenth Road and the lower parts of East Hill. Fig. 11 shows long views of importance.
The Conservation Area preserves important evidence of the Town’s industrial history.
• The remains of mills and mill related buildings, such as the surviving elements of the Victoria Mill, the small weatherboarded building to the south of Bridge House, the mill pond in Central Park and the waterways themselves that provided Dartford’s industries with power, all preserve important industrial evidence .
There is a high concentration of buildings of architectural merit and historic interest within the Conservation Area. Some are grouped together which contributes to the creation of distinct variations in character and scale
• These include 31 Statutory Listings of Buildings and features, some of which are formed by more than one building. There are also a number of buildings that would qualify for inclusion on a local list. There are some groups of Listed Buildings. These and individual Listed Buildings often have group interest with nearby buildings of local interest. The groups are listed below:
Table 1 Groups of Listed Buildings and unlisted buildings
Well defined groups of Listed Unlisted buildings of interest in the group Buildings Workhouse (front and rear ranges) Workhouse chapel Police Station National School Zion Chapel Linden Cottage, 1-2 Priory Hill, workshop behind 29 West Hill 21-29 West Hill Former Congregationalists Church Twisleton’s Almshouses National School 53-55 Spital Street 1 St James Place and gas lamp Royal Oak (57 Spital Street) 45-51 Spital Street County Court 43 Spital Street Methodist Church 44-50 Spital Street Beadles (Litten Tree)
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17a High Street (Coach and Horses) Former State Cinema, Co-operative Department Store Royal Victoria and Bull Hotel 3 High Street and other buildings around the junctions of Lowfield Street, Hythe Street and the High Street 33 Lowfield Street (Two Brewers) 35-39 Lowfield Street Lowfield St Almshouses 44 High Street 43 High Street 33-35 High Street 45 High Street Holy Trinity Church 80 High Street 82 High Street Bridge House Acacia Hall Stables Bridge House Weatherboarded building south of Bridge House Library War memorial and gardens 1-17 Overy Street 2 East Hill 14 and 16 East Hill 2 East Hill 21 East Hill 29 East Hill and 1 Darenth Road St Edmund’s Church yard Martyr’s Memorial
There is a wide variety of buildings of various periods and styles throughout the Conservation Area, some of which are distinctive to the area
• Although there are variations in the architectural styles of the buildings between Character Areas, there are common architectural themes throughout the Conservation Area. The churches are all largely gothic (with the exception of the Zion Chapel and the Norman parts of Holy Trinity Church); the 16 th and 17 th century timber framed buildings are generally of two storeys with jetties, although some have large panels between the timbers while others have closer studding. The early 18 th century brick buildings that formerly or still have overhanging eaves cornices are confined to the High Street, although there are later buildings of this form elsewhere, such as the 19 th century Acacia Hall. The early 18 th century buildings typically have characteristic red brick dressings and timber eaves cornices. It is likely that other High Street buildings had similar frontages (especially where the roofs were steeply pitched) and that these were later re-fronted to accord with the fashion for flat fronted buildings that arose from the London fire regulations of 1709. There are many flat fronted classical buildings throughout the area, dating to the late 18 th century to the 20 th century, although these are mostly concentrated on the High Street and at the north end of Lowfield Street. There are also a number of 19 th century classical buildings with overhanging eaves.
• The use of weatherboarding on timber framed buildings in the late 17 th to 19 th century buildings is of particular interest in a region renowned as a centre of brick production, and reflected the availability of Baltic softwood from the Thames trade, and examples of this form of construction appears throughout the Conservation Area. The 19 th century church buildings and the Dartford
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National School on West Hill (1826) are generally built in the gothic style. There are many late 19 th century to early 20 th century buildings which display Arts and Crafts and Queen Anne movement influences. These buildings tend to have red brick facades with gables (occasionally shaped) fronting onto the street. Some buildings (most notably the library) show Edwardian baroque influences. The Art Deco buildings are situated on Spital Street and on Market Street (created during this style’s heyday). There are few, if prominent, modernist buildings.
The line of the building frontages generally follow the same pattern throughout the Conservation Area.
• With the exceptions of the properties at the top of East Hill, Highfield Road, Spring Vale North, parts of West Hill and the area north of West Hill around Twisleton Court and the Zion Baptist Chapel, the buildings of the Conservation Area generally present hard edges to the pavements. This tends to create a sense of enclosure, especially where the roads are not straight.
The use of traditional materials across the Conservation Area contributes to a consistent character and appearance.
• The predominant material in the Conservation Area is yellow stock brick, although there is some use of brown brick. The walling is generally laid in Flemish bond. Red brick is used on some 18 th and many late 19 th to early 20 th century facades and there are some buildings with yellow or brown brick with red brick dressings. There is also occasional use of white ‘gault’ brick, that harmonises with the yellow brick. The classical and most of the gothic influenced buildings have brickwork laid in Flemish bond. Other historic walling is rendered and there is some weatherboarding. Stone is occasionally used as decoration, with only one example of its use as a general cladding material (the Co-operative department store). There is some use of decorative terra cotta and faience and decorative glazed tiling appears on some buildings. Most roofs a slate covered. Other historic materials include peg tile and pan tile.
• There is little historic paving, with only a small area at the rear of 29 West Hill retaining a historic irregularly paved area of mixed bricks, pebbles and other stone fragments. There is a small area with some stone paving in front of Holy Trinity Church. Many of the granite kerbs are of interest and should be preserved or reused where possible.
Although the survival of historic street furniture is rare in the Conservation Area, surviving examples contribute to the area’s distinctive atmosphere.
• Street furniture includes various historic lamps The more recent Conservation Area street lighting provides a typological link between the different parts of the Conservation Area, which enhances its sense of place, although this
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lighting only extends part of the way along Spital Street, is absent from West Hill, and does not extend to the East of the High Street.
• Other features in the public realm that are of interest, are guards stones, or ‘glinters’, which prevent damage to corner brickwork from vehicles (Plate 11) and fire cock marks, which are cast-iron plates bearing the letters ‘FC’ and a distance in feet from the nearest source of water to extinguish flames (Plate 12). The use of bollards makes reference to the fact that posts were traditionally used to mark the pedestrian areas at the sides of urban street, although the Conservation Area has too many bollards.
Plate 11 Guard stones and a bollard on the High Street
Plate 12 One of the fire cock marks that appear on a number of buildings
6. BOUNDARIES
Introduction
6.1 There is a duty placed upon Local Authorities to review the boundaries of their Conservation Areas from time to time and the guidance makes it clear that the boundaries of Conservation Areas have to be justified and argued logically. Since the designation of the Conservation Area in 1980 its boundaries have been reviewed twice. The first review was in 1998, and resulted in the boundaries shown on fig. 14. The proposed boundaries resulting from the review that was undertaken for this Conservation Area Appraisal are also shown on fig. 14.
Justification of the Current Boundaries
6.2 Generally, the boundaries of the Conservation Area are defined by the limits of the surviving historic character of the buildings and spaces and by the need to preserve this character and appearance. The boundaries generally follow the limits of the Town Centre before its expansion in the late 19 th century, with the addition of Central Park, which was historically not built-up, had important links with the Town Centre, and played an important role in shaping the Town’s expansion in the 19 th and 20 th century. Areas of late 19 th century suburban housing that are included within the boundaries are either within the setting of sensitive parts of the Conservation Area, such as the housing at the top of East Hill and on Great Queen Street, on Mount Pleasant Road, on Highfield Road and Highfield Road North, or link buildings on the periphery to the main part of the area, such as the housing around the Baptist church on Highfield Road.
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6.3 Beyond the boundaries the town is either modern in character or characterised by late 19 th century to early 20 th century speculative two storey housing.
6.4 44-48 West Hill are included in the Conservation Area as the gable wall of 48 West Hill forms a narrow gateway into the Conservation Area with the listed former Workhouse buildings opposite.
6.5 The buildings at the north end of Highfield Road and Spring Vale North includes the earliest phase of large scale suburban housing development in this part of the town, includes the 1865-1867 gothic revival Baptist Church, which thematically forms part of a group of gothic revival buildings at this end of the Town Centre and provides context to the yellow brick Magistrates’ Court. The building to the south of the court (1 and 3 Highfield Road, is earlier than the court building. The inclusion of the Victorian semi detached yellow brick houses on the south side of Summerhill Road provides context to the gothic revival church and the court. The cottages at 13 -15 Spring Vale North date to the 1860s and are among the earliest buildings built around Highfield Road.
6.6 The street frontages of the Priory Centre are included due to their location on the main streets of the Town Centre.
6.7 The boundary follows the break in historic character around the two Listed Buildings on Lowfield Street. Although the buildings to the rear of the properties fronting onto Lowfield Street are of no interest, the properties behind those on the east side of Lowfield Street are highly visible from Market Street and the need for any new development to preserve and enhance the character of the surrounding features within the Conservation Area is a strong argument for their inclusion.
6.8 The boundary takes in the boundary of the historic areas within Central Park. These include the boundaries of the former gardens of Bank House, the current boundary of the more formal part of the park at its northern end, including many interesting specimen trees, and the former recreation ground, dating to 1905, from which the public park grew. The southernmost extent of the Conservation Area represents the southernmost extent of the original recreation ground. The Conservation Area boundary extends eastwards from the eastern edge of the former recreation ground and follows a path to encompass the former location of a mill pond that supplied power to the former mill downstream. The boundary encompasses the gardens of Acacia Hall and the tree screen that contributes to its enclosed character. It excludes the more modern sporting facilities. The Vicarage is included as well as the adjacent channel that powered the former Victoria Flour Mill.
6.9 The historic buildings on Darenth Road are included. The boundary includes the tree screens and housing form part of the historic views from the west and to protect the setting of St Edmund’s burial ground. The boundary encompasses the buildings that overlook the burial ground on East Hill and Great Queen Street. The boundary extends across the modern Home Gardens to protect the setting of the Listed Buildings and includes a prominent tree between Overy Street and the River Darent. Incorporating this modern space allows for the protection of
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important views towards both Overy Street and the Church and enhancement of the poor quality space.
6.10 The Conservation Area boundary includes the setting of Bullace Lane and the backs of the historic properties on the north side of the High Street.
6.11 At Hythe Street the north end of the Conservation Area follows the north boundaries of numbers 9 and 18 which act as narrow gates into the Conservation Area. The boundary includes the Copperfields development, which harmonises with the Hythe and Spital Street buildings and which extends to Spital Street. The Cloisters, an imitation Elizabethan red brick development is included. The fact that the boundary steps slightly to the north around The Cloisters partly protects views on and of the approaches along Orchard Street and Kent Road. The boundary extends northwards to take in Enterprise House, a building of local architectural and historic interest that is currently out of context and over Highfield Road North to include 6 Essex Road. This northern extension protects the road junction to the south from further erosion of character.
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PART 2 MANAGEMENT PLAN
7. ISSUES
7.1 Issues, relating either to the Conservation Area as a whole or to the individual character areas generally concern
• aspects that diminish or detract from the character of the Conservation Area that need to be addressed, relating to buildings, uses or the public realm • economic and social issues • problems relating to movement and connectivity Issues relating to the Conservation Area as a whole Vacancy 7.2 There is a degree of ground floor vacancy in the properties on the southern side of the High Street, to the east and west of its junction with Market Place, and on the south side of Spital Street. Where there is ground floor vacancy it is mostly temporary and new uses are proposed in many cases.
7.3 The upper floors on the High Street, Hythe Street, Lowfield Street and Spital Street are generally used as offices or for storage related to the ground floor uses, although some of the upper floors are vacant. There are also problems of access to upper floors that in some cases preclude uses that do not relate to the ground floor activities. Few of the upper floors on these streets are residential. Increased use of the upper floors of the Town Centre buildings would make the Town Centre more vibrant and stimulate the economy further.
Low residential population and balance of uses
7.4 The population of the Conservation Area is relatively low considering its extent and residential use is generally confined to the periphery. The 2001 census included statistics for areas that extended beyond the current Conservation Area boundary. These show that an area extending from the junction of West Hill and Spital Street, in the west, to Bridge House in the east and extending as far south as Heath Street and as far north as Westgate Road had a population of only 228. The population of the east end of the Conservation Area is mostly concentrated on
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Great Queen Street. At the west end of the Conservation Area the census area that includes much of West Hill has a population of 258, although half of this area consists of residential housing outside the Conservation Area.
7.5 The low population derives from the high proportion of non-residential use buildings and the use of upper floors for offices and storage. The Town Centre buildings sometimes have poor access to the upper floors. The low population means that especially the High Street and the north end of Lowfield Street can be relatively quiet when commercial premises are not open, where more diverse activities in addition to the existing bars, would enhance vibrancy. The current plans for the new Tesco development on Lowfield Street include purpose-built residential accommodation. This will considerably increase the population and diversity of activities within the Town Centre. However, property owners within the High Street and the north end of Lowfield Street Town Centre should be encouraged to create more diversity in upper floor uses, including residential uses where appropriate.
Colours and materials 7.6 The Conservation Area Appraisal indicated the traditional materials used within the Conservation Area. These include yellow and ‘brown’ stock brick, and red brick for the brick walling, with textured brick in some of the mid-20 th century buildings. The roofs are generally slated, or have a pan or peg tile cover. Other materials include stone (brown sandstone, Portland stone and brown oolitic limestone), faience, terra cotta and some decorated glazed tiling, used sparsely. Window frames are timber sashes and occasionally casements or iron or steel framed casements on later buildings.
7.7 A number of mid to late 20th century buildings and repairs of older buildings employ colours and materials that are inappropriate and jar with the traditional materials and colours. These include the light brown brick used in a number of mid 20th century buildings such as the façades of 21 to 23a High Street and 52 Spital Street (Plate 13).
Plate 13 Inappropriate light brown coloured brick appears on a number of buildings. 7.8 Some shop fascias and buildings have colour schemes that clash with the finishes on the surrounding historic buildings. Examples include the green 1960s office block on the High Street and Market Street (Plate 14) and the Orchards Centre, which is painted bright blue (Plate 15). Plate 16 shows another High Street example of an inappropriately brightly coloured shop fascia.
Plate 14 Office block at 47-49 High Street, Its scale and colour detract from the character of the Conservation Area.
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Plate 15 The bright blue High Street frontage of the Orchards Centre. Its porch breaks forward from the historic building line intruding on the historic space of the market place and breaking the flat fronted character of the facades. Plate 16 A brightly coloured High Street shop fascia 7.9 There is a tendency towards the use of UPVC to replace traditional timber window frames. These are noticeable on Spital Street, East Hill, Hythe Street and the High Street. This can be prevented through the application of Article 4 directions.
Preservation of fragile or vulnerable features and materials of interest 7.10 There are a number of fragile elements within the Conservation Area that form an essential part of the character, need to be preserved, and that are susceptible to gradual removal. These include the fire cock plates (cast iron plates on some of the buildings indicating the location of former water sources for extinguishing fires, see Plate 2). These date to the beginning of the 20 th century. Granite guard stones (Plate 1) that protect the corners of some buildings and narrow vehicular passages are also vulnerable to removal.
7.11 Tuck pointing is vulnerable to removal and repointing, as is lime mortar pointing. The inappropriate use of cementatious mortar to point relatively soft brick is a problem throughout the country and needs to be addressed in Dartford to preserve the historic brickwork, especially in the case of the soft red brick used in many late 19 th to early 20 th century building facades. Weatherboarding is also vulnerable to poor maintenance. The fact that it was also usually applied using softwood makes this material more vulnerable. Regular repainting is important.
Poor connectivity and movement 7.12 There is currently poor connectivity between the railway station and the High Street. The pedestrian route is not legible from north to south although there are signs in the High Street that indicate the route to the north
7.13 There is also poor visual and physical connectivity between the Acacia Hall Character Area and Overy Street and Lower East Hill. The only current route is through the north end of Character Area 6 and there are few visual connections between Acacia Hall and Central Park. Although the lack of connection has historically dictated the development of these areas’ different characters, it has left Acacia Hall and the area to its south isolated within the Town Centre and unable to fulfil its economic, social and amenity potential. Its isolation also diminishes appreciation of its heritage value.
7.14 Much of the river bank is also not accessible.
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7.15 The 20 th century development in the areas to the south and (to a lesser extent) north of Spital Street, to the south of West Hill, to the north of the High Street and to the west of Lowfield Street largely turns its back to the Conservation Area, with some largely unused spaces forming the service access to the uses on the main streets. The quality and diversity of uses in these spaces and physical access routes to and from the main streets should be encouraged.
Insufficient interpretation of the Heritage assets 7.16 The heritage of the Conservation Area is rich and there is considerable potential to educated residents and visitors on the history and development of the town and on other topics such as architectural or industrial history. Interpretation adds to the public appreciation of the development and historic importance of a place Interpretation can also assist well-being objectives by informing people about local resources, groups and facilities, such as museum and other exhibits. There is currently some interpretation of the heritage assets of the Conservation Area within the public realm. A successful example is at One Bell Corner, on the High Street, where the intangible heritage of the Conservation Area (local stories) is presented.
7.17 In Dartford interpretation may also enhance connectivity by indicating routes through the town to other heritage assets and spaces of interest. An example is on the route from the footbridge on Home Gardens to the north end of Bullace Lane or to Bull’s Head Yard.
Interpretation measures are listed in section 8. Maintaining and enhancing views 7.18 The views identified on figure 10, West and East, as being of importance connect the heritage assets, form part of their interest and link the spaces to form an essential part of the character and appearance of the Conservation Area.
Building Envelopes 7.19 The historic building frontages heights, roof lines, string course heights, parapet, window proportions and building depths together form an important aspect of the Conservation Area’s character and interest. Where new development does not respect the adjacent historic buildings there is an adverse impact on the historic character. An example is the porch of the Orchards Shopping Centre that breaks forward from the largely flat fronted hard edges that the High Street facades present to the street. The hard edges define the principal space of the High Street and preserve the medieval layout. The porch compromises the historic arrangement (Plate 15). Similarly the 1960s building at 47-49 High Street is too
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tall relative to the nearby buildings. The Priory Centre’s street frontages are set back from the general building line of Lowfield Street partly breaking the Link between the buildings at the north end of the street and the Listed Buildings to the south.
Fascias and Advertisements 7.20 There are a number of oversized shop fascias that detract from the character of the Conservation Area and the buildings on which they are applied. An example can be seen at the south end of Hythe Street (Plate 17). As can be seen in this example the fascia rises above the fascia cornice and obscures the first floor window sills, disrupting the architectural effect of the building and the terrace as a whole. Appropriate design guidance combined with controls, such as Article 4 directions would be appropriate.
Plate 17 Oversized shop fascia at the south end of Hythe Street Lighting 7.21 There are too many different types of street light, especially those that date to the mid to late 20 th century. The various types of lighting create disconnection within the Conservation Area between the areas with different street lights. There has been an attempt to rectify this by the insertion of lighting specifically intended for the Conservation Area. This type is shown in Plates 18, 19 and 20 and there are three variants of these to serve the various types of location. These lights only extend partly through the Conservation Area. They do not extend westwards beyond Kent Road on Spital Street and do not extend further east than the High Street, although they do extend considerably beyond the Conservation Area Boundary on Lowfield Street.
Plate 18 The most common type of lighting used in the Conservation Area, for lamp posts at the sides of roads. Plate 19 The pattern of the Conservation Area street lights that are attached to buildings Plate 20 Where the lamp is freestanding in a large space and is lighting both sides of the lamp post the Conservation Area lamp posts have two lamps. Bollards 7.22 Currently pedestrian areas are defined using blue painted bollards. There are too many of these which clutter some areas especially at the western end of the High Street (Plate 21). There are several types of bollard. Historically, before the
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pedestrian areas at the sides of roads were paved, timber posts distinguished these areas from the carriageway. Historic photographs of Dartford at the beginning of the 20 th century show that posts and rails were used along the gutters on Overy Liberty (Boreham & Harris, 29). However, the many photographs of the period show that the use of bollards was minimal (see plates Plate 24 and 25) in the Town Centre.
