Pedham Place I Site Proposal

23 March 2018 I A3137 2-10 R1 1.0 Introduction 1.1 The purpose of this document 1.2 Pedham Place 1.3 Assael Architecture 1.4 Assael experience

2.0 Context 2.1 Introduction 2.2 The site 2.3 Existing site photography 2.4 Transport and accessibility 2.5 Heritage context 2.6 Flood risk and drainage 2.7 Ecological designations

3.0 Opportunity 3.1 Site opportunity 3.2 Masterplan Concept 3.3 Proposed uses 3.4 Key benefits

2 Introduction

Context

Design response

3 1.1 The purpose of this document 1.3 Assael Architecture

This document has been prepared by Assael Architecture. It is a site Assael Architecture is an award-winning practice providing masterplanning, We regularly win awards for our projects, treatment of staff and business proposal for the development of Pedham Place, Swanley, to create a new urban design, architectural and interior design services to a range of private success. We were named Architect of the Year at The Sunday Times British sustainable and mixed use settlement taking advantage of a highly accessible clients, developers, investors, institutions and local authorities in the UK and Homes Awards in 2016 and 2014, and our work in Build to Rent has recently location in the north west of District. overseas. Based in design studios in , we work across a variety of been rewarded; we won the Housing Project Award at the 2015 British Homes sectors including hotel, leisure, mixed-use and masterplanning, and we Awards and a Housing Design Award in 2016, both for Creekside Wharf, plus specialise in residential-led design across all tenures. another Housing Design Award for 19-27 Young Street in 2014. We’ve also won the AJ100 Employer of the Year in 2017, Building Magazine’s Good 1.2 Pedham Place Our rationale brings together innovation and creativity, informed by research Employer Guide for two years in a row, the AJ’s Business Pioneer of the Year and thorough site analysis. We are well respected for our responsive and in 2014 and have consistently been on The Sunday Times Best Small 100 Pedham Place is a 117 hectare site (145 hectares including the adjacent land flexible approach to design particularly in difficult or challenging Companies to Work For list. This recognition by our peers is important to us, to the west) located in the north west of , adjacent to the circumstances, and our expertise is most often called upon to realise the full and drives our continual improvement. town of Swanley. It is bounded by The M25 to the west, by the A20 and M20 potential and value of complicated sites. We therefore have many years of to the north, by Lane to the South and by agricultural land and a experience in the design and implementation of successful new-build, small number of homes to the east. residential-led mixed-use, often involving the refurbishment of listed or historic buildings. The whole site was farmed by the current owner from 1972 to 1992, after which part of the site was developed as a links style golf course.

Today the western part of Pedham Place (edged in blue on the site map) is in independent ownership and is currently used only occasionally during the summer months for car boot sales. The owners of this land have already put it forward to SDC in the Call for Sites as part of the 2015-2035 Local Plan, with a proposal for 150,000 sq m of employment use.

The remainder of the site (117 hectares edged in red on the site map) is the subject of this proposal document. Kempton Park,Sunbury towards thewiderareaofSunbury-on-ThamesandHampton. permeable developmentthathighlightsroutesandpathwaysthroughthesite surroundings thattieintostrategicnetworksforlocalconnectivity. Itwillbea across manydimensionsofthedesign-itestablishesphysicallinkswithits the sitepermeableandenjoyedbymany. The themeof‘connectivity’ prevails Pedestrian andcyclingroutesthroughthesitebeyondarekeyinmaking acknowledging itsprimepositionalongsidetheRacecourse. Racecourse. The masterplanvisionunlocksthisgreenbeltsitewhilst vibrant andhighlysustainableneighbourhoodasalegacyofKemptonPark Assael assistedRedrowHomesinsecuringthisbidthroughcreatinganew, Site history Date Client Location 1.4

Assael experience

Part oftheKemptonParkRacecourse Redrow Homes 2014 Sunbury-on-Tham es, Surrey, UK flourish them design. These homessitonstiltsthreemetresabovegroundlevel,making character these spaceswithacoherentlandscapeandpublicrealm.Oneof character areasthatrespondtoandexploittheirlocation,connect The pioneeringconceptfortheschemeiscreationofaseriesdistinct local centreandamarina. regeneration ofLowestoft.Itwillprovideover900newhomes,aschool, Assael’s masterplanforthiswaterfrontsitewillbethecatalyst Date Client Location Brooke Peninsula,Lowestoft Site history

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5 Introduction Patchetts Equestrian Centre Doddington Estate

Location Watford, Hertfordshire, UK Location Cheshire, UK Client Heronslea Client Lady Rona Delves Broughton Date 2015 – 2016 Date 2012 – ongoing Site history Equestrian centre including four Grade II listed buildings Site history A rural estate centred upon the Grade I listed 18th century Hall (architect Samuel Wyatt), with associated listed structures including; a The existing site comprises many buildings which form the original equestrian stable block; clock tower; Star Barn; pele tower ‘eye-catcher’; a cage for a pet centre. These include stables, an indoor arena, cafe, restaurant, storage himalayan bear, all set within a Grade II listed landscape with lakes, overlaid enclosures as well as some existing residential buildings. upon the older deer park.