Plate 21 Bollards at the west end of the High Street Paving 7.23 The currently pavements are generally paved with concrete blocks of various sizes with tarmacadam road surfaces and granite kerbstones. In the pedestrianised areas of the High Street, Lowfield Street, Bull’s Head Yard and Bullace Lane the roads and pavements are paved with brick of various types (Plates 11, 22 and 23) laid in patterns that delineate the distinction between the former roadway and pavement. This scheme does not make reference to the historic paving, which was very different from this, and does not enhance the historic character of the area. Historic photographs indicate that the Town Centre’s pavements in the early 20 th century were generally paved with large, probably stone blocks laid perpendicular to the street and in a staggered fashion, with probably granite kerbstones. The road surfaces varied between being unmetalled, having areas of granite setts and bricks in the centre of the road, where there were tram lines, and at the sides of the road between unpaved areas, and having a full covering of granite setts.
Plate 22 The current brick paving in Market Place showing the current method of marking the distinction between the former road and pavement in the pedestrianised area. Plate 23 Current paving in the pedestrianised roadway in the High Street, indicating the plates marking the Town Trails Plate 24 The High Street, showing the historic probably stone block paving in 1909 Railings 7.24 There are areas of railings next to the Zion Baptist Chapel; in Central Park; to the south east and east of Holy Trinity Church; on the Town Bridge and on the perimeter of the small garden to the south of the Town Bridge’s parapet. Railings in Central Park and in the small garden to the south of the Town Bridge’s parapet are particularly elaborate and should not be replaced with those of a different pattern. There is evidence of a line of former railings between the Library and the War Memorial in Central Park. If not reinstated the empty mortices showing their former location should not be removed, to aid interpretability.
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7.25 Historic photographs of the south aisle of Holy Trinity Church in 1905 show relatively plain cast iron railings with pointed arrow finials. This pattern would be appropriate where new railings are proposed.
Plate 25 View of Holy Trinity Church’s south aisle in 1905 showing the relatively simple historic railings Listed Buildings 7.26 Alterations to Listed Buildings are covered by established legislation and a system of controls. The settings of Listed Buildings are more vulnerable to development. The protection of the settings of Listed Buildings by retaining all elements in their setting that contribute to their character and appearance as well as the Conservation Area’s character and appearance will preserve the Listed Buildings’ character and interest.
Implementation of Planning Controls 7.27 Several of the issues identified in this section, especially those relating to the gradual erosion of historic character, have arisen from the current lack of clear published design guidance, from the fact that there were previously resource issues relating to the enforcement team and that there was a related shortfall in proactive and consistent application of planning powers and that breaches to planning regulations in the Town Centre have not necessarily been targeted in a systematic way in the past. Article 4 directions have been applied sparsely within the Conservation Area. There are currently Article 4(1) Directions in place relating to 31, 33 and 35 West Hill and outside the Conservation Area on West Hill. Where applied, Article 4 Directions have succeeded in preventing the erosion of character. However, the Direction for 31, 33 and 35 West Hill was put in place in 1983 and there has been no updating of the application of Article 4 Directions in response to changing threats and circumstances.
7.28 In recent times, the enforcement team has been strengthened, with additional members of staff with administrative support, and enforcement is being given an increasingly high priority by the Council. Quarterly Development Control reports to elected members aim to be as transparent as possible about performance, clearly categorising breaches, and prioritising how these will be dealt with. Unauthorised alterations to Listed Buildings are considered to be within the top priority category. Enforcement action is being taken in the Town Centre Conservation Area - a number of complicated cases have recently been positively resolved and appropriate shop front designs ensured.
Specific issues for individual Character Areas 7.29 Where actions specific to individual character areas are recommended they are included in this section rather than in section 8 to avoid repetition.
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West Hill, Character Area 1 7.30 There is considerable traffic congestion on West Hill. As this is the only direct route from the west this is difficult to avoid, although work is ongoing to identify solutions to traffic management issues in the town. The ring road alleviates problems to the east.
7.31 Any improvements to the space to the east of 21 West Hill should not obscure views of its side bow from the High Street.
7.32 The building plot immediately to the west of Enterprise House, on Essex Road is vacant. The building’s west elevation is designed to be joined to another building and a new building on the site is recommended. Any new building has to respect the design and detailing of Enterprise House and its west elevation should harmonise with the yellow brickwork that characterises the buildings and walls in this area.
7.33 The north side of the road junction at the base of West Hill is a poor quality space and creates a major break in character.
7.34 Westgate House detracts from the character of the area. Replacement of Westgate House with a building that respects the historic building lines should be encouraged.
7.35 There is a small area of paving at the back of 29 West Hill that is paved with a mixture of stones, brick fragments and other rubble. This surface is similar to other historic paving (all now gone) in the lower status areas of the town and should be preserved as a rare survival.
Spital Street, Character Area 2 7.36 There is poor access to and from the south of the Character Area, although this was the case historically.
7.37 The rear areas of the properties on the south side of Spital Street are empty and could be improved.
7.38 The Conservation Area lighting should be extended westwards (see above)
7.39 22-26 Spital Street’s frontage should be replaced with a design that enhances the Conservation Area and the former Gem Cinema behind retained.
7.40 The rear elements of the Co-operative Department Store are not of interest although the stone clad elements are of considerable local historical and architectural interest.
7.41 The two storey shop/workshop towards the south end of Orchard Street, which faces towards the former State Cinema on Spital Street, currently obstructs Orchard Street.
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It is, however, of interest and adds variety to the built form of the Character Area and the Conservation Area in general, as the only building of its type.
7.42 The line of bollards at the east end of the street aligns with the front wall of the Royal Victoria and Bull Hotel. This does not refer to the line of earlier building frontages as the Hotel was always set slightly forward from the adjacent buildings on Spital Street and they therefore serve no historic function.
High Street, Character Area 3 7.43 There is poor connectivity to the north, and the buildings outside the Conservation Area to the north of the High Street turn their backs on the High Street Buildings. Both of these issues are discussed above.
7.44 On Bull’s Head Yard and Bank Court there should be windows and doors to the yards. The jettied building on Bull’s Head Yard has blocked openings that the owners should be encouraged to re-open.
7.45 The porch of the Orchard Centre intrudes on the principal historic space of the town, detracting from its character. Its colour scheme also detracts from the character of the area.
7.46 There are too many bollards and posts within this Character Area. Bollards are discussed above. There should be a reduction in the number of posts by identifying their uses and reviewing the need for retention.
7.47 The presence of the former Market House is currently marked by a change in the colour of the paving and a cluster of street furniture (Plates 26 and 27). The street furniture here clutters the street and restricts the open character of the High Street. It is recommended that this cluster of street furniture is removed or extensively reduced. A difference in the paving and an interpretative board are appropriate ways of marking the former Market House.
Plate 26 View from the west of the change in paving and street furniture to mark the former Market House Plate 27 View from the east of the change in paving and street furniture to mark the former Market House Lowfield Street, Character Area 4 7.48 There is an abrupt change in character behind the Listed Buildings on Lowfield Street and on the main road immediately to the south of the Lowfield Street Almshouses. The southern part of the Character Area is partly isolated from the main part of the Conservation Area to the north. There is little of the historic character left within the setting of the Listed Buildings except for the buildings within the Conservation Area to their north east. The historic line of the building frontages on the western side of - 43 - Page 181 Agenda Item 20
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Lowfield Street continues at the north end of the street (north of the Priory Centre, which is set back from the historic building line) and to the south of the Conservation Area. Any redevelopment of the Priory Centre should attempt to re-establish the historic building lines. Similarly the Tesco development should, if practicable, extend to the Lowfield Street pavement at its north end to preserve the historic building lines and contribute to the setting of the Listed Buildings. The subway to the south of the Almshouses provides poor quality pedestrian access from the south.
7.49 Views of the rear of 14-28 Lowfield Street (on its east side) from the east are important. The multi-storey car park dominates the skyline and detracts from the views from the east.
Market Place and Central Park, Character Area 5 7.50 Maintaining the visual connection between the park and rear elevations of the High Street properties, especially 43 High Street, is important to maintaining evidence of the fact that the north end of the park was the garden of Bank House. This link also preserves evidence for the lack of urban development to the south of the High Street, east of Lowfield Street.
7.51 The car park, ruined buildings and spaces to the west of the north end of the park detract from the character of the Conservation Area. However, the views from Market Street and Market Place towards the roofs of 20-28 Lowfield Street are of interest and any new development should protect this view.
7.52 There are opportunities for enhancement within Central Park. The former feature at the southern end of the Conservation Area that stood in the middle of the 1905 Recreation Ground (see fig. 6) could be reinstated. This could be a bandstand or another, more modern major feature. There needs to be good pedestrian access between the former mill pond on the River and the grounds of Acacia Hall, where the mill that this pond supplied was located. Interpretation of this feature would also better connect the various parts of the park. The distinction in character between the more enclosed formal and landscaped northern parts of the park and the more open southern parts should be maintained as it reflects the fact that they developed very differently, the northern part as private gardens and the southern part as a municipal recreation ground. There is scope for the reinstatement of a bandstand or other polygonal feature to the south of the library and for interpretation relating to the relocated medieval bridge span.
7.53 Currently the adult education building adjacent to the Park (on the Tesco site) overawes the Park. This should be removed. Alterations to the pattern of plantation within the park need to take into account historic planting patterns and tree locations.and indeed this approach should be applied to any alterations relating to tree coverage elsewhere in the Conservation Area. Historic maps and photographs can supply considerable evidence of historic arrangements and their selective reinstatement can enhance the historic character. However, the historic value and character of some of the more recent plantations should also be celebrated and features of interest should not be removed to ‘restore’ an earlier scheme.
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Acacia Hall, Character Area 6 7.54 The main issue relating to this area is its lack of connection to adjacent areas. Improvements to connectivity need to take account of the settings of the Listed Buildings and historic walls and features. Any demolitions should be to the minimum necessary extent. Projects to provide better connectivity between this character area and the park and the area over the river should avoid compromising the character of the area and its important features, where practicable. Wholesale removal of tree screens to the south should be avoided as views of the modern buildings to the south east would detract from the area’s character.
7.55 The small garden on the east bank of the River Darent is isolated and vandalised at the time of writing. This needs to be better integrated with its surroundings, while maintaining historic features of interest. Its location adjacent to historically important features should be exploited for interpretative purposes.
7.56 The Club House in Acacia Hall detracts from the character of the area and features in, and detracts from, the views from the east and west.
Overy Street and Lower East Hill, Character Area 7 7.57 The Conservation Area lighting needs to be extended in this area.
7.58 There are too many bollards, too close together in this area. Alternative methods of traffic management should be pursued, where possible.
7.59 There is a break in the historic character of the area to the west of Overy Street, between the Listed Buildings and the church. Linkage is provided by a tree and the railings that extend over the Town Bridge.
7.60 The gap to the north of the Listed Buildings on Overy Street provides views of the historic retaining walls against the hill and preserves views of the north gable of 17 Overy Street (Plate 8). Development here should not be encouraged. However, if unavoidable it should be designed and executed with materials, and in a form that are sympathetic to the Listed Buildings and the Victorian villa to the north and should be built with some separation from the Listed Buildings to preserve the views from the north.
East Hill, Character Area 8 7.61 The roofscape of the buildings on Great Queen Street forms an important part of the setting of the burial ground and should not be altered. The buildings to the south east on the south side of East Hill dominate the burial ground and these should not be replaced with larger buildings or buildings that are higher than the tree screen.
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7.62 There is considerable scope for interpretation measures within the listed burial ground, although these should not compromise its quiet and secluded character.
7.63 Many of the chest tombs within the burial ground are in poor condition and sensitive repairs are required.
7.64 The trees on the Hill provide a major component of the views of interest from the Town Centre and West Hill. If trees are to be removed the appearance of a screen should be maintained by retention of a proportion of the trees. There should be no further removal of yellow brick retaining walls on the hill as they form part of the character of the Conservation Area.
8. RECOMMENDATIONS
8.1 Recommendations are presented below. The issues discussed above as well as the principles of current good conservation practice. Recommendations are divided into two categories. There is a series of overarching principles that, if adopted, would provide a framework in which proposals for future development affecting the Conservation Area can be assessed. The principles provide the opportunity for a sustainable future for the Conservation Area. Below the principles are a series of proposed projects and actions that together form a management action plan. These consist of medium and long term proposals that address the issues and implement the solutions in line with the principles.
8.2 These principles and management action proposals are not listed in order of priority.
Overarching principles:
8.3 OP1 All development will preserve and enhance the character and interest of historically significant spaces within the Conservation Area.
8.4 OP2 New construction, buildings and extensions will not overawe the historic buildings in terms of colour, scale and massing and will respect building frontage lines.
8.5 OP3 All development will protect the setting of the Conservation Area including the key long views identified above (in Fig. 11).
8.6 OP4 ‘Above the shop’ uses should be encouraged and access to the upper floors of buildings with ground floor shops improved.
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8.7 OP5 Where practicable locally and nationally significant buildings will be the subject of interpretation measures. Interpretation measures will aim to maximise community and visitor appreciation of the local architectural heritage and local history.
8.8 OP6 New building frontages will respect the massing, window, string course and parapet lines of adjacent buildings that contribute to the character and interest of the Conservation Area.
8.9 OP7 Shop fascias will respect and be subordinate to the architectural design of the buildings on which they are applied and should preserve the historic integrity of the building. A shopfront design guide should be developed and enforced.
8.10 OP8 There are areas within the Conservation Area that have developed separately from adjacent areas and have evolved with differences in character. Where these areas are to be linked in the future with roads, paths or sight lines, these new connections should not diminish the distinct historic character of the individual areas.
8.11 OP9 New buildings, facades and extensions to existing buildings should be built using good quality architectural design.
8.12 OP10 There will be a presumption in favour of retaining buildings and features that are Key to, or contribute positively to the character of the Conservation Area. These are mostly itemised, but not exhaustively surveyed, in Appendix 1.
Proposed Actions
Local List
8.13 It is recommended that the Council establish a local list and include policies within the Local Development Framework for the protection of the buildings and features included on it from demolition and from the removal of elements that detract from their character and setting. If appropriate, Article 4 directions could be considered to protect threatened elements of these buildings where the normal course of permitted development is deemed to threaten their interest.
8.14 Items that should be considered for inclusion on the local list are listed below. It is possible that on further inspection three of the timber framed or possible timber framed buildings may merit consideration for inclusion on the statutory list.
Milestone outside the Royal Victoria and Bull Hotel (Plate 28) 3 High Street (Plate 29) - 47 - Page 185 Agenda Item 20
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1a Hythe Street (Plate 30) 43 High Street, with its prominent rear bow (Plate 31) Enterprise House, Essex Road (1902) The former Congregationalist Church (Plate 32) The former National School, West Hill (1826) The War Memorial, Central Park (1922) Stables at Acacia Hall (19 th century) Bridge at Acacia Hall The Co-operative Department Store’s Spital Street and Orchard Street façades, 19- 33 Spital Street (Plate 4) The medieval bridge arch, re-erected in Central Park between the first and Second World Wars The Malt Shovel public house (c.1673) is presumably not listed, despite its 17 th century date, as it survives in a relatively altered state. However, it should be locally listed. The surviving ground floor elements of the former Victoria Flour Mill 8.15 Further research should be undertaken into the origins and age of 43 Spital Street to establish whether it is of interest. It may date to before the 1838 Tithe Map, and may be considerably earlier.
8.16 There should be an interior inspection of 11 and 15 High Street to establish whether these buildings retain enough of their historic features to merit inclusion on a local or even on the statutory list.
8.17 The rear timber framed elements of 24 High Street. Internal inspection will establish whether this building warrants consideration for statutory listing.
Plate 28 Milestone next to the Royal Victoria and Bull Hotel Plate 29 Bank building at 3 High Street Plate 30 1a Hythe Street Plate 31 43 High Street, with its prominent rear bow Plate 32 The former Congregationalist Church - 48 - Agenda Item 20 Page 186
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Design Guidance 8.18 It is recommended that comprehensive design guidance should be developed to guide builders, developers and designers as to the most appropriate form and materials for use in the Conservation Area and its Character Areas. Guidance should not be too prescriptive but should encourage sensitivity to the specific variations in architectural and historic location and character within the Conservation Area. It should be wide ranging in its scope and needs to cover appropriate scale, proportions, massing, building lines, materials, roof lines, window types the public realm, advertising and other facets of design highlighted within this document.
8.19 Design guidance should include detail such as the appropriate materials for repointing (ie. mortar that is more permeable than the masonry units), replacing weatherboarding and other aspects of good conservation practice including the need for maintenance, regular repainting of timber .
Connectivity and Movement 8.20 It is recommended that better signage is installed on the northern approaches to the High Street, especially near the north end of the pedestrian bridge over Home Gardens, at the base of the steps at its southern end, near the clock tower at the south east corner of The Orchard Theatre and on the northern approaches to Bull’s Head Yard, as the route is currently not legible. The signage should consist of signs and interpretation boards. The northern end of Bank Court should also be opened up to provide alternative legible access.
8.21 There should be pedestrian access between the garden of Acacia Hall and the area of Central Park to the south of the Library and between Acacia Hall and the site of the former mill pond to the south. There should be signs indicating the route between these areas. There should also be better access between the area of the former stables in Acacia Hall and the gardens near the site of the former Victoria Flour Mill.
8.22 North-south paths along both of the waterways in the Conservation Area would enhance public access (both intellectual and physical) to the industrial history of the waterways and their economic role in the development of Dartford as well as to the natural waterway assets.
8.23 Measures need to be considered to make the small park over the river from Bridge House, to the south of Overy Liberty, more accessible and visible from the surrounding areas. There needs to be public access from Acacia Hall which would increase public appreciation of the character of the area and make the space more attractive to users and less attractive to vandals. It can also form a stopping point in the link between suggested heritage trails and can be a space where there is an interpretation board highlighting the riverside features (including the former Victoria Flour Mill’s remains).
Advertisements and shop fascias
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8.24 It is recommended that a shopfront design guide should be developed to guide the design of shopfronts on buildings within the Conservation Area. In addition to the encouragement of good design the guide should be supported by robust policies relating to the control of shopfronts within Conservation Areas within the LDF and supporting documents.
8.25 Advertisements are best controlled through the Advertisement Regulations.
Maintaining and Enhancing Significant Views
8.26 In order to maintain the views buildings and features should not be built that obstruct them. Height and massing also need to be considered especially with regard to maintaining and enhancing the strategic views shown on Figure 11. Protection should be through good design and through the encouragement to lower or remove buildings identified on the plans as detracting from significant views when the opportunity arises. Policies for the protection of views of most importance should be considered for inclusion in the Local Development Framework documents.
Street Furniture and Paving
8.27 It is recommended that lighting of a consistent design is extended throughout the Conservation Area in order to better link the various parts of the Character Area and enhance the sense of place of the Conservation Area as a whole.
8.28 The street lighting that is of interest should be retained to preserve the historic character of the Conservation Area. The lights that should be retained include:
• the two lamps on the 1920s town bridge parapet • the 1930s Art Deco lamps attached to 43 High Street (Plate 31), which harmonise with the architectural style of 41 High Street opposite • the imitation gas lamp at the foot of East Hill (Plate 33) the historic gas lamp on St James Place, adjacent to the listed 53-55 Spital Street (Plate 34) • the lamps between Holy Trinity Church and 82 High Street are neutral, being inserted to appear as gas lamps (Plate 35) • the modern street lamps that light the modernist flood relief landscaping of the banks of the Darent to the north of the Town Bridge are appropriate to the style of the landscaping (Plate 36) as are the modern maps at One Bell Corner. • the lamp over the door of 45 High Street is an important feature of the Listed Building. 8.29 Other street lights should be replaced or removed with those shown in Plates 18-20. Plate 31 Art Deco street lamps on 43 High Street Plate 33 Lamp at the base of East Hill Plate 34 Gas lamp on St James Place
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Plate 35 Lamps between Holy Trinity Church and 82 High Street Plate 36 Lamps associated with the mid 20 th century riverside landscaping. 8.30 Instead of current brick paving in the pedestrianised areas there should be medium or long term plans to remove the current brick paving in the pedestrianised areas and replace it with a scheme that includes pavements of large masonry slabs (York stone would be appropriate although the material used historically is not certain). Where expense needs to be limited large slabs with a smooth texture may be appropriate (especially away from the principal spaces), laid perpendicular to the street in a staggered fashion edged with granite kerb stones. Paving bricks with two raised surfaces that look like two regular square cobbles should not be used on the main streets as the bricks would wear down easily, with very occasional traffic and the surfaces would be too regular. This form of paving may be suitable for smaller paved areas , especially away from the High Street . 8.31 The roadway in the pedestrianised areas should be paved differently and at a lower level than the pavement. Granite setts would be appropriate and the historically unmetalled nature of some of the streets suggests that a smooth appearance using tarmac would also be appropriate, although the material has come to signify modernity in the public mind, rather than granite setts that are generally associated with historic character. Another possible option is a combination of granite setts and tarmac in imitation of the arrangement that was laid to hold the former tram rails (see above). There is a risk that this would look too unusual and the fact that this arrangement may have been used historically just to found the tram rails suggests that it would represent a very short lived historic arrangement that served a now redundant purpose. 8.32 Where there are small concrete paving slabs within the Conservation Area their replacement with larger slabs should be considered, as they would represent an enhancement. 8.33 It is recommended that where works are undertaken within the Borough that involve the removal or replacement of granite kerbstones, that they are recovered and reused in the Town Centre.
8.34 It would be appropriate to reduce the number of bollards and adopt alternative traffic management techniques, where possible, that have less visual impact on the historic spaces. Where it is imperative that lines of bollards are retained they should be thinned out. Alternative methods of traffic management should be reviewed with a view to removing many of the bollards within the area.
8.35 There should also be a review of the number of steel posts and the need for them, with a view to removing redundant posts.
Interpretation
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8.37 Many of the recommended initiatives have already been set up within Dartford but should be expanded in a more integrated fashion and be led by the council and museum and advertised by the regional Tourist Board. There is currently a system of walks through the town (Town Trails) set out in a booklet produced by the Dartford Historical & Antiquarian Society, and arrows set into the paving indicate routes through the town. This system should be expanded. Plaques have already been used successfully in the town, for example that commemorating the former urinals on East Hill.
8.38 Interpretation measures could include interpretation boards, located at key points, education packs for schools and heritage trails through the Town Centre and beyond, both themed and area specific (relating to both cultural and natural heritage). Dartford’s blue plaque scheme, similar to English Heritage’s Blue Plaque scheme to commemorate site specific local events and people and former buildings of interest, should also be continued.
8.39 The subjects covered by interpretation boards should be tailored to address and highlight the items and themes of interest within the specific area in they are located. The boards need to be designed to be visible, attract attention, but not form a major townscape feature in their own right. They should also avoid cluttering the streets. Interpretation boards should draw attention to other interpretative heritage resources, such as exhibits in the museum and other related features within the borough.
Proposed locations for interpretation boards include: • The entrance to Bridge House • In Bullace Lane, at its north end • Outside Holy Trinity Church, this board should be sited to minimise the impact on views from the west • By the police station on West Hill • The north end of Bull’s Head Yard • At the bottom of the steps of the Home Gardens foot bridge • Outside the railway station • Next to the Tourist Information booth next to the clock tower on Suffolk Road • Near to the Zion Baptist Chapel • At the foot of West Hill, by the Magistrates’ Court • On the location of the former Market House on the High Street • Next to the former mill pond in Central Park • Next to the medieval bridge span in Central Park • Next to the surviving elements of the Victoria Flour Mill. • Outside the former State Cinema on Spital Street • Next to the south wall of the Lowfield Street Almshouses • Outside the Library • Within St Edmund’s burial ground 8.40 Three trails are proposed: An industrial history trail is proposed that mostly runs south to north along the River Darent, extending from the site of the former gunpowder mills to the
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south and beyond the railway line to the north. The trail would benefit from increased access to the surviving ground floor elements of the Victoria Flour Mill. It would also deviate from the river path where necessary and mention industries within Dartford located to the west, such as the brewing industry. A Conservation Area trail is proposed that runs west to east through the Conservation Area and terminates at St Edmunds Burial Ground and the view back over the Conservation Area. The history of the town and its buildings and spaces should be explained and there should be links to the museum and the system of interpretation boards. As this trail is extensive themed and shorter routes within it should be suggested. A natural heritage trail is proposed that runs along the River Darent in tandem with the industrial history trail and that deviates from it where necessary. It will cover the ecology of the Town. 8.41 School packs should be prepared that cover the History of Dartford and its surviving buildings and features. They should include material that advertises the interpretation boards and gives details of the heritage trails. Links between the museum and local schools should be maximised. School packs should be organised by the Council in conjunction with the museum. 8.42 Plaques should be attached to buildings that have an association with locally and nationally important people (such as Jane Austen). They should also be used to note buildings or unusual features of interest that used to stand on specific sites. There should not be too many of these plaques as they will cease to attract people’s attention. Park improvements Where improvements are being designed for Central Park and the gardens of Acacia Hall they should enhance the character and appearance of the Conservation Area. This can be guided by conducting research into historic arrangements of plantations and paths through map, photographic and documentary research and replicating or referring to them in the new scheme. Any restoration work should not remove natural or man-made features of significance or that contribute positively to the character of the area in favour of reinstating an earlier scheme. This approach should be applied to tree plantation and landscape design not only in Central Park and the gardens of Acacia Hall, but across the Conservation Area as a whole. Implementation of Planning Controls 8.43 A review of the potential for application of further Article 4 Directions in the Town Centre Conservation Area is needed. Article 4 (2) directions should be applied and enforced more widely to control the gradual removal of historic timber and cast iron or steel framed windows and their replacement with UPVC. They should also be applied to control changes to the roof lines and building frontages in sensitive locations (such as the roofs on Great Queen Street).
8.44 The recent strengthening of the enforcement team and increase in enforcement action and the more systematic approach to breaches in the planning regulations
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should be built upon, the growth of the enforcement team sustained, and a more proactive, systematic approach to enforcement in the Town Centre pursued.
8.45 Documents such as the draft Public Realm Design Guide (September 2005) and the proposed development of a shop front design guide mean that the Council are already setting clearer and more detailed standards of guidance for Dartford Town Centre. More such policy documents concerning planning and design should be produced. These, along with greater promotion of advice to applicants prior to the submission of applications, would encourage the submission of appropriate design proposals and ensure a smoother path to approval of planning applications with conservation associated issues.
8.46 The appointment of a Heritage Champion in Dartford provides momentum to the development of heritage initiatives within the Council and raises awareness and improves understanding of conservation issues across the authority more broadly.
Implementation and Management 8.44 The implementation of the management plan should form part of the policy of the council. 8.45 A clear management structure needs to be established to ensure the implementation of the plan. This includes named posts and councillors within the council nominated to oversee its implementation. There should be fixed targets for implementation of the various proposed actions. The exact timetable should to depend on available and projected funding. The implementation of the plan should be reviewed regularly be the council. 8.46 The management plan and the management of the Conservation Area should be subjected to regular review and updating at least every five years to seven years or when major developments have been implemented.
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9. BIBLIOGRAPHY
www.dartfordarchive.org.uk [accessed online 7/03/06] British Standards Institute 2000 Guide to the Conservation of Historic Buildings . BS 7913 Boreham P and Harris N, 1995, Images of England, Dartford , 2003 edition, Tempus Publishing Limited Clark, K 1998, Conservation Plans in Action , English Heritage, London Clark, K 2001, Informed Conservation: Understanding historic buildings and their landscapes for conservation Dartford Historical & Antiquarian Society, Dartford Town Trails , 1992 DBC 1999, Dartford Town Centre Conservation Area Appraisal DBC Dartford’s Local Development Scheme, Approved April 2005 DBC Dartford Local Plan Review Amended Second Deposit Draft, 2004 DoE 1991, Planning Policy Guidance 16: Archaeology and planning DoE 1995, Planning Policy Guidance 15: Planning and the historic environment Dunkin, J, 1844, The History and Antiquities of Dartford , with topographical notices of the neighbourhood , London Guillery P, 2005, The Small House in Eighteenth Century London , Yale Keyes, S K, 1933, Dartford: Some Historical Notes written and collected by S. K. Keyes , Dartford Keyes, S K, 1938, Dartford: Further Historical Notes written and collected by S. K. Keyes , Dartford Porteus, G, 1979, The Book of Dartford , Dartford Porteus, G, 1981, Yesterday’s Town , Dartford Planning (Listed Building and Conservation Areas Act) 1990, HMSO Rogers, P, 1955, A Vale in Kent: A Historical Guide to the Darent Valley , Welling
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Town and Country Planning Act 1990, HMSO
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APPENDIX 1: LISTED BUILDINGS AND BUILDINGS THAT CONTRIBUTE TO THE CHARACTER AND INTEREST OF THE CONSERVATION AREA
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1. Character Area 1- West Hill & Highfield Road Buildings that contribute to character 1.1 Key Buildings: 1.1.1 Listed Buildings • 21& 23 West Hill : Grade II Listed Building TQ 5374 1/58. 2 parallel ranges. 3 storey 18 th century building with ground floor shop. Stock brick with red brick dressings, hipped tiled roof, parapet with stone coping, and dropped eaves cornice. 5 window bays to West Hill, the southern elevation has a prominent bow and a Victorian ground floor 5 light bay. Later shopfronts. Red brick pilasters. Form a group with No. 21-35 odd • 25 West Hill : Grade II Listed Building TQ 5374 1/59. 3 storey 18th century house with ground floor 19 th century shopfronts. Attics are partly stuccoed over lath and plaster, but with 2 applied panels of weatherboarding running through the 2 upper storeys. These probably conceal 2 earlier windows. The old tiled roof has 2 hipped dormers with sash windows. Modillion cornice, 1 sash set in moulded architrave. Forms a group with No. 21-35 odd. • 27 & 29 West Hill : Grade II Listed Building TQ 5374 1/58. 3 storey 18 th century house with ground floor shops. Stock brick with red brick window dressings. Renewed pantiled roof with 1 hipped dormer, 5 window spaces with several blanks, some casements and some sashes. Later shopfronts. Form a group with No. 21-35 odd. • Dartford Union Workhouse , West Hill: c.1838 with later alterations. 2 to 3 storey yellow stock brick buildings consisting of a range fronting West Hill, with projecting stone frontispiece, with separate rear ranges set around two courts. Both the range, facing onto West Hill (Grade II Listed Building TQ 57 SP/563), and buildings to rear and north east of range (Grade II Listed Building TQ 57 SP/564) are listed. • Former West Hill Police Station : Grade II Listed Building TQ 57 SW SP/565 Former Police Station 19 th century –Single storey yellow brick building of 3 bays, 1843: Stock brick walls. One storey. Cornice and blocking course continuing round central projecting bay with pediment over, the central projection with four-panel door above two steps, and a blocked flanking window opening with rubbed brick arches to each side. Set back blank walling to each side again. Early plan shown on O.S 1868 map and comprised central reception area with two cells to each side, the east cells later altered by the insertion of a large drying closet for the workhouse and the west cells since converted into one room, but retaining a door. The building ceased to function as a Police Station after 1872 and was then used as a workhouse ward for tramps. • Zion Strict Baptist Chapel , Priory Hill: Grade II Listed Building TQ 5374 1/49. 2 storey timber framed and weatherboarded building with a hipped - 58 - Agenda Item 20 Page 196
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renewed pantiled roof, set on a brown brick plinth. The first floor has 1 sash with glazing bars intact and 1 casement. The ground floor has 1 sliding sash. 2 doorcases with wooden weathergoods on brackets and 6 flush panelled doors. (Plate 2). Group value with Nos 1 and 2 (Zion Cottages) which are local interest buildings. • Twistleton's Almshouses , West Hill, Nos 6-22 even: Grade II Listed Building TQ 5374 1/14. This charity was founded in 1572 under the will of John Byer of Horsemans Place, Lowfield St, but the existing building was erected by John Twistleton of Horsemans Place in 1704. An L-shaped block of 1 storey red brick. Tiled roof with coved eaves cornice, gable ends with kneelers, 4 windows facing north and 6 windows facing east. Casement windows. Simple wooden doorcases in cambered architraves. 1.1.2 Unlisted buildings • Chapel at the rear of the former Dartford Union Workhouse. • Church Court, 4 West Hill: red brick Early English revival former Congregationalist Church, 1882, with cupola. • 24 West Hill : Gothic single storey former National School, 1826, two ranges and linking loggia. • 8 Essex Road , Enterprise House-former Technical Institute, 1902. 1.2 Unlisted Buildings and features that Contribute to Character • These include 31-35 West Hill, which form a group with the adjacent Listed Buildings to the east; Zion Cottages; the former warehouse/workshop at the rear of 29 West Hill; the c.1900 century Linden Cottage and stables and the yellow brick walling associated with these buildings create the secluded character of the area around the Zion Baptist Chapel. They also link the Chapel with the Listed Buildings and former school on West Hill, through their scale and materials. The paving of small stones at the rear of 29 West Hill is of interest as it is representative of a formerly more widespread form of paving, used in less important and less wealthy areas of town. • The early to mid 19 th century terrace of cottages adjacent to the former National School, 26-42 West Hill reflects the low status of this part of West Hill in the mid 19 th century and the cottages’ front garden retaining walls enhance the sense of enclosure on the hill. The walling to the west of and behind the Police Station on the north side of West Hill dates to the late 19 th century and later. Its yellow brickwork forms part of the setting of the Listed Building and channels views into the Conservation Area from its west end. • The Magistrates’ Court is an extensive two storey stock brick building, partly set on a Kentish ragstone plinth. The function of this building accords with the historic uses in this Character Area. 1-3 Highfield Road was the earliest building of the terraces on this side of the road and was built by 1860. This
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terrace and the 1860s cottages on the corner of Spring Vale North behind the church represent the first phase of suburban terraced housing at this end of the town beyond the ribbon development along West Hill. The Early English revival Baptist Church on Highfield Road (1865-1867) forms one of a group of religious buildings, and one of three relatively large gothic revival buildings at the west end of the Conservation Area. • At the west end of Spital Street, Number 2 Highfield Road (Highfield House), a former pair of semi-detached stuccoed houses consisting of two parallel ranges, of three storeys and a basement was definitely built by the early 19 th century (it appears on the 1838 Tithe map). It contributes to the more open character of the area around the road junction at the bottom of West Hill. 2. Character Area 2- Spital Street Buildings that contribute to character 2.1 Key Buildings: 2.1.1 Listed Buildings • The Royal Oak Public House , 57 Spital St.: Grade II Listed Building TQ 5374 1/57A. Probably 17 th century timber-framed building, 2 storeys with three attic dormers and a peg tiled gabled roof. Ground floor painted brick, first floor applied timber-framing with pebbledashed infill. 3 sashes with verticals only. The ground floor has a 19 th century pub front. On the right hand side is a 19the century portion of 2 storeys in matching style, having one sash with verticals only and a hipped tiled roof. The interior has exposed beams. • 53 and 55 Spital Street : Grade II Listed Building TQ 5374 1/57. 3 storeys and basement classical yellow stock brick building. Hipped pantiled roof. 3 sashes with glazing bars intact in Italianate architraves. Pilasters rise through all storeys. Doorcase with cornice and pilasters. Later curved bow inserted on front elevation. • Kent House , Spital Street: Grade II Listed Building TQ 5374 1/56a. Mid-19 th century former County Court. 2 storeys, faced in white stock brick, hipped slate roof, with 4 cambered double sashed to 1st floor. 4 round-headed sashes to the ground floor with keystones. Modillion cornice. Stringcourse. Royal cartouche above round-headed doorcase. Forms a group with the Methodist Church and nos 39 to 43 (odd) local interest buildings. • Methodist Church , Spital Street: Grade II Listed Building TQ 5374 1/55 /TQ 5474 2/55. 1844-45 yellow brick gothic revival church by W Pocock. This consists of a single storey three arched entrance to the recessed nave flanked by 2 crenellated towers with crockets and pointed lancets with hood moulding to front. Portico with 2 pointed arches. Forms a group with Kent House and Nos. 39 to 43 (odd) local interest buildings.
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• Beadles car showroom and offices, Spital Street: Grade II Listed Building TQ5374 2/10003. Dated 1910, built by Frank Atkinson for Mr J Beadle. Neo- Classical style building built of stock brick with red brick dressings. The office, of two to three storeys, has a tiled roof with central and end brick stacks. 4 windows, mainly metal-framed casements, but rear elevation has mezzanine floor with oculi, now with late C20 UPVC replacement lights. The side elevation has open pediment with wooden cornice, end rusticated pilasters and ground floor giant round-headed arches with keystones, impost blocks and Gibbs surrounds. The pedimented gable has two diamond-shaped plaques with date 1910 and central square stone tablet with keystone, floral swag and initials JCB. Large one storey car showroom built out to front of 3 x 2 bays. Flat roof with parapet with moulded cornice with triglyph frieze. The front has central open curved pediment supported on 2 rusticated brick Tuscan columns and two piers each side. There are corner rusticated piers and the sides have rusticated brick piers with flanking brick columns. Interior likely to retain a 12 panelled ceiling with roof lights, Tuscan columns, sirapite walls with moulded pilasters and granolithic floors with Doloment panels. • Coach and Horses Public House , Spital Street: Grade II Listed Building TQ 5474 2/18. A 15 th /16th century timber-framed building of 2 storeys and attics. The upper part of the street front has been tile hung and the ground floor has been restored in Regency style. Tiled roof with 2 dormers. The building contains some exposed stop moulded ceiling beams and a good staircase of early C18 or late C17 date with turned balusters. 2.1.2 Unlisted buildings • Co-Operative Department Store (Plate 5), is a Portland stone clad Art Deco three storey building with a steel Art Deco shop front to its side elevation, leaded cames to side staircase fenestration. The central five bays project on the front elevation. The building shows Egyptian influences with fluted parapet decoration. • 43 Spital Street , three storey building with two bayed gable facing the street. The building is stucco fronted with pilasters to the quoins and plat bands between the floors. It appears on the 1860 map and may date to the early to mid 19 th century or may be considerably earlier (further research is required). 2.2 Unlisted Buildings and features that Contribute to Character • 3a -3 Spital Street. Painted brick three bay two storey mid 19 th century building with ground floor shops. • 5-7 Spital Street. Terrace of four former two bay houses with shops, two storeys plus attic dormers, ovolo decorated terra cotta eaves cornices. • 11-15 Spital Street. The end building of Copperfields (1989). • Building behind 22-26 Spital Street is the former Gem cinema, which is brick built with a steeply pitched slated roof.
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• 1 St James Place, a two storey yellow brick 19 th century three bay house, with central door flanked by two windows to each floor and gabled roof. It has a dentilled eaves cornice. • The State Cinema , an Art Deco cinema, opened in 1935, textured brick walls, faience central projection with black porch, and black glazed tile to ground floor, tripartite upper floor window separated by black glazed tile clad responds. • 46-48 Spital Street, early 20 th century Conservative Club, three storey building (including attic) with central recessed bay with one window to first floor and three to the attic, flanking bays each have two windows to first floor and a single attic dormer window. There are shop fronts to the right two bays and a Tuscan door case to the left bay. The building may have been rebuilt and may date to before the early 20 th century. • 45-51 Spital Street, a terrace of four three storey yellow brick (one with brown brick) buildings with ground floor shops, with dentilled cornices and slated gabled roofs, flat arches to first floor fenestration. Number 47 has two window bays to the upper floor, the rest have one. • 50 Spital Street, Arts and Crafts influenced offices of two storeys plus attic with four bays to the right and a projecting bay to the left, topped with a pedimented mannerist gable with a vehicular passage to the ground floor. Arched openings to ground floor, rectangular windows to its first floor. • A terrace of two houses of two bays and three storeys next to the end building of Copperfields, dated 1989. • There is a historic street light on St James Place 3. Character Area 3- High Street Buildings that contribute to character 3.1 Key Buildings: 3.1.1 Listed Buildings • Trinity Church , High Street: Grade II Listed Building TQ 5474 2/8. This consists of a Nave with aisles, a chancel with north and south chapels and a tower. The lower portion of the tower is Norman, the upper portion 15 th century. The north, St Thomas's chapel dates from about 1220. The remainder of the church is 14 th century. The west corner of the south aisle of the Nave was cut off in 1792 to widen the High Street. Nos. 78-82 (even) and the Church of the Holy Trinity form a group. • 82 High Street : Grade II Listed Building TQ 5474 2/7. An early 15 th century two storey timber-framed building with a long frontage facing Bullace Lane.