The proposal retains the four listed buildings on site, including the original The vision is to stabilise, restore and secure an economically sustainable Little Patchetts house, Patchett’s Green Farmhouse, barns and stables, and future for the listed estate. The proposals include a change of use of sensitively incorporates 46 new homes to provide a range of 50 individual Doddington Hall to a 120 bedroom hotel and spa health club, with associated homes, both private and affordable. restaurant, bar and function rooms, involving the careful integration of the service wing, cottages and stable block. The redevelopment includes the extension of the listed Patchetts Green Farmhouse into the existing Coach House and the conversion of Lim’s Barn and toilet block into a single dwelling.

At the centre of the site is a new public village green, formed by opening up the existing garden in front of Little Patchetts, and links with surrounding areas of green space for the wider community to enjoy. Introduction

Context

Design response

7

London Orbital Motorway Road

Swanley Police Station Parkwood Hall Swanley Co-operative Academy

Swanley Downsview Community Recreation Ground Primary School

Swanley

High Firs Green Court Primary School Sports Club Elephant Park Farningham Wood Nature Reserve

Swanley Household Waste Recycling Centre

Crockenhill A20 London Road M20

Farningham Site Pedham Place

M25

Eynsford Castle Eagle Heights Wildlife Foundation

Eynsford

Lullingstone Roman Villa Eynsford

Lullingstone Park Golf Course

Lullingstone Castle & World Garden 8 A century fortification. There isascheduledmonumentinthecentreofsite,form19th there isnopracticalpossibilityofthesitebeingreturnedtofarminguse. time, meaningthatthemajorityoflandscapefeaturesareman-made,and course overthelast25years.Thesitehasbeen The sitewasoriginallyfarmlandandhasbeengraduallyredesignedas unused. additional golfprovisionbutthishasneverbeendeveloped, anditistherefore The remainderofthesitewaslandscapedin1990swith theintentionof • • • 2.2.2 2.2.1 2.2 designing asuccessfulplace. area. A comprehensiveappreciationoftheoverallsiteisstartingpointfor This sectionreviewstheexistingcharacterofsiteandsurrounding 2.1 • The existingsitecomprises: the M25Londonorbitalmotorway. farmland andEynsfordV wooded areaswithfarmlandandFarninghamVillage. Along theboundarytonorthofsiteis Sevenoaks andstationsto Ashford. providing connectionstoBromleySouthandLondonVictoria, andto The nearestlargetownisSwanley, whichhasamainlinetrainstation of KentinSouthEastEngland,withintheDistrictSevenoaks. The site single publicfootpathcrossesthesite,butitisnotwellused.

three dwellingstotallingaround400sqmpluscurtilage some 1400sqmofcommercialbuildingspluscurtilage driving range,clubhouseandancillaryservicebuildings a golfcoursebusinessincluding18holesofgolf,9short a scheduledmonument–FortFarningham.