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The ground floor has modern shop windows. The first floor is plastered and oversails on brackets. Hipped tiled roof. Sash windows, some retaining their glazing bars, with 2 windows facing High Street and 4 windows facing Bullace Lane. At the back is a small additional contemporary portion of 2 storeys and 1 window with a lower elevation, in part of which the timber-framing is exposed with painted brick infilling; the remainder is weather-boarded and plastered. On the east side facing the churchyard is a red brick chimneybreast of which there is a record that it was added in 1465. To the north is an early 19 th century extension of 2 storeys with painted brick ground floor, weatherboarded first floor, a tiled roof and 6 sashes. Nos 78-82 (even) & the Church of the Holy Trinity form a group. • The Wat Tyler Public House, 80 High Street: Grade II Listed Building TQ 5474 2/37. A 2 storey timber-framed building, with attics painted brick and a half-hipped tiled roof with 1 sash to attic storey to the High Street. 1 3-light bay to lower floors. The jettied side elevation to Bullace Lane is of 2 storeys. The first floor has restored timber-framing, having diagonal braces and plaster infill. The ground floor is of painted brick. 4 sashes mostly without glazing bars. A plaque on this side elevation notes, "Wat Tyler and several of the Commons called at this ancient tavern (so it is said) to quench their thirst with flagons of ale". A notice on the front of the building misleading calls it "the House of Wat Tyler". Nos. 78 to 82 (even) and the Church of the Holy Trinity form a group. • Bank House , 45 High Street (now Home House): Grade II* Listed Building TQ 5474 2/2. A large late C18 3 storeys house, bricks painted red with white tuck pointing, modillion cornice and parapet. 2 full height flanking canted bays of 3 windows at either side of the central doorway, each rising the whole height of the house with central sash between. Glazing bars intact. The doorway is in a moulded architrave surround with an enriched frieze, a pediment on console brackets, a rectangular fanlight and a 6 panelled door. Over the doorway a lamp, hanging from an elaborate scroll bracket, is a prominent feature. • 44 High Street : Grade II Listed Building TQ 5474 2/5. Early 18 th century, 3 storeys and attics red brick building, peg tile roof with 1dormer and heavy overhanging timber modillion eaves cornice. String- course above 1st floor. 2 sashes with glazing bars missing. Modern shop front. Of group value with 46 & 48 High St, which are buildings of local interest • Royal Victoria and Bull Hotel , High Street: Grade II* Listed Building TQ 5474 2/1. Formerly a large coaching inn on the London to Canterbury and Dover road. Built in 1703. 2 storeys and attics. The ground floor is of painted brick on a tiled base. Above the building is faced with grey bricks, which have been renewed, with red brick window dressings and quoins. Tiled roof with 3 dormers. Parapet of grey bricks and wooden modillion cornice. 9 sashes with glazing bars intact. In the centre of the ground floor is the carriage entrance leading to the hotel yard with a royal cartouche on each side of it. Tuscan columns on the left hand side of the carriage entrance and C18 pub front. The building runs back into 2 long wings behind separated by the hotel yard with galleries on each side on the 1st floor. The yard is now glazed over. It has a galleried courtyard and the saloon bar has a Regency bay window. - 63 - Page 201 Agenda Item 20
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3.1.2 Unlisted buildings • 1a Hythe Street: Arts and Crafts red brick fronted building, with the gable facing the street, with terracotta and stone decoration • 43 High Street : on the corner of Market Place, three storey stuccoed building with applied flat front façade to the High Street, side elevation rendered with dentilled eaves cornice and hipped peg tiled roof. The bow to the rear is a prominent feature visible from the park. • 3 High Street , The Woolwich: thee stories plus attic, mansard roof, built as a bank, between 1897 and 1910, Lavishly decorated, eclectic with Arts and Crafts and Queen Anne influences. • 11 High Street : two storey flat fronted narrow building with steeply pitched peg tiled roof, classical façade and shop front added. This building may date to the early post-medieval period. • 15 High Street : three storey narrow building presenting the hip of its roof to the street. The ground floor shop front is mid 20 th century with possible earlier elements, paired sash windows to first floor and single sash window to the second floor. • The rear element of 24 High Street is timber framed and jettied and is likely to date to the 16 th or 17 th century. 3.2 Unlisted Buildings and features that Contribute to Character There are many historic buildings in this Character Area that contribute positively to the character of the area. These include 3-9 Hythe Street, 1-112 and 16-18 Hythe Street. On the north side of the High Street they include numbers 2, 6-24, 42, 54, and 66-72. On the south side of the High Street the they include 9, 11, 17, 25-37, and 55 High Street 37 High Street. At the north end of Lowfield Street the buildings that contribute to the character of the area include numbers 2-12 and 1-13. 4. Character Area 4- Lowfield Street Buildings that contribute to character 4.1 Key Buildings: 4.1.1 Listed Buildings • Almshouses , 41-43 Lowfield Street: Grade II Listed Building TQ 5473 3/23. Dated 1889. Built by John Johnson in Queen Anne Dutch style on the site of 4 earlier almshouses built by John Byer in reign of Queen Elizabeth I. A 2 storey yellow brick with lavish red cut brick dressings specially made to the design by the Elham Valley Brick Company. Tiled roof with curved gable ends. 4 Ornamental pediments, 2 of which are triangular and the centre 2 curved and incorporating the date AD 1889. The building has a moulded brick
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eaves cornice and a moulded brick string course between the ground and first floors with Anthemion motif. 4 double sashes to each floor set in moulded architraves. The tablet between 2 centre first floor windows records the earlier almshouses on the site. There are panels of swag moulding underneath first floor windows. The 2 doorcases have stone open pediments moulded architraves, rectangular fanlights and 6 fielded panelled doors, with the top 2 panels cut out and glazed. • Two Brewers Public House , Lowfield Street: Grade II Listed Building TQ 5473 3/40. A 17 th century timber-framed building, refaced in the 19 th century. The front elevation is of 2 storeys, the ground floor faced with green tiles, the first floor of stock brick. Parapet with modillion cornice, and 4 cambered sashes with keystones. The side elevation is weatherboarded and has a renewed tiled roof and an outside chimneystack. 3 sashes with glazing bars intact. Rear elevation has 2 hipped gables. 4.2 Unlisted Buildings and features that Contribute to Character • 18-36 Lowfield Street: on the east side of the street all contribute positively to the character of the area, as do the buildings on the west side of the street between the two Listed Buildings (numbers 35-39). Number 24 Market Street, an Art Deco building, also contributes to the character of the area, as does the warehouse opposite. 5. Character Area 5- Market Place and Central Park Buildings that contribute to character 5.1 Key Buildings: 5.1.1 Listed Buildings • Public Library and Museum , Market Street: Grade II Listed Building TQ 5473 3/44. Built in 1916 by T E Tiffin, presented by Andrew Carnegie. 1 storey post-Edwardian baroque building with red brick stone dressings, hipped slate roof, and a central octagona1 cupola with dome. This has double pilasters and round-headed windows, urns at the corners and swag moulding to the base. The building has a central open pediment with a cartouche of Kent and swags supported on coupled Tuscan columns. It has a balustraded parapet, a round-headed doorcase with decorated keystone, and 6 fixed casement windows in all, 2 of them 3-light windows set in projecting open pedimented window surrounds with Tuscan columns. 5.1.2 Unlisted buildings • War Memorial 1922 and formal gardens. • The relocated medieval bridge arch . • Former bandstand location to the south of the Library.
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5.2 Unlisted Buildings and features that Contribute to Character • Within Central Park elements that contribute to the character of the area include the bandstand, historic railings and evidence of missing railings, the paths associated with the original recreation ground, the garden layout of Bank House, tree plantations and beds that date to or replace those that date to the 1930s or earlier and the evidence of the former mill pond. The specimen trees are of particular interest and form an essential part of the character of the park. • In the area to the north, the façade of the central bays of 8-10 Market Street is of interest. The estate agents (dated 1902) at 7 Market Street and the building at 3 Market Street contribute to the character of the space in front of them. 6. Character Area 6- Acacia Hall & environs Buildings that contribute to character 6.1 Key Buildings: 6.1.1 Listed Buildings • Bridge House , High Street: Grade II Listed Building TQ 5473 3/4. An 18 th century 2 storey and attics brown brick building with hipped slated roof with overhanging eaves. The building has 4 windows and 2 dormers facing north, 4 windows and 2 dormers facing east, 3 windows facing west, with glazing bars intact. The doorway in west front is set in moulded architrave surround with a pediment over it on console brackets. On the west side there is a 2 storey 19 th century extension in matching style with hipped tiled roof and 1 sash with glazing bars intact. The Bridge House, Acacia Hall & the Mill Building to rear of Bridge House from a group. (The Mill building is a local interest building). • Acacia Hall : Grade II Listed Building TQ 5473 3/35. A mid-19 th century 2 storey yellow stock brick house with some surviving original garden features (a pond and walling). The house has a hipped slate roof, 4 windows, 2 of which are 3 light with italianate architraves. The ground floor windows have 2 modified Venetian windows and 2 round-headed windows with keystones. There is a Tuscan portico. The garden elevation has a wooden canopy and French windows. The Bridge House, Acacia Hall & the Mill Building to rear of Bridge House from a group. (The Mill building is a local interest building). 6.1.2 Unlisted buildings • The foot bridge over the Darent and the adjacent bridge over the boundary ditch contribute strongly to the character of the grounds.
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• The timber framed and weatherboarded mill building to the East of the Darent is of interest in its own right and as part of the group. • The white brick stables topped with a cupola are a local landmark and from part of the character of the grounds of Acacia Hall. 6.2 Unlisted Buildings and features that Contribute to Character • The willow trees, garden features and boundary walling of Acacia Hall contribute to its character. • The river itself is of interest as is the presence of the Town Bridge’s parapet that separates the character area from the High Street. The railings and walling are of interest. • The screen of trees on the south east edge Acacia Hall’s garden maintains the garden’s character, screening views of the nearby modern buildings. 7. Character Area 7- Overy Street & Lower East Hill Buildings that contribute to character 7.1 Key Buildings: 7.1.1 Listed Buildings • 14 and 16 East Hill : Grade II Listed Building TQ 5473 3/31. Two houses, now house with shops, 18 th century with later alterations. Yellow stock brick buildings with red brick dressings and quoins. No 14 : 4 storeys with two bay elevation to East Hill; originally, from evidence of 19 th century maps, with steps and entrance facing west before construction of No 12 in late 19th or early 20 th century. Bands at second and third floor levels; cornice. Ground floor shop window and doorway retains late C19 or early C20 casing. Three- light sash window on first floor. Sash window to left hand on second floor with blocked opening to right hand No 16 : 3 storeys, two bays, with 20 th century shop to ground floor. Sash window to left hand on first and second floors; first floor sash partly concealed; narrow blocked openings to right hand. • 1 and 3 Overy Street : Grade II Listed Building TQ 5474 2/10. A 17 th century timber framed building of 2 storeys, plastered, with parallel steeply pitched old tiled roofs. 3 sashes with verticals to first floor. Later mullioned and transomed diamond-paned windows on the ground floor. Rear elevation has a hipped gable. Nos 1 to (odd) 17 form a group. • 5-9 Overy Street : Grade II Listed Building TQ 5474 2/11. A 17 th century timber-framed building of 3 storeys, plastered. The ground floor is probably underbuilt. The buildings have a tiled roof with 3 small gables, 3 casement or sliding windows and 3 doorcases with flat wooden weatherboards on brackets. Nos. 1 to (odd) 17 form a group.
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• 11-13 Overy Street : Grade II Listed Building TQ 5474 2/45. 18 th century weatherboarded buildings at the rear of 15 Overy Street. • 17 Overy Street : Grade II Listed Building TQ 5474 2/12. 18 th century 2 storey house, with attics and north gable fronted with weatherboarding. The building has a tiled mansard roof with 2 dormers, 3 windows in all with glazing bars intact. Large bay of 3 windows on the ground floor. Small box-like porch with a door of 6 fielded panels. Nos. 1-17 (odd) form a group. 7.2 Unlisted Buildings and features that Contribute to Character • The Victorian yellow brick villa and retaining walls to the north of 17 Overy Street are part of the setting of the Listed Buildings. East Hill has a varied character with unusual and different buildings. Those that contribute to the character of the area include 2, 12 and 18 East Hill, 21, 23, 25, 27 and 29 East Hill and 1, 3, 9 and 11 Darenth Road. 8. Character Area 8- East Hill Buildings that contribute to character 8.1 Key Buildings: 8.1.1 Listed Buildings • St. Edmund’s Chartered Graveyard , East Hill: Grade II Listed Building TQ 5473 2/64 Churchyard with yellow brick battered retaining walls. It contains 9 18 th century to mid-19 th century stone table tombs, some good 18 th century headstones with cherub, skull or hourglass motifs and some early 19 th century headstones with urns or other Classical Revival motifs. • Martyrs Monument in St. Edmund’s Chartered Graveyard : East Hill Grade II Listed Building TQ 5473 3/30. Erected in 1851 'To the memory of Christopher Ward Linen Weaver of Dartford a Protestant burnt on Dartford Brent July19th 1555' and also to Nicholas Hall and Margery Pollen both burnt in 1555. It is a stone memorial in the shape of a spire with a buttresses on a knapped flint plinth fenced off with iron spear railings.
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APPENDIX 2: COMMUNITY CONSULTATION
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1. Aim and Methodology of the Consultation
1.1 In line with Dartford Borough Council’s Statement of Community Involvement (March 2006) (and HLF guidance Conservation Management Plans: A guide 2003), community consultation was carried out between xx th June and 4 th August 2006, to ensure that the draft Dartford Town Centre Conservation Area Appraisal and Management Plan (June 2006) reflects the opinions and aspirations of those who visit, live and work in Dartford town centre. 1.2 Both the document itself and a public consultation questionnaire were posted online and these were also available for consultation at the local library during this eight week period. In addition, a public exhibition, with display boards illustrating the content, key issues and recommendations of the Plan, was held at The Orchard Centre in Dartford on Saturday 22 nd July 2006, to distribute questionnaires and to gather public views on the Plan. 1.3 The consultation questionnaire is included at the end of this appendix. The questions were structured to ensure that the final document reflects community opinion and ideas and to act as a ‘check’ on key sections of the Appraisal and Management Plan document, particularly: • Special Interest: Does community opinion concur with the Appraisal’s assessment of the special interest and character of Dartford town centre? Are there any aspects of the town centre’s special character which the Plan has not picked up on? • Boundaries: Is there broad community agreement with the Conservation Area boundaries set by the Appraisal? Are there any contentious areas? • Issues: Has the Management Plan picked up on all the key issues that members of the local community feel the town centre is facing? Do people broadly agree or disagree with the issues that have been highlighted in the Plan? • Recommendations: Will the Recommendations made in the Management Plan address the key concerns of the community and ensure that the heritage of the town centre is managed in line with the priorities of the local community? Are there any further recommendations that people would like to see included in the Plan? 1.4 Although the questionnaire was online for 8 weeks, and approximately 86 people stopped to view the public exhibition (the vast majority of whom talked to a member of the Atkins Heritage team manning the exhibition), only 9 formal questionnaire responses were made. Nonetheless, these responses can be analysed to provide a useful sample of public opinion.
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2. Analysis of Questionnaire Responses Question 1: What is important to you about Dartford Town Centre? 2.1 8 different statements, reflecting all the key points made in the Appraisal regarding the special interest of the town centre, were set out and respondents asked to indicate their views on these. A separate box was also provided where respondents could add comment on anything else they value/feel important about the town centre, but that was not covered by the statements provided. Thus this question can be used to indicate both the extent to which community opinion broadly concurs with the Appraisal’s conclusions on the special character of the town and if there are any key characteristics that the Appraisal has missed. 2.2. As the table of responses below indicates, none of the respondents strongly disagreed with any of the statements provided, which indicates that the points of special interest and character highlighted by the Appraisal are largely considered important and endorsed by these community respondents. 2.3 As support was strongest for such statements, it is clear that those members of the community who responded particularly value the historic importance and development of the town centre illustrated by its streets and buildings, the character of the area, and its open spaces, and that they recognise the contribution that these make to the town’s special character. There was also clear agreement and endorsement of the importance of familiar landmarks and the town’s industrial history. 2.4 Responses were more mixed regarding the remaining three statements and there was some disagreement (but not strong disagreement) with each of them. Respondents were quite divided on the attractiveness of Dartford town centre as a place to shop and, indeed, many of the additional comments discussed below provide suggestions for improvements. There was some uncertainty and disagreement about the importance of views from the town centre to East and West Hills and particularly about the spiritual feel of the town centre, where a majority of respondents answered in the ‘Disagree’ or ‘Don’t know’ categories. 2.5 There were also a range of additional comments made in response to this question. These broadly covered: • Public concern for the historic character of the town 2.6 1 respondent felt that the town centre has been turned into a ‘modern nothing’. Similar concern about the erosion of the historical character of the town in recent times was also expressed informally by members of the community on the day of the public exhibition. Thus, while some were sceptical about the weight the Plan will have, almost everyone recognised the need for, and importance of a framework to protect the key buildings and spaces of the town centre. 2.7 Another respondent mentioned One Bell Corner and suggested that more should be made of this. The Plan already notes One Bell Corner as a successful example of an area where the intangible heritage assets of the town are interpreted and celebrated (at 7.16). In the implementation of the broader Recommendations and Proposed
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Actions set out in section 8, further development and replication of this approach considered. • Comment on the need for more soft landscaping in the town centre 2.8 3 respondents commented on the need for more tree planting, shrubs and flower bed areas, and one specifically stated that such landscaping should be required and sustained on new developments. 2.9 In response to these comments the draft Conservation Area Management Plan has been amended (at 7.53 and 8.42) to clarify its approach to tree planting, design improvements and soft landscaping. This should be carried out with due consideration to historic planting patterns and design, not just in the Park and the grounds of Acacia Hall, but throughout the whole Conservation Area. 2.10 There is also potential for these comments on soft landscaping issues to be reflected in the emerging Park Masterplan. Additionally, it should be noted that most new developments have S106 conditions that include aspects of landscaping, and also that soft landscaping issues are addressed by the other Council initiatives. • Further comment on the attractiveness of the town centre and means of improving it 2.11 1 respondent was keen to see Dartford’s heritage as a market town enhanced, a comment which also reflects views expressed more broadly on the day of the public exhibition. 2.12 This document recognises the importance of Dartford’s town centre as a market town in its discussion of the historic development of the town. Community comments on this issue have been noted and will be considered in the context of the implementation of the broader Recommendations and Proposed Actions (e.g. Interpretation, Shop fascia design) in section 8. 2.13 1 respondent also noted the need for many buildings to be painted and for improved wayfinding in the town centre. Action under the town centre THI (if successful) should address the buildings issue and Recommendations of this document indicate the appropriate approaches to colours, buildings materials etc. within the Conservation Area. The need for improved wayfinding is recognised by this Plan (e.g. at 7.12 and 8.20) and this will need to be addressed further as the town configuration changes with new regeneration projects coming forward. 2.14 Concern was also expressed about uses that detract from the character of the town centre, for example, gambling establishments and pubs/clubs with late licences. These comments will be addressed by wider Council initiatives and Action Plans.
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Agree Disagree Don’t Agree Disagree strongly strongly know Its attractiveness as a place to 2 4 shop 3 Its historical importance and development since Roman times, illustrated by its streets and 6 3 buildings The park and green spaces 6 3 The views from the town centre to East Hill and West Hill 1 4 2 2 (1 The town’s industrial history 2 6 blank) The character of the area, with its variety of spaces, architectural 6 3 styles and historic buildings 3 The familiar landmarks it contains 6 The spiritual feel of the place, reflected in the religious buildings 1 3 3 2 and graveyards Question 2: What do you think are the most important issues facing Dartford town centre? 2.15 9 different statements were made, reflecting the issues identified by the Management Plan, and respondents asked to indicate their views on these. As the table below shows, none of the respondents strongly disagreed with any of the statements in this question and, while there was some disagreement with 6 out of the 9 statements, in all cases a clear majority of respondents either agreed or strongly agreed with each of the statements. This again suggests that the public opinion sampled broadly concurs with the Plan on the issues it has highlighted as significant. 2.16. There was total agreement that the lack of protection for Listed Buildings and other important historic buildings, ground floor vacancy, and the paucity of information displayed about Dartford’s history and importance, are issues that must be addressed. The fact that 8 out of 9 respondents strongly agreed on the lack of protection for Listed Buildings and other important historic buildings is of particular note. Concern was also (7 out of 9 respondents) very strong regarding inappropriate shop frontages and the clutter created by too much street furniture.
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2.17 While 6 out of the 9 respondents agreed that the lack of people living in the area was an important issue, only 1 strongly agreed. It appears that the role of the town centre as a residential area interested the respondents less that other issues felt to be of more significance and concern . 2.18 A number of additional comments were made. 1 respondent expressed particular concern about the cottages on East Hill/Overy Liberty. Planning permission, albeit being implemented over a long period, is in fact in place for the buildings mentioned. Another respondent suggested that adjustment to the pedestrian crossing sequence at the junctions of East and West Hill is needed for the safety and convenience of pedestrians. This comment has been noted. This document recognises that traffic congestion is an on-going issue that is being addressed by wider council initiatives.
Agree Disagree Don’t Agree Disagree strongly strongly know
The ground floor vacancy in buildings on the High Street 5 4 The lack of people living in the area 1 5 3 The gradual loss of character through inappropriate styles of modern shop frontages, their 7 1 1 colours & materials The clutter created by too many signs, bollards, barriers, 7 1 1 inappropriate paving etc. The unclear walking route from the train station to the High Street 3 4 2 The traffic junctions at the foot of East & West Hill, which spoil the appearance and walking routes 6 3 through the historic town centre
The lack of information displayed about Dartford’s history and 4 5 importance
Modern development, which may spoil pleasant views, and the scale 4 4 1 & character of the town centre
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The lack of protection for Listed Buildings and other important 8 1 historic buildings
Question 3: Do you feel that the following proposals will help to look after the heritage of Dartford town centre?
2.19 11 different proposals were listed, reflecting the Recommendations set out in the Management Plan, and respondents asked to indicate their views on these. There was no strong disagreement with any of the proposals and, while there was very limited disagreement with 4 out of the 11 proposals, in all cases the clear majority of respondents either agreed or strongly agreed with each of the statements. This suggests that the public opinion sampled endorses the Recommendations made by the Plan. 2.20 Broadly speaking, respondents felt strongest about the need for: • a list to protect unlisted, but locally significant, historic buildings, • the impact of new development on the special character, heritage and views of the town • the creation of more attractive and clearer routes along the river and through the town centre 2.21 3 respondents did include additional comments here to reinforce their views, and these have been noted. 1 felt that Acacia Hall is in fact already easily accessible. This respondent also felt that improvements to the Park and Acacia Hall should only happen within limits, as open spaces tend to be targets for vandalism. 2.22 Another respondent commented that all town centres tend to have the same street furniture. In fact, street furniture can be used to reflect the unique historic character of a place, and issues of design and consistency are dealt with in the Management Plan (at 8.27-35). Further guidance on development work will also be provided by Dartford Borough Council’s emerging Public Realm Design Guide. 2.23 Another respondent suggested that a ‘railway track’ might be painted along the walking route from the railway station to the town centre, to make it more attractive and clear. This comment has been noted and such issues are being addressed under a Council environmental improvement scheme.
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Question 4: What do you think are the three most important improvements that could be made to enhance the character of the town centre?
2.24 All comments in response to this question have been noted. Some of these comments can more appropriately be dealt with through other Council initiatives and, where relevant, they have been passed on to other parts of the Council for consideration. These include comments on policing, on traffic congestion at peak times on the ring road around the town centre, and on keeping the paved High Street closed to traffic at all times (the latter will be taken into account as part of Traffic Order revisions currently under consideration). Other improvements suggested relate to:
• Economic prosperity and the nature of retail businesses in the town centre 2.25 Suggestions made by 4 of the respondents relate to improving the economic prosperity and attractiveness of the town centre, by encouraging new shops and small businesses (possibly by lowering rents/business rates), reducing the number of empty shops, and transforming the kind of retail businesses there. Fewer pound shops, charity shops and cafes, and more alternatives, such as specialist/antique shops and other ‘quality’ retailers, were suggested. The Conservation Area Management Plan does recognise ground floor and upper floor vacancy as an issue and sets out a Recommendation (OP4) to address the latter. To a large degree however, these concerns can be dealt with more appropriately through other Council initiatives for the town centre.
• Soft landscaping in the town centre
2.26 2 respondents suggested more tree planting, shrubs and permanent floral displays (vandal-proof where possible). As already noted (2.9 above), this document has been amended in response to such comments, to clarify the approach advocated by the Conservation Area Management Plan to tree planting and landscape design. Once again, however, such issues can be addressed more appropriately through other Council initiatives for the town centre.
• Use of vacant buildings
2.27 1 respondent suggested that the former town hall be used by the Council as an easier access enquiry centre. The Conservation Area Management Plan recognises the issue of vacancy in the town centre. This specific suggestion for the use of Bank House has been noted. 2.28 Another respondent suggested the possibility of a museum on Dartford’s industrial past, housed in the old Co-op warehouse in Springvale North. While of relevance to wider heritage and regeneration initiatives in the town, this warehouse falls outside of the town centre Conservation Area and the comment has been passed on to the planning policy team for consideration.
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• Enhancing the special character of the town centre 2.29 Many of the suggested improvements relate to enhancement of the special character of the town centre. These include:
o Emphasise the history of the town
o Tidy up the town and make it more attractive to visitors
o Buildings: improve the upper storey of buildings; clean and repair historic buildings; make shop fronts more in keeping with a historic market town; complete work on The 11 Cricketers and Jolly Miller buildings at the bottom of East Hill (see 2.18 above for response to this latter comment).
o Street furniture: remove the Orchard Centre awning completely; reduce street furniture and improve its quality; get rid of the red pavement tiles
2.30 A number of the Conservation Area Management Plan Recommendations relate to such improvements. For example, the Plan sets out proposals on interpretation measures to emphasise the history of the town (8.36-8.42); on use of appropriate building materials and street furniture, including particular comment on preferred alternatives to existing town centre paving (8.27-35). The issue of the Orchard Centre awning is specifically highlighted (7.45) and that of inappropriate shops fascias addressed (7.20; 8.24-25). The Council’s emerging shop front and Public Realm design guides also address issues of street furniture and shop front design.
2.31 The Townscape Heritage Initiative scheme will (potentially) address many of these broad issues, and policies and actions for such town centre improvements will be embedded in the emerging LDF.
Question 5: Proposed Conservation Area Boundary: Are there any features included within this boundary which you feel ought to be excluded?
2.32 7 of the 9 respondents made no comment and an eighth found the map hard to read. Only 1 suggested features for exclusion – the parade of 1960’s shops at the junction of Spital Street and West Hill are of little architectural value. This comment has been noted but, while these buildings have been recognised as poor in a review of town centre buildings, this parade remains included within the Conservation Area in order to prevent an ‘island’ within it.
Question 5: Proposed Conservation Area Boundary: Are there any features immediately adjacent to the boundary, which you feel ought to be included?
2.33 6 respondents suggested extensions of the Conservation Area boundary. 1 suggested inclusion of the old Priory walls and Thames Road, and 17 th century cottages at Instone Road; another, inclusion of Dartford Grammar School and the Tudor gatehouse building; a further 2 respondents inclusion of Livingstone Hospital. These comments have been noted and the historical value of the buildings and walls
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highlighted recognised, but with so few intervening historic spaces and buildings it would be inappropriate to extend the town centre Conservation Area. 2.34 Another 2 respondents suggested that the boundary ought to be extended to include all of Central Park, particularly in the light of the recent rejection of Tesco development plans to the west of the Park. The detail of these comments has been noted, but extending the Conservation Area to the full extent of the park is of no benefit and would potentially water down the character of the Conservation Area. A more tightly drawn boundary enables the character and relationship of the park edge to the town to be maintained. The full rationale for the Conservation Area boundary in the area of the Park is set out at 6.8 of the Appraisal. A considerable element of the Tesco development was within the existing Conservation Area and any future development on the side identified by the LDF will be tightly controlled by the Conservation Area Appraisal and Management Plan. Extending the Conservation Area further down Lowfield Street is not considered appropriate Question 6: If you have read the draft Conservation Area appraisal, please let us have your views on the document 2.35 5 of the 9 respondents had no comment to make on the Appraisal part of this document. 1 respondent felt that the Appraisal was inaccurate with regard to traffic issues. Alterations to the text have been made in response to this comment (at 7.2 and 4.9). The Appraisal and Plan recognise that traffic congestion is an on-going issue that is addressed by wider council initiatives. 2.36 Another respondent felt that the proposals are not contentious and that the proposed extensions to the boundary are somewhat timid. This comment too has been noted, but the proposed boundaries, which are drawn at the limits of the historical character of the town centre, have been retained. A further 2 respondents, who found the Appraisal informative and thorough, made a range of comments – for example noting that information boards in the town would need to be vandal proof, that granite sets would be nice, but expensive and hard to walk on, and that a better design is needed for the necessary bollards on the High Street – and these have also all been noted. Question 7: If you have read the draft Conservation Area Management Plan, please let us have your views on the proposals and conclusions, or anything else about the document . 2.37 4 of the 9 respondents had no comment to make on the Management Plan, and a fifth simply urged that it should be implemented as soon as possible. 2.38 1 respondent questioned the comment at 7.62 regarding the removal of trees on West Hill and felt that there could be no satisfactory argument for removing trees in the Conservation Area. Recent works on West Hill have been implemented under a planning permission. It is the Council’s general policy to replace trees where it is absolutely necessary to fell them. The same respondent pointed out that the two 1920s lamps on the town bridge parapet (noted at 8.28) are currently not working or lit. This comment has been noted and contact made with Kent County Council for repairs to be carried out.
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2.39 3 respondents focused on their own views about the town centre, and made a number of suggestions regarding protection and enhancement of its special character. 1 respondent noted the importance of restoring Dartford’s market town character. Another emphasised the need to concentrate on existing buildings rather than new developments and on encouraging retailers to stay in the town. All of their detailed comments have been noted. The Appraisal and Management Plan (as well as other Council documents) has already recognised many of the issues raised, for example, regarding shop fronts, colours, building materials, street furniture and more interpretation/education measures.
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DARTFORD TOWN CENTRE CONSERVATION AREA MANAGEMENT PLAN PUBLIC CONSULTATION QUESTIONNAIRE Dartford Borough Council is currently developing a Conservation Area Management Plan for Dartford Town Centre. The Town Centre is a Conservation Area because its buildings and spaces, its churches, shops, houses, streets and parks, reflect the historic development of the town from Roman times, through the medieval to the modern period. The Management Plan: • assesses what is special about the historic character of the Town Centre Conservation Area • defines the boundaries of the Conservation Area • identifies the issues that are facing the Town Centre • sets out proposals and actions to ensure that the Council looks after this core area of historic interest. The document will underpin plans for a Townscape Heritage Initiative (THI) scheme (funded by the Heritage Lottery Fund), which aims to help communities like Dartford regenerate the historic parts of their towns and cities. The Management Plan also furthers the Council’s commitment to making Dartford a place of quality and choice, to ensuring design excellence in all new developments, and particularly to promoting the heritage of the Borough. Atkins Heritage, the consultants commissioned by the Council to produce this document, have carried out a lot of research and exploration of the Town Centre, and have consulted with a wide range of interest groups in Dartford in the process of developing the Plan. These groups include: • Dartford Borough Council • Dartford Museum • Dartford Historical and Antiquarian Society • Dartford Town Centre Forum • Dartford and Gravesend Building Preservation Trust • North West Kent College The Council is keen to know your views on the proposals set out in the Plan, and on what is important to you about the character of Dartford Town Centre. The complete draft of the Conservation Management Plan document is available to read online at: Please take a few minutes to complete the following questionnaire. Your response will help to shape the future management, conservation and development of Dartford’s historic character.
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Q1: What is important to you about Dartford Town Centre? Agree Disagree Don’t Agree Disagree strongly strongly know Its attractiveness as a place to shop Its historical importance and development since Roman times, illustrated by its streets and buildings The park and green spaces The views from the town centre to East Hill and West Hill The town’s industrial history The character of the area, with its variety of spaces, architectural styles and historic buildings The familiar landmarks it contains The spiritual feel of the place, reflected in the religious buildings and graveyards If there is anything else that you like or consider to be important about Dartford Town Centre please add it to the box below:
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Q2: What do you think are the most important issues facing Dartford Town Centre?
Agree Disagree Don’t Agree Disagree strongly strongly know
The ground floor vacancy in buildings on the High Street The lack of people living in the area The gradual loss of character through inappropriate styles of modern shop frontages, their colours & materials The clutter created by too many signs, bollards, barriers, inappropriate paving etc. The unclear walking route from the train station to the High Street The traffic junctions at the foot of East & West Hill, which spoil the appearance and walking routes through the historic town centre
The lack of information displayed about Dartford’s history and importance
Modern development, which may spoil pleasant views, and the scale & character of the town centre
The lack of protection for Listed Buildings and other important historic buildings
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Q3: Do you feel that the following proposals will help to look after the heritage of Dartford Town Centre? Agree Disagree Don’t Agree Disagree strongly strongly know A list of buildings that are of local historical importance, but not protected by national designation, should be drawn up to ensure their protection Developers, builders & designers should follow guidance on enhancing & complimenting the heritage of Dartford New buildings and development should not spoil attractive views in the town centre and outwards to East Hill & West Hill
The walking route from the railway station to the town centre should be more attractive and clear
The north/south route along the River Darent should be more attractive and publicly accessible
Better pedestrian access should be created between the grounds of Acacia Hall and Central Park
Shop front designs should follow guidance for protecting Dartford’s historic character
Pavements, street lights, bollards etc. should be enhanced to be in keeping with the historic character of the town centre
More information should be displayed and heritage trails developed to help people to understand the historical importance of the town centre
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Education packs for schools should be developed, to help children to understand the historical importance of the town Improvements to Central Park and the gardens of Acacia Hall should reflect the historic character of the area Q4: What do you think are the three most important improvements that could be made to enhance the character of the town centre? 1. 2. 3. Q5: The map attached shows the Conservation Area boundary, and indicates its most recent extensions. The boundary is meant to include the main historic buildings and spaces in the Town Centre. Are there any features included within this boundary, which you feel ought to be excluded? If yes, please say why.
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Are there any individual features immediately adjacent to the boundary, which you feel ought to be included? If yes, please say why. Q6: If you have read the draft Conservation Area Appraisal, please use the space below to let us have your views on the document.
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Qu 7: If you have read the draft Conservation Management Plan, please use the space below to let us have your views on the proposals and conclusions, or anything else about the document.
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This page is intentionally left blank Page 227 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Q1: What is important to you about Dartford town centre? Agree Disagree Don’t Agree Disagree strongly strongly know Its attractiveness as a place to 2 4 shop 3 Its historical importance and development since Roman times, illustrated by its streets and 6 3 buildings The park and green spaces 6 3 The views from the town centre to East Hill and West Hill 1 4 2 2 (1 The town’s industrial history 2 6 blank) The character of the area, with its variety of spaces, architectural 6 3 styles and historic buildings The familiar landmarks it contains 3 6 The spiritual feel of the place, reflected in the religious buildings 1 3 3 2 and graveyards If there is anything else that you like or consider to be important about Dartford town centre please add it to the box below: Customer Comment Response Reference CAA001 What’s historical about Dartford Comment noted town centre? It’s been turned into a modern nothing. There’s no Reflects community concern history to be seen for heritage and need for the CAA/CAMP CAA002 Pubs (clubs with late licenses e.g. Comment noted Litten Tree/Air impact detrimentally on several issues Dealt with by other council within Dartford. Late night intiatives rowdiness (and under-policing of this) is threatening to passers- by/causes littering/produces illegal Agenda Item 20 Page 228 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation parking, especially outside The Cloisters/causes vandalism and anti-social behaviour generally. How does it benefit the town to grant late-night licenses? CAA003 It needs some more ‘Green’ areas Comment noted in High Street/Spital Street/Hythe Street (not just hanging flower Revise 7.53 and 8.42 to baskets) it’s rather stark – only clarify that the approach of fancy paving & a few benches. the document to tree Chatham town centre has planting/soft landscaping is to pedestrian streets with young follow historic planting trees enclosed within protective patterns throughout the metal ‘cages’ whole Conservation Area as well as Central Park and Acacia Hall. Note also that there is potential for these soft landscaping issues to be reflected in the emerging Park masterplan CAA004 No comments CAA005 There is need for more ‘soft’ Comment noted. Most new landscaping, such as tree developments have S106 planting, shrub & flower bed conditions that include areas. New developments should aspects of landscaping. include this and these areas should have long term protection Re. One Bell Corner – noted. as condition of planning Development/replication of permission (currently after 3 approach will be considered years, soft landscaping in in implementation of association with new Recommendations and developments disappears having Proposed Actions in section 8 been paved over/converted to additional paving etc) Re. Dartford as market town – role recognised by the Plan, and will be considered in the implementation of Recommendations and Proposed Actions in section 8 CAA006 I like One Bell Corner, and think Action under the Town more should be made of it. I Centre THI (if successful) would love a cinema! Some of the should address building buildings badly need painting! Not issues. Wayfinding will need much in the way of telling people to be addressed as the town where to find special places, configuration changes as station, park etc. Flowers? regeneration projects come Decorative blinds to make it feel forward. like a market town. Do not like the Page 229 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation gambling place in the centre of the town. CAA007 No comments CAA008 No comments CAA009 Needs to be a place to relax – Noted atmosphere Q2: What do you think are the most important issues facing Dartford town centre?