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When construction of the course commenced it was envisaged that worked in the district since the 1950s. landscape character area ‘2a: Farningham Downs’. it would eventually grow to occupy over 100 hectares of the site, with This is characterised by: landscaping undertaken for a total of 45 holes of golf, plus construction of a A number of the residential and commercial units on the site are subject to driving range, putting green, club house building and ancillary buildings. The short-term leases (all with less than 2 years remaining) which can be vacated • rolling chalk downland including ridges, dry valleys and a steep slope intention was to operate both a private members’ course in addition to a less as development progresses. Approximately 40% of the site is unused so adjacent to the Darent Valley. formal pay-and-play facility. development could commence without any initial impact on the current use of the remaining 60%. This all means that the site can be made available for • regular shaped large and medium scale parliamentary fields, mainly in However the popularity of golf is dwindling: in 2006 over 4 million Britons phased development to commence immediately if it is brought forward for arable use, enclosed by a mixture of hedges with trees and fencing. played golf but by 2016 this had fallen to only 2,785,000 – a drop of over allocation under the Sevenoaks 2015 – 2035 Local Plan. However, in contrast to the other parts of this character area, and despite 30%. Among visitors to the golf centre the owners have seen a strong trend being entirely within the Metropolitan Green Belt and the North Kent Downs away from the traditional ‘golf club membership’ paradigm. Initial research suggests no abnormal costs would be involved with the AONB, the entire site (save for one small parcel of woodland – Fountain Hoy development, save from the need to reprofile and level the man-made – to the south eastern corner) takes the form of an unnatural managed This has meant that the intended expansion of the business has never topography arising from the golf course landscaping. landscape. become economically viable, and today demand at the golf centre is increasingly focussed towards less formal and more accessible types of golf There is an almost complete absence of trees, and the development of the activity that can be enjoyed by the whole family, such as footgolf, adventure links-style golf course has created a fully artificial topography, with the land golf, and the increasing use of computer tracking and augmented reality to having been raised and sculpted with sizeable earth bunds and other works transform golf driving ranges into a social/entertainment experience. to create the features present today. The current golf course is extremely land-hungry but is making relatively poor use of the land it sits on, and from a commercial standpoint it is unclear that The northern half of the site sits at the top of Farningham Hill and has views the business will remain viable in the long term with the current very low to the north over Dartford towards the Thames Crossing, and to the west over density traditional golf facilities currently in place. the M25 towards Swanley and then Greater London. This part of the site is not prominent within the AONB. Redevelopment of the Pedham Place site as a whole provides a much- needed opportunity both to redevelop and refocus the existing golf business The southern half of the site slopes downwards towards the Darent Valley to meet the needs of today’s golfers who seek pay and play access to modern and the settlements of Eynsford, Shoreham and . Despite this the local facilities, but also to enable wider public access to the site through the topography means that the majority of this land is also not prominent within addition of other suitable sports and leisure options. the AONB, and its contribution to the views northwards along the Darent Valley from Otford and Shoreham, for example those seen from Lullingstone Country Park, is very small.

Beyond the site to the east the land falls rapidly into the Darent Valley and the village of Farningham. This steeply sloping land forms a natural barrier between the site and the village. .Panoramic viewlookingSouth 3. .View towardsEynsford 1. 2.3

Existing sitephotography .View ofEasternbound 2. .View towardsWestern BoundaryandM25 3.

11 Context 2.4 Transport and accessibility

The site is 1.6 miles from Swanley Railway Station with direct links into There is a bus route on Button Street which serves the north of the site, London Victoria and Bromley South. taking approximately 10 minutes to Eynsford rail station and approximately 8 minutes to Swanley rail station. Buses no. 421 and 429 run to either rail It is very well linked to the motorway network with the M20, M25 and A20 fed stations. from the large roundabout at the northwest tip of the site. This vehicular access into the site was designed and built to accommodate the traffic flow of There is a public footpath and right-of-way which passes directly through the a proposed motorway service station for which planning consent was sought site, linking to the as it passes from Eynsford to in the 1980s. Farningham along Sparepenny Lane.

Discussions are under way with a transport consultant to conduct a detailed assessment and provide advice as to how existing transport provisions can be optimised, as well as how accessibility between the site and the surrounding settlements might be maximised.

Docklands Light Rail Interchange Southeastern Other operator routes routes Ferry Link

Southeastern limited Other operator Underground St Pancras 1 2 3 4 5 6 service routes limited service routes Interchange International Stratford Tramlink Interchange Farringdon International Southeastern high speed route (HS1) London Travelcard Eurostar Interchange 1 City Zones 1-6 Cannon Street Blackfriars Waterloo Westcombe Southeastern Fastrack Interchange Greenwich high speed service routes East London Bridge (Zone 2 & 3) Park Charlton Woolwich Arsenal Abbey Wood Erith Charing Oyster pay as you go area PLUSBUS through Cross ticketing available Loughborough Deptford Maze Hill Woolwich Plumstead Belvedere Slade Elephant Southeastern & Castle Dockyard Green (Zone 1 & 2) New Cross high speed limited Step free access Victoria Junction service routes St Johns Pay as you go can be used between St Pancras and Stratford International. Kidbrooke Falconwood Bexleyheath Speci c fares apply on this route. Capping does not apply.