Agree Disagree Don’t Agree Disagree strongly strongly know
The ground floor vacancy in buildings on the High Street 5 4 The lack of people living in the area 1 5 3 The gradual loss of character through inappropriate styles of modern shop frontages, their 7 1 1 colours & materials The clutter created by too many signs, bollards, barriers, 7 1 1 inappropriate paving etc. The unclear walking route from the train station to the High Street 3 4 2 The traffic junctions at the foot of East & West Hill, which spoil the appearance and walking routes 6 3 through the historic town centre
The lack of information displayed about Dartford’s history and 4 5 importance
Modern development, which may spoil pleasant views, and the scale 4 4 1 & character of the town centre
The lack of protection for Listed Buildings and other important 8 1 historic buildings Agenda Item 20 Page 230 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Additional Comments from above chart : Customer Issue Comment Response Reference CAA003 The lack of Especially the Noted. Buildings protection for Listed ancient cottages mentioned have a Buildings and other East Hill/Overy planning permission important historic Liberty that is being buildings implemented albeit over a long period CAA005 The traffic junctions Adjustment to Noted: recognise that at the foot of East & pedestrian crossing traffic congestion is an on-going issue that is West Hill, which sequence is addressed by wider spoil the appearance needed for safety council initiatives. and walking routes of pedestrians and through the historic convenience town centre Q3: Do you feel that the following proposals will help to look after the heritage of Dartford town centre? Agree Disagree Don’t Agree Disagree strongly strongly know A list of buildings that are of local historical importance, but not protected by national designation, 8 1 should be drawn up to ensure their protection Developers, builders & designers should follow guidance on enhancing & complimenting the 6 3 heritage of Dartford New buildings and development should not spoil attractive views in the town centre and outwards to 6 3 East Hill & West Hill
The walking route from the railway station to the town centre should 2 7 be more attractive and clear
The north/south route along the River Darent should be more 6 3 attractive and publicly accessible
Better pedestrian access should be created between the grounds of 2 5 2 Acacia Hall and Central Park
Shop front designs should follow guidance for protecting Dartford’s 4 4 1 historic character Page 231 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Pavements, street lights, bollards etc. should be enhanced to be in keeping with the historic character 1 7 1 of the town centre
More information should be displayed and heritage trails developed to help people to 3 6 understand the historical importance of the town centre
Education packs for schools should be developed, to help children to understand the historical 5 3 1 importance of the town Improvements to Central Park and the gardens of Acacia Hall should reflect the historic character of the 4 4 1 area Additional Comments from above chart : Customer Proposal Comment Response Reference CAA003 Better pedestrian Acacia Hall area is Noted access should be easily accessible created between the now grounds of Acacia Hall and Central Park CAA003 Pavements, street All town centres In fact street furniture lights, bollards etc. have the same provides opportunity should be enhanced bollards, bins etc to reflect the unique to be in keeping with historic character of a the historic character place of the town centre Recommendation for consistency in the CA; further guidance development work from emerging public realm design guide CAA003 Improvements to Within limits e.g. all Noted Central Park and the open areas are gardens of Acacia now vandalism Hall should reflect the targets (remember historic character of the damage to the the area adventure playground in Central Park?) CAA004 The walking route Paint a ‘Railway Being addressed Agenda Item 20 Page 232 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation from the railway Track’ along the under an station to the town route environmental centre should be improvement scheme more attractive and clear Q4: What do you think are the three most important improvements that could be made to enhance the character of the town centre? Customer Comment Response Reference CAA001 1. Ease congestion of traffic at Noted. Dealt with by other peak times on the ring road council initiatives round the town centre 2. More policing Noted. Dealt with by other council initiatives 3. Have a Museum on Dartford’s Noted and housing comment Industrial past and use the old passed to planning policy Co-op warehouse in team Springvale North to house it instead of pulling it down for housing CAA002 1. The paved High Street should Noted and TRO revisions not be open to traffic at all. under consideration. Restrictions currently exclude evenings & weekends 2. Given Dartford’s history it Noted would be nice to see Also dealt with by other specialist/antique shops. council initiatives? Currently phone shops, jewellers etc can be found in Bluewater. Dartford needs to feel different 3. Plant some trees. To fell the Noted Revise 7.53 and 8.42 to tree that was once at One clarify that the approach of the Bell Corner was a document to tree planting/soft reprehensible decision landscaping is to follow historic planting patterns throughout the whole Conservation Area as well as Central Park and Acacia Hall. Note also that there is potential for these soft landscaping issues to be reflected in the emerging Park Masterplan Page 233 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation CAA003 1. Emphasise the history of the Potentially part of THI scheme town 2. Improve (with co-operation of Potentially part of THI and owners) the upper storeys of embedded in LDF all buildings 3. More trees/shrubs/permanent Noted Revise 7.53 and 8.42 to floral displays (Vandal-proof clarify that the approach of the where possible) document to tree planting/soft landscaping is to follow historic planting patterns throughout the whole Conservation Area as well as Central Park and Acacia Hall. Note also that there is potential for these soft landscaping issues to be reflected in the emerging Park masterplan CAA004 1. Remove visually offensive Highlighted in CAA. Needs to Orchard Shopping Centre be addressed if any awning completely development comes forward. 2. Reduce Street Furniture – or CAMP and emerging public better use the decent stuff realm design guide to better, spread it further up address. Spital Street & Hythe Street 3. Quite a few of the historic Potential THI will address this buildings are looking very point tatty – need cleaning, repairing etc 4. Reduce the ‘Chav’ count! No comment. CAA005 No comments CAA006 1. Get rid of the awful red CAMP addresses floorscape pavement tiles 2. Make shop fronts more in Potential THI addresses this keeping with a historic market and new shopfront design town guide should improve frontages longer term. 3. More shops that are not Noted Dealt with by other cafes! We have too many for council initiatives. this town!! CAA007 1. Encourage quality retailers, Noted Dealt with by other by lowering rents council initiatives. 2. The former town hall should CAMP addresses the issue of be in use by the local council vacancy of buildings like Bank for easier access for the House. This specific proposal public re enquiry centre, also for its use has been noted. the town warden and PCSO could have an office there as they are rarely seem 3. The 11 Cricketers and Jolly Planning Permission is being Agenda Item 20 Page 234 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Miller buildings at the bottom implemented, albeit over a of East Hill should have been long period. completed years ago, it is a disgrace CAA008 1. Stop more pound shops and Noted Dealt with by other eating places council initiatives. 2. Try to attract a better class of Noted Dealt with by other retailer council initiatives. CAA009 1.Small businesses need to be 10. Noted. encouraged to set up in Dartford, Dealt with by other council esp small businesses and cafes initiatives 2. Fewer charity shops and Noted. CAA/CAMP addresses empty shops (business rates too ground floor vacancy. Also high?) dealt with by other council initiatives 3. It needs to be tidied up and Potentially THI, new shopfront made more attractive to visitors design, public realm design guide etc will address this Q5: The map attached shows the conservation area boundary, and indicates its most recent extensions. The boundary is meant to include the main historic buildings and spaces in the town centre. Are there any features included within this boundary, which you feel ought to be excluded? If yes, please say why. Customer Comments Response Reference CAA001 No comments CAA002 60’s shops at Junction of Noted, but included to Spital Street & West Hill prevent an ‘island’ in the CA. (Maison Maurice, Pizza, Avis Buildings recognised as poor Car Hire etc). This parade of in the review. shops is of little architectural value CAA003 No CAA004 No CAA005 No Comments CAA006 The map was so small and no Noted. names made it incredibly difficult to find out what was what! CAA007 No Comments CAA008 No comments CAA009 No Page 235 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Are there any individual features immediately adjacent to the boundary, which you feel ought to be included? If yes, please say why. Customer Comments Response Reference CAA001 Take the boundary out of the old Noted but with so few intervening town wall & Thames Road and historic spaces and buildings it the other way out to Instone would be inappropriate to extend Road as there are a lot of old the town centre conservation 17th Century Cottages area this far. CAA002 No comments CAA003 Dartford Grammar School Noted but with so few intervening building adjacent to roundabout historic spaces and buildings it – Shepherds Lane Dartford would be inappropriate to extend Road. King Henry’s Gatehouse the town centre conservation – Hythe Street (may already be area this far. so). The scale of map is too small & no road names on it CAA004 The rest of Central Park. Whilst Noted but extending the CA to technically it may not all be the full extent of the park is of no historic it has long been viewed benefit and would potentially as a single entity. And omitting water down the character of the the strip near the Drill Hall and CA. A more tightly drawn old leisure services offices is a boundary enables the character bit sneaky! and relationship of the park edge to the town to be maintained. CAA005 Extend area to cover all of Noted but extending the CA to Central Park near area of open the full extent of the park is of no land to the east. Also, with benefit and would potentially rejection of Tesco plans, I water down the character of the suggest that area scheduled for CA. A more tightly drawn this development – to east of boundary enables the character Lowfield Street – should now be and relationship of the park edge included a conservation area to the town to be maintained which would safeguard to some extent, quality of future A considerable element of the development plans for this area! Tesco development was within the existing conservation area and any future development on the site identified in the LDF will be tightly controlled within the CAA. Extending the CA further down Lowfield Street is not considered appropriate. CAA006 Can’t tell. Sorry I’m not a map reader CAA007 The Livingstone Hospital – the Noted but with few intervening building has character, which it historic spaces and buildings it has retained over many years. would be inappropriate to extend Agenda Item 20 Page 236 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Hythe Street from Westgate the town centre conservation Road to Spital Street area this far. CAA008 The Livingstone Hospital – Noted but with so few intervening although the annex at the rear is historic spaces and buildings it modern it cannot be seen from would be inappropriate to extend the East Hill Road the town centre conservation area this far. CAA009 No Q6: If you have read the draft conservation area appraisal, please use the space below to let us have your views on the document. Customer Comments Reference CAA001 No Comments CAA002 Overall, an interesting document. Noted. The basic premise However, some inaccuracies. of the CAA is that traffic One of the biggest issues facing congestion is an issue. Dartford is traffic. This is only Further work is ongoing to fleetingly referred to, at, For identify solutions to the example, 7.2 (p 41) where it traffic management issue states ‘The traffic on West Hill can in the town. be heavy and there can be Comments on Priory Hill congestion…’. This is simply noted. inaccurate. Any driver or resident of West Hill will attest to the daily congestion, weekends included. The conclusion reached in the document that ‘this cannot be avoided’ is shocking. Even the use of a roundabout instead of traffic lights may go some way to addressing a problem. Additionally, this hasty conclusion in the report impacts on its other observations e.g. 4.9 (p 15) when it describes Priory Hill as ‘secluded and quiet’. This is no longer the case. Since the conversion of the ring road into two-way traffic, Priory Road is used by a considerable amount of cars as a short cut CAA003 Not Read CAA004 Generally I think there is little if Noted anything in the proposals which could be regarded as contentious. I think the proposals should be adopted in full. I do think the proposed extensions to the Page 237 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation boundary are somewhat timid – I am certain that if these were the current boundaries this review would have put forward good reasons to extend them further. Why wait another ten or more years to achieve what could be done today? CAA005 CAA006 CAA007 I found the document very Noted informative regarding the architecture of many of the town buildings. Information boards concerning the history of the town, are an excellent idea, providing they are vandal proof, and placed in a prominent position, in the range of CCTV cameras CAA008 Document has gone into study Noted very thoroughly. I did not know that so many buildings were timber framed. I agree with most of the conclusions. More boards telling the history would be great but would only be vandalised. Granite sets for the road/pathway would look very nice but are very tiring to walk on and very expensive. Bollards up the High Street are unsightly but market traders require power from somewhere. Perhaps there may be a better designed type CAA009 Not yet read Agenda Item 20 Page 238 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Q7: If you have read the draft conservation management plan, please use the space below to let us have your views on the proposals and conclusions, or anything else about the document. Customer Comments Response Reference CAA001 No comments CAA002 P 45 (7.62) ‘If trees are to The works on West hill have removed..’ Unless a proposal is been implemented under a already in place to remove these planning permission. trees, it is difficult to see why this comment is included. We have few enough trees in the Conservation Area – there cannot be a satisfactory argument for removing any. P 50 (8.28) ‘The two lamps on the Noted and contact to be 1920s town bridge parapet’. made with KCC for repairs. Whilst it is apparent that these (and others) are an attractive feature that should be retained, I think that it is also important that they should be working and lit. Otherwise, their retention is only cosmetic CAA003 Not Read CAA004 Get on and do it! CAA005 CAA006 I just want Dartford Town Centre Noted to return to its market roots, but modern. It was a lovely place in my youth even through the war years and it has nearly all gone. Please bring some of it back (p.s. no more cafes) CAA007 No new retail premises are required. We should concentrate on existing buildings and encourage retailers to remain in the town. Demolish the Priory Centre and Lowfield Street as retailers are being priced out due to increasing rents. Wilkinsons could move to the Co-op building, the rapidly shrinking Thursday market could be moved to the High Street. The site redeveloped into low density housing including a hotel, built sympathetically in style to existing buildings. Page 239 Agenda Item 20 APPENDIX 3 Dartford Town Centre – CAA & CAMP Public Consultation Questionnaire collation Dartford Town as we knew is no more due to the closure of 5 local hospitals and main industries, and the building of out of town shopping centre, are the cause of the loss of our high streets. We must concentrate and maintain the existing properties and think small is beautiful CAA008 The people of Dartford have never to my knowledge been asked what would they like even then the council will do what they want. Most people do not look above the shop window level so do not appreciate what historic heritage they have. Children are not taught this at school. Shop fronts (upper) should be looked after better many could do with a lick of paint. Industry has left Dartford so it is now a dormitory town. People leave early morning, arrive back late and go straight home. Any future building will have to be policed better and must blend in sympathetically with what is there. This is an old market town, we do not want building more than 3 stories high. The canopy outside the orchard centre should go as it is a blight on the High Street. Could the panels of the Iceland store be painted another colour and so blend in better. Smiths could do with being faced over, even in plastic if necessary. There is talk on the Orchard Theatre closing so what is there to attract people into the town in the evening CAA009 Not yet read Page 240
This page is intentionally left blank Page 241 Agenda Item 21
DELEGATED LIST OF APPLICATIONS DETERMINED UNDER DELEGATED POWERS
Date Report Compiled: 24-Aug-2006
Period for Report: 29/07/2006 to 24/08/2006
Plan 05/00616/REM Date Issued 31/07/2006 Applicant West Kent NHS And Social Care Trust Stone House Cotton Lane Dartford Kent DA2 6AU Location Stone House Site Thameslink Park Cotton Lane Stone Kent Proposal Submission of details relating to a site investigation report & gas impermeable membrane pursuant to Conditions 4 & 5 of planning permission DA/04/00634/FUL for the erection of a single storey 20 bed learning disabilities building, a single storey 20 bed continuing care building and a single storey 12 bed rehabilitation unit
Ward Newtown Decision Application formally discharged Officer Mr David Jeanes
Plan 06/00744/REM Date Issued 21/08/2006 Applicant Mr & Mrs Firth 30 Russell Place Sutton-At-Hone Kent DA4 9EB Location 30 Russell Place Sutton-At-Hone Kent DA4 9EB Proposal Submission of details in respect of obscure glazing pursuant to Condition 3 of Planning Permission DA/06/00116/FUL for erection of a part two/part single storey rear extension Ward Sutton At Hone & Hawley Decision Application formally discharged Officer Miss Emma Jefferys
Page 1 of 28 Agenda Item 21 Page 242 Plan 06/00698/FUL Date Issued 18/08/2006 Applicant F C Stark Ltd C/o Agent Location Land At Brickfield Farm Main Road Longfield Kent DA3 7PW Proposal Application for the removal of Conditions 8 and 9 of Planning Permission DA/05/00294/FUL in respect of flood prevention and slab levels Ward Longfield, New Barn & Decision Removal of Condition Officer Miss Emma Jefferys
Plan 06/00745/LDC Date Issued 21/08/2006 Applicant Mr & Mrs Mitchell 19 Tollgate Road Dartford Kent DA2 6BS Location 19 Tollgate Road Dartford Kent DA2 6BS Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for the erection of a single storey side extension Ward Stone Decision Planning Permission not Required LDC Officer Mr P Nicholls
Plan 06/00790/LDC Date Issued 22/08/2006 Applicant Mr & Mrs R Chalmers C/o M D Bennett Location 107 Main Road Longfield Kent DA3 7PQ Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for the provision of a dormer window in rear elevation in connection with providing additional rooms in the roof space
Ward Longfield, New Barn & Decision Planning Permission not Required LDC Officer Mrs B Lidster
Page 2 of 28 Page 243 Agenda Item 21 Plan 06/00746/LDC Date Issued 22/08/2006 Applicant Mr & Mrs M Wigley 64 Wentworth Drive Dartford Kent DA1 3NG Location 64 Wentworth Drive Dartford Kent DA1 3NG Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for the provision of a dormer window in rear elevation and a velux window in front elevation together with changes to the roof from hipped end to gable in connection with providing additional rooms in the roof space
Ward Heath Decision Planning Permission not Required LDC Officer Mrs B Lidster
Plan 06/00682/LDC Date Issued 01/08/2006 Applicant Kevin Wells 4 Blenheim Close Dartford Kent DA1 3ED Location 4 Blenheim Close Dartford Kent DA1 3ED Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for the provision of 2 No dormers windows in side and rear elevation in connection with providing additional rooms in the roof space
Ward West Hill Decision Planning Permission not Required LDC Officer Miss Emma Jefferys
Plan 06/00694/FUL Date Issued 01/08/2006 Applicant Mr & Mrs B Hayward 56 Longfield Avenue Longfield Kent DA3 7LA Location 56 Longfield Avenue Longfield Kent DA3 7LA Proposal Demolition of existing lean-to and erection of a single storey rear extension incorporating extension to roofline Ward Longfield, New Barn & Decision Application Permitted Officer Mr David Jeanes
Page 3 of 28 Agenda Item 21 Page 244 Plan 06/00678/FUL Date Issued 10/08/2006 Applicant Mr J Frisby 578 Princes Road Dartford Kent DA2 6NG Location 578 Princes Road Dartford Kent DA2 6NG Proposal Erection of a rear conservatory Ward Brent Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00660/FUL Date Issued 09/08/2006 Applicant Ian Wright 50 Tredegar Road Wilmington Kent DA2 7AZ Location 50 Tredegar Road Wilmington Kent DA2 7AZ Proposal Erection of a replacement garden wall along south eastern boundary up to a maximum of 3.07 metres high Ward Wilmington Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00661/FUL Date Issued 11/08/2006 Applicant Mrs Murphy 29 Sandringham Drive Dartford Kent DA2 7WB Location 29 Sandringham Drive Dartford Kent DA2 7WB Proposal Erection of a rear conservatory Ward Joydens Wood Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00704/FUL Date Issued 21/08/2006 Applicant Mr Ner 44 Myrtle Road Dartford Kent DA1 2RJ Location 44 Myrtle Road Dartford Kent DA1 2RJ Proposal Demolition of existing conservatory and erection of a single storey rear extension (Revisions to previously approved Planning Permission DA/05/01030/FUL) Ward Princes Decision Application Permitted Officer Mrs Jennifer Herbert
Page 4 of 28 Page 245 Agenda Item 21 Plan 06/00655/FUL Date Issued 09/08/2006 Applicant Mr Andrew Bullard 22 Brent Close Dartford Kent DA2 6DB Location 22 Brent Close Dartford Kent DA2 6DB Proposal Demolition of existing single storey side extension and erection of a two storey side/rear extension and a side conservatory together with front canopy extending from front door to new 2m high side boundary wall
Ward Newtown Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00668/FUL Date Issued 14/08/2006 Applicant Mr David Curry 52 West Hill Drive Dartford Kent DA1 3DU Location 52 West Hill Drive Dartford Kent DA1 3DU Proposal Erection of a single storey side/rear extension Ward West Hill Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00616/FUL Date Issued 17/08/2006 Applicant Mr & Mrs Harrison 7 Birch Close Longfield Kent DA3 7LH Location 7 Birch Close Longfield Kent DA3 7LH Proposal Provision of a dormer window in rear elevation in connection with providing additional rooms in the roof space Ward Longfield, New Barn & Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00620/FUL Date Issued 01/08/2006 Applicant Mr & Mrs Homes 308A Princes Road Dartford Kent DA1 2PZ Location 308A Princes Road Dartford Kent DA1 2PZ Proposal Erection of a rear conservatory Ward Heath Decision Application Permitted Officer Mrs Jennifer Herbert
Page 5 of 28 Agenda Item 21 Page 246 Plan 06/00707/FUL Date Issued 18/08/2006 Applicant Mr & Mrs Wheaton 19 York Road Dartford Kent DA1 1SQ Location 19 York Road Dartford Kent DA1 1SQ Proposal Erection of a rear conservatory Ward Brent Decision Application Permitted Officer Mrs Jennifer Herbert
Plan 06/00622/FUL Date Issued 01/08/2006 Applicant Mr Abdul Bari Polash Tandoori 449 Princes Road Dartford Kent DA1 1RB Location Green Spice Green Street Green Road Dartford Kent DA2 8DP Proposal Erection of a single storey side extension to enlarge existing toilet area Ward Bean & Darenth Decision Application Permitted Officer Mr P Nicholls
Plan 06/00692/FUL Date Issued 01/08/2006 Applicant Ms D Carpenter 32 Knockhall Chase Greenhithe Kent DA9 9EN Location 32 Knockhall Chase Greenhithe Kent DA9 9EN Proposal Erection of a part two/part single storey side/rear extension and front porch (Revisions to previously approved Planning Permission DA/05/01026/FUL, revisions to include enlarged first floor rear extension)
Ward Greenhithe Decision Application Permitted Officer Mr P Nicholls
Plan 06/00623/COU Date Issued 01/08/2006 Applicant Jennifer Clarke Grovewood Cottage The Bridalway West Kingsdown Kent TN15 6JJ Location 278 Main Road Sutton-At-Hone Kent DA4 9HJ Proposal Change of use of ground floor from Chiropodists (Class D1) to Beauty Salon (Sui Generis) Ward Sutton At Hone & Hawley Decision Application Permitted Officer Mr P Nicholls
Page 6 of 28 Page 247 Agenda Item 21 Plan 06/00631/FUL Date Issued 02/08/2006 Applicant The Trustees Of HUT P O Box 298 23-25 Broad Street St Helier Jersey Location MFI Unit 4 Prospect Place Dartford Kent DA1 1DY Proposal Installation of a mezzanine floor Ward Town Decision Application Permitted Officer Mr P Nicholls
Plan 06/00693/FUL Date Issued 18/08/2006 Applicant Mr & Mrs Surry 49 Devonshire Avenue Dartford Kent DA1 3DN Location 49 Devonshire Avenue Dartford Kent DA1 3DN Proposal Erection of a first floor side/rear extension Ward West Hill Decision Application Permitted Officer Mr P Nicholls
Plan 06/00681/COU Date Issued 01/08/2006 Applicant Breeze Residential 16 Market Street Dartford Kent DA1 1ET Location 41 High Street Swanscombe Kent DA10 0AG Proposal Retention of use of ground floor of property for Class A2 use (Estate Agents) Ward Swanscombe Decision Application Permitted Officer Mr P Nicholls
Plan 06/00751/COU Date Issued 18/08/2006 Applicant McConnells 75 Lowfield Street Dartford Kent DA1 1HP Location 75 Lowfield Street Dartford Kent DA1 1HP Proposal Change of use of premises to Class A2 (Estate agents) and installation of a new shop front Ward Town Decision Application Permitted Officer Mr P Nicholls
Page 7 of 28 Agenda Item 21 Page 248 Plan 06/00697/FUL Date Issued 22/08/2006 Applicant Mr & Mrs Darsey The Cherries 2 Curates Walk Wilmington Kent DA2 7BJ Location The Cherries 2 Curates Walk Wilmington Kent DA2 7BJ Proposal Erection of a single storey side extension, with additional dormer window above in connection with providing additional shower room at first floor level, erection of a rear conservatory, together with the Variation of Condition 12 of Planning Permission DA/99/00004/FUL in respect of part conversion of garage into habitable room together with associated alterations to front
Ward Wilmington Decision Application Permitted Officer Mr P Nicholls
Plan 06/00708/FUL Date Issued 21/08/2006 Applicant Mr & Mrs Curd 117 Hallford Way Dartford Kent DA1 3AA Location 117 Hallford Way Dartford Kent DA1 3AA Proposal Extension to roofline and provision of a dormer window in rear elevation and a velux window in front elevation in connection with providing additional rooms in the roof space Ward West Hill Decision Application Permitted Officer Mr P Nicholls
Plan 06/00711/FUL Date Issued 18/08/2006 Applicant Mr & Mrs Easey Church Cottage Darenth Hill Darenth Kent DA2 7QY Location Church Cottage Darenth Hill Darenth Kent DA2 7QY Proposal Alterations to the roof line in connection with providing a pitch roof over whole property with gable ends Ward Bean & Darenth Decision Application Permitted Officer Mr P Nicholls
Page 8 of 28 Page 249 Agenda Item 21 Plan 06/00650/FUL Date Issued 21/08/2006 Applicant Kevin Payne 30 Warren Road Wilmington Kent DA1 1PH Location 30 Warren Road Wilmington Kent DA1 1PH Proposal Erection of a rear pergola Ward Wilmington Decision Application Permitted Officer Mrs B Lidster
Plan 06/00397/FUL Date Issued 16/08/2006 Applicant Ms S Russo 36 Joydens Wood Road Bexley Kent DA5 2HT Location 36 Joydens Wood Road Bexley Kent DA5 2HT Proposal Erection of a part two/part single storey side/rear/front extension Ward Joydens Wood Decision Application Permitted Officer Mrs B Lidster
Plan 06/00651/FUL Date Issued 21/08/2006 Applicant Tim Field 28 Warren Road Wilmington Kent DA1 1PH Location 28 Warren Road Wilmington Kent DA1 1PH Proposal Erection of a rear conservatory Ward Wilmington Decision Application Permitted Officer Mrs B Lidster
Plan 06/00624/FUL Date Issued 02/08/2006 Applicant Mr & Mrs A Peeling 8 Clarendon Gardens Dartford Kent DA2 6EZ Location 8 Clarendon Gardens Dartford Kent DA2 6EZ Proposal Retention of a rear conservatory and detached garage Ward Stone Decision Application Permitted Officer Mrs B Lidster
Page 9 of 28 Agenda Item 21 Page 250 Plan 06/00636/FUL Date Issued 03/08/2006 Applicant Mr Spearman 4 Upper Church Hill Stone Kent DA9 9BW Location 4 Upper Church Hill Stone Kent DA9 9BW Proposal Erection of a rear conservatory Ward Stone Decision Application Permitted Officer Mrs B Lidster
Plan 06/00748/FUL Date Issued 17/08/2006 Applicant Graeme Trigg 24 College Place Greenhithe Kent DA9 9GF Location 24 College Place Greenhithe Kent DA9 9GF Proposal Installation of a satellite dish on rear elevation Ward Greenhithe Decision Application Permitted Officer Mrs B Lidster
Plan 06/00591/FUL Date Issued 03/08/2006 Applicant Major R D Welch 41 Water Mill Way South Darenth Dartford DA4 9BB Location British Legion Hall Devon Road Sutton-At-Hone Kent DA4 9AB Proposal Erection of 1.8m high front boundary palisade fencing Ward Sutton At Hone & Hawley Decision Application Permitted Officer Mrs B Lidster
Plan 06/00584/FUL Date Issued 09/08/2006 Applicant Mr & Mrs J Evans 107 Havelock Road Dartford Kent DA1 3HZ Location 107 Havelock Road Dartford Kent DA1 3HZ Proposal Erection of a first floor rear extension (Revisions to application DA/06/00277/FUL) Ward Heath Decision Application Permitted Officer Mrs B Lidster
Page 10 of 28 Page 251 Agenda Item 21 Plan 06/00610/FUL Date Issued 03/08/2006 Applicant Mr & Mrs Sazan 79 Tile Kiln Lane Bexley Kent DA5 2BD Location 79 Tile Kiln Lane Bexley Kent DA5 2BD Proposal Erection of a single storey rear extension Ward Joydens Wood Decision Application Permitted Officer Mrs B Lidster
Plan 06/00641/FUL Date Issued 21/08/2006 Applicant Mr & Mrs Pearce 54 Havelock Road Dartford Kent DA1 3HX Location 54 Havelock Road Dartford Kent DA1 3HX Proposal Provision of a dormer window in rear elevation in connection with providing additional rooms in the roof space Ward Heath Decision Application Permitted Officer Mrs B Lidster
Plan 06/00737/FUL Date Issued 21/08/2006 Applicant Mr & Mrs Cotter 16 Dartford Road Dartford Kent DA1 3DY Location 16 Dartford Road Dartford Kent DA1 3DY Proposal Demolition of existing garage and erection of a single storey front, side and rear extension together with extension to existing vehicular access onto A226 Ward West Hill Decision Application Permitted Officer Mrs B Lidster
Plan 06/00459/FUL Date Issued 21/08/2006 Applicant Mr J Lawrence Broomfields Common Lane Wilmington Kent DA2 7BA Location Broomfields Common Lane Wilmington Kent DA2 7BA Proposal Erection of a detached two storey building with dormer windows in front, side and rear elevations to provide a 3 bedroom annex Ward Wilmington Decision Application Permitted Officer Miss Emma Jefferys
Page 11 of 28 Agenda Item 21 Page 252 Plan 06/00686/FUL Date Issued 17/08/2006 Applicant Mr L Collins & Miss Smart 23 Common Lane Wilmington Kent DA2 7DE Location 23 Common Lane Wilmington Kent DA2 7DE Proposal Erection of a single storey rear extension Ward Wilmington Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00557/COU Date Issued 17/08/2006 Applicant Gibbs & Ball C/o Agent Location Dawn To Dusk Day Nursery Green Street Green Road Dartford Kent DA2 8DX Proposal Change of use of building from Day Nursery to Offices (B1) Ward Bean & Darenth Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00498/COU Date Issued 16/08/2006 Applicant Mrs T Kenehan Merry Chest Bungalow Watling Street Bean Kent DA2 8AH Location Merry Chest Bungalow Watling Street Bean Kent DA2 8AH Proposal Conversion of existing property to provide 2 x 2 bedroom flats together with the erection of a rear conservatory and provision of external staircase to south elevation with decked/balcony area Ward Bean & Darenth Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00625/FUL Date Issued 31/07/2006 Applicant Mr C Harvey & Mrs J Frost 2 Barn End Drive Wilmington Kent DA2 7BX Location 2 Barn End Drive Wilmington Kent DA2 7BX Proposal Erection of a single storey rear extension, a first floor rear extension with an additional rear dormer window together with a first floor front extension and pitched roof over existing front dormer and front porch
Ward Wilmington Decision Application Permitted Officer Miss Emma Jefferys
Page 12 of 28 Page 253 Agenda Item 21 Plan 06/00626/FUL Date Issued 17/08/2006 Applicant Barbara O'Shea 10 Hyndford Crescent Greenhithe Kent DA9 9XB Location 10 Hyndford Crescent Greenhithe Kent DA9 9XB Proposal Erection of a rear conservatory Ward Greenhithe Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00635/FUL Date Issued 31/07/2006 Applicant Mr & Mrs Webb 4 Barn End Drive Wilmington Kent DA2 7BX Location 4 Barn End Drive Wilmington Kent DA2 7BX Proposal Provision of 2 dormer windows in front elevation and 3 dormer windows in rear elevation in connection with providing additional rooms in the roof space together with a rear conservatory Ward Wilmington Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00637/FUL Date Issued 01/08/2006 Applicant Vision Fostering Agency Bridge House High Street Dartford Kent DA1 1PB Location Bridge House High Street Dartford Kent DA1 1PB Proposal Erection of a two storey extension to provide offices Ward Brent Decision Application Permitted Officer Miss Emma Jefferys
Plan 06/00656/FUL Date Issued 09/08/2006 Applicant Keith Rock 160 Birchwood Road Wilmington Kent DA2 7HA Location 160 Birchwood Road Wilmington Kent DA2 7HA Proposal Erection of a two storey side extension incorporating extension of roofline and a two storey rear extension Ward Joydens Wood Decision Application Permitted Officer Miss Emma Jefferys
Page 13 of 28 Agenda Item 21 Page 254 Plan 06/00659/FUL Date Issued 31/07/2006 Applicant Mr R Prior 308 Lowfield Street Dartford Kent DA1 1LH Location 308 Lowfield Street Dartford Kent DA1 1LH Proposal Erection of a rear conservatory Ward Princes Decision Application Permitted Officer Mr Graham Parkinson
Plan 06/00696/FUL Date Issued 01/08/2006 Applicant Mr Michael Lambell 8 Rosewood Wilmington Kent DA2 7NA Location 8 Rosewood Wilmington Kent DA2 7NA Proposal Erection of a rear conservatory Ward Joydens Wood Decision Application Permitted Officer Mr Graham Parkinson
Plan 06/00709/FUL Date Issued 01/08/2006 Applicant A K Rose 41 West Hill Drive Dartford Kent DA1 3DU Location 41 West Hill Drive Dartford Kent DA1 3DU Proposal Erection of a detached garage Ward West Hill Decision Application Permitted Officer Mr Graham Parkinson
Plan 06/00706/FUL Date Issued 17/08/2006 Applicant Thames Water Property Clearwater Court Vastern Road Reading RG1 8DB Location Thames Water Works And Pumping Station Powder Mill Lane Wilmington Kent DA1 1NT Proposal Erection of a single storey detached building to provide Nitrate Removal Plant Ward Princes Decision Application Permitted Officer Mr Graham Parkinson
Page 14 of 28 Page 255 Agenda Item 21 Plan 06/00602/FUL Date Issued 10/08/2006 Applicant Mr & Mrs John Tuck 54 Marcet Road Dartford Kent DA1 3AH Location 54 Marcet Road Dartford Kent DA1 3AH Proposal Erection of a ground floor and first floor rear extension together with the provision of a dormer window in rear elevation in connection with providing additional rooms in the roof space Ward West Hill Decision Application Refused - Overdevelopment and Intensification. Overbearing impact first floor extension. Officer Mrs Jennifer Herbert
Plan 06/00585/COU Date Issued 16/08/2006 Applicant Mr Paul Martin Dawes Cottage Northfleet Green Road Southfleet DA13 9PN Location 101 Burnham Road Dartford Kent DA1 5AZ Proposal Change of use of property from retail (Class 1) to hot food takeaway (Class A5) Ward Town Decision Application Refused - Lack of parking, detrimental to highway safety Officer Mr P Nicholls
Plan 06/00643/OUT Date Issued 16/08/2006 Applicant Mr & Mrs J Richardson C/o Agent Location Land Adjacent 95 Main Road Sutton-At-Hone Kent Proposal Outline application for the erection of a detached dwelling Ward Sutton At Hone & Hawley Decision Application Refused - Intensification of inadequate vehicular access Officer Mr P Nicholls
Plan 06/00716/FUL Date Issued 18/08/2006 Applicant Mr Lou Owolabi 23 Riverview Road Greenhithe Kent DA9 9NJ Location 23 Riverview Road Greenhithe Kent DA9 9NJ Proposal Erection of a first floor side extension to include the infil of front porch Ward Greenhithe Decision Application Refused - Design and impact on street scene; overdevelopment Officer Mrs B Lidster
Page 15 of 28 Agenda Item 21 Page 256 Plan 06/00652/FUL Date Issued 08/08/2006 Applicant Warren Ward/Royal Mail 50 West Hill Dartford DA1 1AA Location Royal Mail Pouch Box Adj 35 Carlisle Road (In Bayly Road) Dartford Kent Proposal Siting of a Royal Mail Pouch Box Ward Newtown Decision Application Refused - Hinder maintenance of boundary fence resulting in adverse visual impact. Officer Mrs B Lidster
Plan 06/00603/COU Date Issued 18/08/2006 Applicant Mr S Jeyatheepan Flat 4F Tibenham Place Fordmill Road Catford SE6 3JG Location Rons Gentleman Hairdressers 144 St Vincents Road Dartford Kent DA1 1XE Proposal Change of use of ground floor from Class A1 (Retail) to Class A5 (Hot Food Takeaway) together with the installation of a new shop front creating new access to first floor, a single storey rear extension and provision of an external extraction flue on rear
Ward Newtown Decision Application Refused - Inadequate layout; inadequate parking provision and overbearing impact Officer Mrs B Lidster
Plan 06/00640/COU Date Issued 04/08/2006 Applicant David Apooyin Europe Outreach Units 4 - 5 Victoria Wharf Victoria Road Dartford Kent DA1 5AJ Location Units 4 - 5 Victoria Wharf Victoria Road Dartford Kent DA1 5AJ Proposal Change of use of units from Class B1 to Class D1 use Ward Town Decision Application Refused - Justification for loss of employment site; incompatible use within industrial area Officer Mrs B Lidster
Page 16 of 28 Page 257 Agenda Item 21 Plan 06/00422/COU Date Issued 04/08/2006 Applicant Darren Hearne C/o Agent Location 45 Lawrence Hill Road Dartford Kent DA1 3AG Proposal Change of use of property from offices to residential (C3) together with alterations to roofline to form gable end and provision of a dormer window in rear elevation in connection with providing additional rooms in the roof space
Ward West Hill Decision Application Refused - Overlooking, detrimental to visual amenities and inadequate private amenity space provided Officer Miss Emma Jefferys
Plan 06/00688/FUL Date Issued 16/08/2006 Applicant Nationwide Building Society Nationwide House Pipers Way Swindon Wilts SN38 1SN Location Nationwide 7 - 9 Hythe Street Dartford Kent DA1 1BE Proposal Repositioning of existing ATM cash machine on front elevation Ward Town Decision Application Refused - Detrimental impact on the character and appearance of the Conservation Area Officer Miss Emma Jefferys
Plan 06/00673/REM Date Issued 14/08/2006 Applicant Barratts South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to lockable barrier/s to emergency access pursuant to Condition 9 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Application refused - Out of character with Listed Buildings and Conservation Area. Officer Mr Graham Parkinson
Page 17 of 28 Agenda Item 21 Page 258 Plan 06/00599/FUL Date Issued 31/07/2006 Applicant Mr K Cocking 9 Sinclair Way Darenth Dartford Kent DA2 7JS Location Parking Area For 9 Sinclair Way Darenth Dartford Kent DA2 7JS Proposal Erection of a detached garage Ward Bean & Darenth Decision Application refused – Adverse impact on existing parking space Officer Mrs Georgina Quinn
Plan 06/00663/OBB Date Issued 01/08/2006 Applicant Andrew Martin Associates C/o Agent Location Land West Of Springhead Road Northfleet Kent Proposal Consultation on an application for the submission of details relating the siting, design, external appearance, means of access and landscaping for Phase 1 pursuant to Condition A1 of Planning Permission GR/1996/35 for the development of land for mixed use up to 789,550 sq.m gross floor space comprising employment, residential, hotel and leisure uses, supporting retail and community facilities and provision of car parking, open space, roads and infrastructure within Gravesham Borough
Ward Outside Borough Boundary Decision No Objection Officer Mrs Sonia Bunn
Plan 06/00725/OHL Date Issued 09/08/2006 Applicant EDF Energy Networks Ltd Bircholt Road Parkwood Industrial Estate Maidstone Kent ME15 9XH
Location Outside 8 Main Road Sutton-At-Hone Kent Proposal `Application under Regulation 5 of the Overhead Line (Exemption) Regulation 1990 for the replacement & repositioning of 1 new pole and LV line Ward Sutton At Hone & Hawley Decision No Objection Officer Mr P Nicholls
Page 18 of 28 Page 259 Agenda Item 21 Plan 06/00779/CPO Date Issued 16/08/2006 Applicant Kent County Council C/o Agent Location Opposite Sycamore Road Dartford Campus Heath Lane Dartford Proposal Consultation on an application under Regulation 3 for the retention of temporary access off Heath Lane for construction vehicles in connection with development at Westgate School Ward West Hill Decision No Objection Officer Mrs B Lidster
Plan 06/00793/CPO Date Issued 18/08/2006 Applicant Mr Baker/KCC Children Families & Education C/o Agent Location Knockhall County Primary School Eynsford Road Greenhithe Kent DA9 9RF Proposal Consultation on an application under Regulation 3 for the erection of a single storey extension to create toilet facility Ward Greenhithe Decision No Objection Officer Miss Emma Jefferys
Plan 06/00713/OBB Date Issued 03/08/2006 Applicant Mr M Williams & Dr M Powell C/o Agent Location Down Ampney Gorsewood Road Hartley Proposal Consultation on an application for the construction of two new dwellings with detached garages within Sevenoaks District Council Ward Outside Borough Boundary Decision No Observations Officer Mrs B Lidster
Page 19 of 28 Agenda Item 21 Page 260 Plan 06/00747/REM Date Issued 21/08/2006 Applicant Mr & Mrs S Webb C/o Agent Location 100 Birchwood Road Wilmington Kent DA2 7HG Proposal Submission of details relating to landscaping and boundary walls and fences pursuant to Conditions 2 and 4 of Planning Permission DA/06/00542/FUL for erection of a detached 5 bedroom house with dormer windows in front elevation together with a detached double garage in front garden