DenmarkPeckham HillNunhead Rye Lewisham Blackheath Eltham Welling Barnehurst You can use pay as you go between London, Dartford and Swanley. 2 (Zone 2 & 3) Brixton Speci c fares apply. Hither Green Swanley Mottingham Sidcup Albany Park Bexley Crayford For information about Oyster and Pay as you go fares visit: t.gov.uk/fares 12/17 Herne Hill Crofton Park (Zone 2 & 3) Lee New Eltham Ladywell Dartford Stone Crossing West Dulwich Grove Park 3 Greenhithe (for Bluewater) Ebbseet International Catford Catford Bridge Swanscombe Sydenham Hill Northeet Sheerness-on-Sea Button Street Elmstead Woods Gravesend Lower Bellingham Queenborough Sydenham Higham Beckenham Hill Swale Park Chislehurst Strood Sundridge Kemsley New Ravensbourne Penge East Beckenham Bromley North St Mary Cray Swanley Farningham Road Meopham Sittingbourne Kent House TeynhamFaversham WhitstableChest eldHerne & Swalecliffe Bay Birchington-on-Sea Long eld Sole Street Shortlands Bromley SouthBickley RochesterChathamGillinghamRainham Newington Westgate-on-Sea Clock House Beckenham 4 Junction Cuxton Petts Wood Selling Margate Elmers End Eynsford (Kent (Kent Broadstairs Eden Park Shoreham ) Kent ) Dumpton Park West Wickham Canterbury West Otford Halling Ramsgate Hayes (Kent) Chels eld

Kemsing 5 Snodland Sturry Borough Green & Wrotham Minster Bat & Ball Sandwich West Malling 6 (for Kings Hill) Canterbury East New Hythe Bekesbourne Deal Adisham East Malling Chartham Aylesford Walmer Barming Aylesham Sevenoaks Snowdown Martin Mill Barracks Shepherds Well Maidstone East Maidstone West Chilham Kearsney Bearsted East Farleigh Dover Priory Hollingbourne Wateringbury Folkestone Central Harrietsham Yalding Wye Folkestone West Paddock Beltring Charing Tonbridge Wood

Marden Staplehurst Headcorn Pluckley Ashford Westenhanger Sandling High Brooms International

Tunbridge Wells Eynsford Ham Street Frant Appledore Wadhurst Stonegate Rye

Etchingham Ore Robertsbridge Hastings CrowhurstWest St Leonards Battle St Leonards Warrior Square

Southeastern train network map Nearest train and bus stops Farningham, which is one of a series of fortifi There isascheduledmonumentatthehighestpointonsite. This isFort 2.5 Fort Farningham,1948 Areas, thoughthesedonotadjointhePedhamPlacesite. The villagecentresofbothFarninghamandEynsfordhaveConservation Kent Downs The siteisdesignatedwithintheMetropolitanGreenbeltandNorth a 1950snuclearmonitoringstation. There isalsoadisusedtriangulationpointandbelowgroundtheremnantsof of utilityanditslocation. landscape, andiscurrentlyatriskoffurtherdecaydeclinegivenitslack The Fortitselfisaderelictconcreteandbrickstructure,sunkenintothe Ancient Monumentsand Fort Farninghamwasconstructedinthe1890’s andwasscheduledunderthe Halstead (thelargestexample)totheSouthWest. Mobilisation Centres,whichextendacrossthispartofKentandincludeFort

Heritage context AONB. Archaeological Areas Act1979in2000. cations known as the London drainage assessmentareplanned. land atanytimeinthepast40years,howeveragroundconditionsand The layer onwhichthesitesits. low The siteiswithinaFloodZone1riskarea.Itbelievedtobeatextremely 2.6

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13 Context Introduction

Context

Opportunity

15 3.1 Site opportunity

The site represents an opportunity to develop a sustainable mixed-use development that:

Swanley • is residentially led, but which incorporates a significant element of employment area to make the best use of the site’s accessible location and to help create a sustainable community • retains and supports a high quality golf course to provide continuity of use, greater accessibility to a broader range of visitors, and to promote leisure access to the countryside • delivers infrastructure improvements and facilities for the local community, including: schools, medical centre, commercial district, outdoor play, all-weather sports pitches with associated facilities, and community space including a community centre A20 London Road M20 • establishes a high quality environment for both living and working • delivers much needed affordable housing. As part of this development we also plan to: M25 117 ha • explore options to develop a frequent, efficient bus service linking the Darent Valley settlements with Swanley and outlying areas, as well as a new Crockenhill Lane short-distance service connecting Pedham Place directly to Swanley • improve pedestrian and cycle links to surrounding areas • enhance and better reveal the significance of the scheduled monument, improving access to it and creating an appropriate setting Sparepenny Lane • develop a new hotel, once again utilising the site’s accessible location to its full advantage and also promoting access to the Darent Valley for leisure use High Street • implement ecological enhancements created through green infrastructure across the site, in contrast to the existing heavily managed and low-diversity River Darent landscape, leading to a significant net gain overall • provide new areas of open access land, allowing access to the site to a wider range of local people.