Ward Joydens Wood Decision Approval of details (or revised details) Officer Mr P Nicholls
Plan 06/00876/REM Date Issued 17/08/2006 Applicant Paramount Construction & Development Ltd 26 Woodlands Park Bexley Kent DA5 2EL Location Land Rear Of 49-59 Tile Kiln Lane, Adjacent 26 Faesten Way Bexley Kent Proposal Submission of details relating to tree protection measures pursuant to Condition 8 of Planning Permission DA/04/00210/FUL for residential development Ward Joydens Wood Decision Approval of details (or revised details) Officer Mr P Nicholls
Plan 06/00773/REM Date Issued 21/08/2006 Applicant Mr C A Madge 13 Heather Drive Dartford Kent DA1 3LF Location 13 Heather Drive Dartford Kent DA1 3LF Proposal Submission of details relating to provision of parking spaces pursuant to Condition 3 of Planning Permission DA/05/00155/FUL for erection of a two storey side/rear extension Ward Heath Decision Approval of details (or revised details) Officer Mr P Nicholls
Page 20 of 28 Page 261 Agenda Item 21 Plan 05/00999/REM Date Issued 21/08/2006 Applicant Miss S Pathmanathan 35 Walnut Tree Avenue Dartford Kent DA1 1LJ Location 35 Walnut Tree Avenue Wilmington Kent DA1 1LJ Proposal Submission of details relating to gas impermeable membrane pursuant to Condition 4 of Planning Permission DA/05/00668/FUL for erection of a single storey rear extension Ward Princes Decision Approval of details (or revised details) Officer Mrs B Lidster
Plan 06/00217/REM Date Issued 03/08/2006 Applicant June Wenham Eleazer Cottage Green Street Green Road Dartford Kent DA2 8DP Location Eleazer Cottage Green Street Green Road Dartford Kent DA2 8DP Proposal Submission of details relating to gas impermeable membrane pursuant to Condition 2 of Planning Permission DA/04/00897/COU for the conversion of existing garage into living accommodation together with the replacement of existing greenhouse with conservatory
Ward Bean & Darenth Decision Approval of details (or revised details) Officer Mrs B Lidster
Plan 06/00721/REM Date Issued 21/08/2006 Applicant Medway Group Ltd Unit 15 2M Trade Park Beddow Way Aylesford Kent ME20 7BTC/o Agent Location Ashen Drive Centre Ashen Drive Dartford Kent Proposal Submission of details relating to Landscaping pursuant to Condition 4 of Planning Permission DA/05/00144/FUL for demolition of existing building & erection of a detached house and a pair of semi detached houses
Ward Heath Decision Approval of details (or revised details) Officer Mrs B Lidster
Page 21 of 28 Agenda Item 21 Page 262 Plan 06/00657/REM Date Issued 10/08/2006 Applicant Mr B Lahar/Mini Market C/o Agent Location 38 - 40 Craylands Lane Swanscombe Kent DA10 0LP Proposal Submission of details relating to boundary walls and fences pursuant to Condition 7 of Planning Permission DA/05/01028/FUL for single storey extension to No.40 and parking rear of No.38 Ward Swanscombe Decision Approval of details (or revised details) Officer Mrs B Lidster
Plan 06/00800/REM Date Issued 10/08/2006 Applicant JBJ - Environment 11 Mallory Avenue Caversham Reading Berkshire RG4 6QN Location F M Conways Rochester Way Dartford Kent DA1 3QY Proposal Submission of details relating to contaminated land assessment and mitigation pursuant to Condition 2 (in part) of Planning Permission DA/06/00036/FUL for the installation of surface water drainage storage tank within existing lagoon and construction of soakaway Ward Heath Decision Approval of details (or revised details) Officer Mr A Legg
Plan 06/00630/REM Date Issued 02/08/2006 Applicant Woods Hardwick 15-17 Goldington Road Bedford MK40 3NH Location Site Of Phoenix Parc Galley Hill Road Swanscombe Kent Proposal Submission of details relating to foul water drainage pursuant to Condition 18 of Planning Permission DA/03/01152/OUT for residential development Ward Swanscombe Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Page 22 of 28 Page 263 Agenda Item 21 Plan 06/00671/REM Date Issued 14/08/2006 Applicant Barrats South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to landscaping pursuant to Condition 4 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00670/REM Date Issued 14/08/2006 Applicant Barratt South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to boundary walls and fences pursuant to Condition 3 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00672/REM Date Issued 10/08/2006 Applicant Barratts South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to covered secure cycle storage and bin collection points and bin stores pursuant to Conditions 7 and 8 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Page 23 of 28 Agenda Item 21 Page 264 Plan 06/00674/REM Date Issued 10/08/2006 Applicant Barratts South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Part approval of details relating to proposed height reduction of buttressed wall sited to west of block 19 and buttress details to the vertical face of the retaining wall fronting block 18 and to the west of the Listed lock-up pursuant to Condition 11 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00648/REM Date Issued 07/08/2006 Applicant CGMS Morley House 26 Holborn Viaduct London Ec1A 2AT Location Former West Hill Hospital Site West Hill Dartford Kent Proposal Submission of details relating to watching brief pursuant to Condition 6 of Planning Permission DA/05/00283/FUL for mainly residential redevelopment of site Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00683/REM Date Issued 31/07/2006 Applicant Barratts South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to chestnut pale fencing to be erected for tree protection purposes pursuant to Condition 19 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Page 24 of 28 Page 265 Agenda Item 21 Plan 06/00684/REM Date Issued 01/08/2006 Applicant Barratt South London Grosvenor House 110 Manor Road Wallington SM6 0DN Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission of details relating to landscaping of the area allocated for the Health Centre prior to development of the Health Centre commencing pursuant to Condition 12 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00689/REM Date Issued 01/08/2006 Applicant Barrett Kent Weald House 88 Main Road Sundridge Kent TN14 6ER Location Former West Hill Hospital Site West Hill Dartford Kent DA1 2HF Proposal Submission (in part) of details relating to contaminated land assessment pursuant to Condition 5 of Planning Permission DA/05/00283/FUL for residential development and redevelopment of site
Ward West Hill Decision Approval of details (or revised details) Officer Mr Graham Parkinson
Plan 06/00760/FUL Date Issued 16/08/2006 Applicant Thames Water C/o Agent Location Longreach Sewage Treatment Works Marsh Street Dartford Kent DA1 5PP Proposal Siting of a block of 8 portacabins for a temporary period of 5 years Ward Joyce Green Decision Approval of permission for a temp period Officer Mr P Nicholls
Page 25 of 28 Agenda Item 21 Page 266 Plan 06/00579/ADV Date Issued 31/07/2006 Applicant Mrs Yusufoglu 96 Footscray Lane Sidcup Kent DA14 4NH Location J's Florist 291 London Road Stone Kent DA9 9DA Proposal Display of 2 externally illuminated fascia signs one front and side elevations Ward Stone Decision Consent for Advert. Officer Mrs Jennifer Herbert
Plan 06/00540/ADV Date Issued 21/08/2006 Applicant Robert Edwardes/Edwardes Bros Units 2-6 295 Watling Street Dartford Kent DA2 6EP Location Edwardes Bros (Dulwich) Ltd Units 2-6 295 Watling Street Dartford Kent Proposal Display of 1 No internally illuminated lightbox on north elevation Ward Brent Decision Consent for Advert. Officer Mrs B Lidster
Plan 06/00646/ADV Date Issued 21/08/2006 Applicant Tobias Ballard Mill Meadows Farm 96C High Street Bexley Kent DA5 1JY Location First Floor Westgate House Spital Street Dartford Kent DA1 2EH Proposal Display of window signs along first floor windows of west elevation Ward Town Decision Consent for Advert. Officer Miss Emma Jefferys
Plan 06/00662/LBC Date Issued 01/08/2006 Applicant Vision Fostering Agency Bridge House High Street Dartford Kent DA1 1PB Location Bridge House High Street Dartford Kent DA1 1PB Proposal Application for Listed Building Consent for erection of a two storey extension to provide offices Ward Brent Decision Consent for LB Officer Miss Emma Jefferys
Page 26 of 28 Page 267 Agenda Item 21 Plan 06/00732/LBC Date Issued 18/08/2006 Applicant Kent & Medway NHS & Social Care Elizabeth Raybould Centre Bow Arrow Lane Dartford DA2 6PB Location St Luke's Chapel Thameslink Park Cotton Lane Stone Dartford Kent DA2 6AU Proposal Application for Listed Building Consent for the installation of new boiler in basement together with the installation of an external ventilation cowl Ward Stone Decision Consent for LB Officer Miss Emma Jefferys
Plan 06/00649/LDC Date Issued 10/08/2006 Applicant Paul Germaney/J J Barker Hook Place Farmhouse Hook Green Road Southfleet Kent DA13 9NH Location Homefield Farm Homefield Road Sutton-At-Hone Kent DA4 9JA Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for the continued use of land for temporary seasonal worker accommodation Ward Sutton At Hone & Hawley Decision Certificate Granted Officer Mr David Jeanes
Plan 06/00714/LDC Date Issued 21/08/2006 Applicant Mr S Singh 56 Miskin Road Dartford Kent DA1 2LS Location 46 Highfield Road Dartford Kent DA1 2JJ Proposal Application under Section 10 of the Planning & Compensation Act 1991 (Lawful Development Certificate) for continued use of property as 6 bedsits Ward Town Decision Certificate Granted Officer Mr P Nicholls
Page 27 of 28 Agenda Item 21 Page 268 Plan 06/00784/FUL Date Issued 21/08/2006 Applicant Mike Baxter The Old Manor House Staplehurst Road Marden Kent TN12 Location 6 Heathview Crescent Dartford Kent DA1 2PJ Proposal Application for the Variation of Condition 2 of Planning Permission DA/05/00654/FUL in respect of the installation of an obscure glazed window at first floor in side elevation Ward Heath Decision Approval of Variation of Condition Officer Mr P Nicholls
Page 28 of 28 Page 269 Agenda Item 22
DEVELOPMENT CONTROL BOARD 7 SEPTEMBER 2006 UPDATE ITEM 4: LAND R/O DA/06/00702/FUL 92-106 HAVELOCK ROAD One additional letter of objection has been received in respect of the following: Reference is made to the concern that was expressed at the Members site visit of 24 th August 2006 regarding the protection of protected trees on the site. There is no level of any tree protection referred to in the planning report dated 2nd August 2006. Since the date of the first committee report new standards have been set and the present assessment should be based upon British Standard 5837:2005. It needs to be confirmed that these standards are being adhered to. DEVELOPMENT CONTROL MANAGER’S COMMENTS Since the report dated 2 nd August 2006, the Council’s Landscape Officer has confirmed verbally that he has no objections to this proposal. Publications by British Standards are recommendations rather than requirements. It is therefore impossible to enforce something that is only a recommendation via, for example, a planning condition. However, in response to the representation, I am suggesting an additional condition to protect the trees to be retained on site, and also an informative suggesting that construction works are carried out in accordance with the British Standards document. ADDITIONAL CONDITION: 12. No demolition, site clearance or building operations shall commence until chestnut pale fencing of a height of not less than 1.2m (4ft) has been erected around each tree or tree group to be retained on the site in accordance with details to be submitted to and approved by the Local Planning Authority before any work on the development hereby permitted is first commenced (such details to include trenches, pipe runs for services and drains etc). Such fencing shall be maintained during the course of the development and no storage of plant or materials or erection of buildings shall take place within the fenced area. 12. To prevent damage to the trees in the interest of the visual amenities of the area in accordance with Policy B3 of the adopted Dartford Local Plan. ADDITIONAL INFORMATIVE: 4. Attention is drawn to the advice contained within British Standards document 5837:2005, which provides recommendations and guidance in relation to the care and protection of trees during the construction process.
Page 1 of 9 Agenda Item 22 Page 270
ITEM 6: LAND AT FERN COTTAGE DA/06/00539/FUL RECOMMENDATION should read: Approval for the variation of Condition 3 and the removal of Condition 8. ITEM 7: BOURNES OF DARTFORD DA/06/00715/FUL Additional letter of representation from the occupier of 2 Brent Way. This refers to the bollards as shown being of a poor design out of character with the area. The use of a car crash barrier is suggested instead. ADDITIONAL CONDITION: 04. Prior to the occupation of the development hereby approved the concrete bollards shall be provided to the northern boundary with No. 2 Brent Way in accordance with the details shown on the approved site plan drawing. 04. In the interests of the amenities of the neighbouring property in accordance with Policy B1 of the Adopted Dartford Local Plan. ITEM 9: ADJ 2 CHARLES STREET DA/06/00469/FUL A further letter from an adjoining resident expressed concern regarding access for the fire brigade under the railway arches to the south of Charles Street. DEVELOPMENT CONTROL MANAGERS COMMENTS There is no vehicular access under the railway arches to the rear of the site – only pedestrian. There is vehicular access to the east under a railway arch to Steele Avenue and this remains unaffected. There will be no change to the access running parallel with Crossways Boulevard. Para 35 of report states ‘Charles Street is generally made up of terrace properties with no off street parking’. It should be clarified that there a number of properties, mainly on the northern side of Charles Street, which have vehicular access where there is potentially off street parking which could/or has been provided. Further information has been submitted to respond to the Parish Councils comments regarding the status of the land and Groundwork’s proposals for the area. In a letter from Groundwork they state that ‘there were three intended phases of work for Charles Street. • Community safety work relating to the area around the railway arches. This work was completed in 2003/4. • The creation of the first stage of a ‘pocket park’. This phase of work was completed in 2004.
Page 2 of 9 Page 271 Agenda Item 22
• A third phase of work to be undertaken if funding became available. This related to additional items on the pocket park site, but to date funding has not been available. • The pocket park is further west and does not relate to this site. Groundwork made a request to Lafarge/Blue Circle Cement to be allowed to place spoil on the adjacent land in Blue Circle ownership which was declined on the grounds that the site was viewed as a potential development site. In the circumstances this would not have proposed any work on land in Lafarge/Blue Circle ownership and I can only assume that there has been some confusion between original plans for Charles Street and what was subsequently proposed. Groundworks confirms that they have no proposal to create further open space at Charles Street and any future funding was intended to be used on additional works at pocket park.’ ITEM 10: 104A CHURCH ROAD DA/06/00699/COU REVISED A Contaminated Land Assessment has been submitted. The comments of the Environmental Health Services Manager are awaited. Satisfactory drawings of the street elevations have been received. ITEM 11: 109 & 111 MOUNT ROAD DA/06/00755/COU Further representations have been received from the occupier of 113 Mounts Road. This relates to the following:- a) Serious dangers already caused by vehicles blocking the private footpath on this very narrow blind bend. Others have objected on the same grounds and a number of accidents have already occurred. This is a rat run for Bluewater; b) two parking spaces for 5 flats is inadequate. 10 spaces should be provided. The footpath will be blocked continuously and it will encourage trespass. These anti social situations should be avoided; c) there will be constant disruption during construction and increased danger; d) it will be completely out of keeping and out of character in the area introducing high density rented flats and creating a precedent for other such changes; e) the kitchens should have supply and extract ventilation at roof level as the windows face the bedroom window of No. 113; f) the new and existing windows overlook No. 113 causing loss of privacy. The rear has only 3 windows whereas the side has 8 shifting the whole emphasis of the outlook; g) it is not clear what staircase access is provided. Means of escape is unclear and doubt over compliance with Building Regulations is raised; h) the layout overall suggests 6 units will ultimately be provided; i) why is a communal staircase also a communal breakfast area?
Page 3 of 9 Agenda Item 22 Page 272
RECOMMENDATION is now DEFER FOR DELEGATED APPROVAL (subject to no new issues being raised during reconsultation). ITEM 12: ADJ 24 MAPLE ROAD DA/06/00764/FUL REVISED: 31.8.06. Revised drawings have been submitted showing the proposed dwelling set further back to allow for the provision of an amended parking layout. This is considered acceptable by KCC Highway Services. RECOMMENDATION is now one of APPROVAL . ITEM 14: 4 LEYTON CROSS ROAD DA/06/00710/FUL This application has been WITHDRAWN . ITEM 16: 73 MAPLE ROAD DA/06/00541/FUL This item has now been WITHDRAWN from the AGENDA to allow neighbours to continue in respect of revised details. ITEM 20: DARTFORD TOWN CENTRE MANAGEMENT APPRAISAL RECOMMENDATION to read: 'That the Development Control Board recommends to Cabinet that the guidance, recommendation and actions set out in the Conservation Area Management Plan Section 7 – 'Issues' and Section 8 – 'Recommendations' to be noted and implemented by incorporation into the relevant team service plans.
Page 4 of 9 APPLICATION SPEAKER’S RECOMMENDATION ON APPLICATION / MEMBER TO NO. FOR/AGAINST / OFFICER NAME ADDRESS SPEAK A – Agenda Items that have NO public Speakers or only a Speaker who is IN FAVOUR of the recommendation Change of use of land for 2 mobile homes. 06/00421/COU Plot 7, Knoxfield Caravan Park, Darenth Wood 8 Road. (Pages 41-48) Alec Lauder APPROVAL Erection of 3 bed house. 12 06/00764/FUL UPDATE (Pages 77-82) Land adj 24 Maple Road, Dartford. Alec Lauder Page 273 DEFER FOR DELEGATED APPROVAL Erection of part two/part single storey side & rear extension & conversion of garage to habitable 06/00739/FUL room. 13 (Pages 83-86) Adrian Legg 20 Fairway Drive, Dartford. APPROVAL Agenda Item22 Erection of 2 storey side & rear extension & formation of new vehicular access onto C286. 06/00710/FUL WITHDRAWN 14 4 Leyton Cross Road, W’mington. (Pages 87-92) Alec Lauder APPROVAL 15 06/00664/FUL Erection of 1 st floor side extension. (Pages 93-98)
Page 5 of 9 gnaIe 2Page274 Agenda Item22 APPLICATION SPEAKER’S RECOMMENDATION ON APPLICATION / MEMBER TO NO. FOR/AGAINST / OFFICER NAME ADDRESS SPEAK Adrian Legg 11 Festival Ave. L’Field. APPROVAL Demolition of Conservatory and erection of two storey side/rear extension. 06/00541/FUL 16 WITHDRAWN (Pages 99- 73 Maple Rd, Dartford. FROM AGENDA 104) Alec Lauder DEFER FOR DELEGATED APPROVAL Change of use of amenity land to residential garden & erection of 1.8m fence. 06/00724/FUL 17 Mr N Latter FOR (Pages 105- (applicant) 11 Barnfield Close, Horns Cross. 108) Adrian Legg APPROVAL
Page 6 of 9 B – Agenda Items previously subject to a SITE MEETING ( x 3 ) Demolition of 100 Havelock Road and Mr C Banks AGAINST erection of 7 no. 4 bedroom detached UPDATE houses with associated garaging. 06/00702/FUL 4 (Pages 9-20) DEFER FOR DELEGATED APPROVAL Alec Lauder Mr K Jolly FOR (SUBJECT TO SATISFACTORY PRIOR (agent) COMPLETION OF SEC 106 AGREEMENT) Demolition of existing property and erection of a terrace of 2 x 3 bedroom and
1 x 2 bedroom houses with associated car Page 275 06/00477/FUL Mr J parking. 5 Isherwood FOR (Pages 21-28) Alec Lauder (Applicant) 98 High Road, W’mington. APPROVAL Application for the Variation of Cond 3 and removal of Cond 8 in respect of UPDATE removal of two car parking spaces to
serve Nos 32 & 34 Main Road, Sutton-at- Agenda Item22 06/00539/FUL Mr J Reilly Hone. 6 FOR (Pages 29-34) (Applicant) Alec Lauder Land at Fern Cottage, Sutton-at-Hone. APPROVAL FOR THE REMOVAL OF CONDITION
Page 7 of 9 gnaIe 2Page276 Agenda Item22
C – Agenda Items with registered speakers or Members AGAINST Officer recommendations Demolition of single storey extension & erection of attached double garage & UPDATE 06/00715/FUL 7 new shop front. Bournes of Dartford, 118 Mr S Lane AGAINST (Pages 35- The Brent. 40) Adrian Legg APPROVAL Cllr Mrs Erection of part two/part three storey Richards AGAINST building for 1 x 1 bedroom and 4 x 2 UPDATE bedroom flats and access to Charles 06/00469/FUL (Stone P.C.) 9 Street, Stone. (Pages 49- 58) Adrian Legg Mr R Lewis FOR DEFER FOR DELEGATED (Agent) APPROVAL SUBJECT TO SEC. 106 AGREEMENT Demolition of workshop and erection of attached two storey building for 3 x 1 UPDATE 06/00699/COU bedroom and 1 x 2 bedroom flats plus 10 Mrs G AGAINST car parking. (Pages 59- Bloomfield 68) Adrian Legg 104a Church Rd, S’combe. DEFER FOR DELEGATED APPROVAL Mr J McKenzie Conversion of 2 houses to 3 x 1 bedroom FOR UPDATE 11 06/00755/COU (Architect) flats and 2 x 2 bedroom maisonette at (Pages 69- 109 & 111 Mounts Road, G’hithe. 78) Adrian Legg Mr M True AGAINST APPROVAL
Page 8 of 9 18 06/00727/FUL Retention of 2m high side & front wall. Mr S Byford (Pages 109- AGAINST 205 Shepherds Lane, Dartford. 112) (Applicant) Alec Lauder REFUSAL Page 277 Agenda Item22
Page 9 of 9 Page 278
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