Eynsford Finally we believe that this site provides the perfect setting for a much needed all-ages PSCN (profound, severe and complex needs) school for children across the whole of North Kent, and are commencing discussions with Kent County Council to better understand how we might help meet the need in this area as evidenced in the KCC Commissioning Plan for Education 2018-2024

Artist’s impression of the existing site Key: improvements toexistinglocaltransport. easily accessibletobothSwanleyandneighbouringvillagesvia Fort Farningham,openingupthesitetopublicandmakingit facilities thatincorporateandenhancethesettingofexisting The masterplanlookstofocusaroundacentralhubofcommunity The site’s strengthisitscloseproximitytomajorinfrastructure. 3.2 Ecological greenperimeter Opportunity tolinkwithadjacentsite Employment andhousingopportunities Central hubofcommunityfacilities Rail infrastructure Major roadinfrastructure Site boundary Masterplan Concept Swanley M25 A20 LondonRoad Eynsford M20 A20

17 Opportunity 3.3 Proposed uses

Golf course - 34 ha • Maintain the existing leisure use • Restructure to maintain a high quality 18 hole pay and play golf course • Develop driving range and club house, plus new adventure golf facility

Employment - 4 ha • Office space • Hotel

Village Green/Hub - 8 ha • Small retail shops and restaurants • Outdoor activity space to include outdoor play and sports pitches • Leisure, community and health facilities

Employment Residential - 62.5 ha (circa 2,500 dwellings) Golf course • A mixed use of dwelling sizes • A mixed use of tenure Residential • Affordable provision Village West Green/Hub • Assisted/later living Assisted/ Later Allotments Education - 2.5 ha Education Living and orchard • Junior school Residential East • Nursery • Special school Residential South Green infrastructure - 6 ha • Community allotments • Orchards and woodlands • Ecological enhancement • Public access open space 3.4 Auniqueopportunitytomeetademonstratedneed • Provisionofstatetheartsportsandrecreation • Improvementstoexistinglocaltransport • • Deliveryofasustainablemixed-usedevelopment •

use ofchildrenlivingacrossNorthKent. a purpose-builtall-agesspecialneedsschoolfor play golffacilities,andadedicated sports pitches,accessibleandfamily-friendlypay facilities forthewidercommunity, includingall-weather settlements, Swanleyandoutlying that strengthenconnectionsbetween area. encourage touristandbusinesstravelinto through office,retailandhoteldevelopments,which including affordableand providing circa2,500much-neededqualitynewhomes Creation ofsignificantnewemploymentoppor Key benefits assisted/later living.

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19 Opportunity P1 Status visual impactbutasan‘impression’. Framework. Intheabsenceofletters‘AVR’ theimagecannotbeusedas proofof Visual RepresentationMethodology’ assetoutbytheLondonView Management an imageidentificationnumbercontainingtheletters‘AVR’ Computer generatedphotomontagesthatmaybecontainedinthis document thathave Limited. not bereproducedinwholeorpartwithoutthewrittenpermissionof Assael Architecture Assael Architecture Limitedownsthecopyrightofthisdesignanddocumentwhichmust Limited 2018 AssaelArchitecture © connection withouttheexplicitwrittenagreementtheretoby Assael Architecture Limited. liability orwarrantyshallbeextendedtootherpartiesby Assael Architecture inthis parties forinformation,thewholeofreportshouldbesocopied,butnoprofessional prepared andprovided.ShouldtheClientrequiretopasscopiesofdocumentother any useofthedocumentoritscontentsforpurposeotherthanthatwhichitwas the soleandspecificuseofClient instructions oftheClientunderagreed Terms of Appointment. This documentisfor Assael Architecture Limitedhaspreparedthisdocumentinaccordancewiththe Checked by Prepared by Date ofissue Document status Client Document title Project title Project number Document ControlForm Please consider theenvironment beforeprintingthisdocument R1 Revision Tom Banfield, Kate Yung, Team Adminstrator 23 March2018 Revision 1 Matthew Boyes Capacity study Pedham Place,Swanley A3137 23/03/2018 Date issued Associate Assael Architecture shallnotberesponsiblefor KY Prepared by conformtoour‘Accurate TB Checked by

20 Opportunity