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The Windmill, Meopham Green All correspondence to: The Windmill, Meopham Green, Meopham, Kent DA13 0QA Telephone: 01474 813779 Clerk: Mr B Rayner E-Mail: [email protected] Deputy Clerk: Ms S Steven URL: http://www.meopham.org

VIA E-MAIL ONLY 15th February 2012 [email protected]

PLANNING APPLICATION GR/2011/0632 Land adjoining the George Public House, Wrotham Road, Meopham, Gravesend, Kent

Meopham Parish Council recommends refusal of the above planning application as the proposal would be inappropriate development in the greenbelt and there are concerns regarding road safety on this dangerous stretch of the A227.

With best wishes.

Yours sincerely

Sarah Steven Deputy Clerk Meopham Parish Council Gravesham Borough Council Gravesham Borough Council Chapter 9

The Countryside

Gravesham Borough Council 9. THE COUNTRYSIDE

The Situation as Surveyed

9.1 Agriculture is an important activity in Gravesham, occupying more than 70% of the land area of the Borough but agricultural employment is very small. There is a high proportion of good quality farmland but some of the less productive farm holdings in the south of the Borough have been fragmented and land has been lost to other uses such as horse-grazing. Most of the countryside forms part of the dip slope of the North Downs and includes areas of attractive landscape and important wildlife habitats. The countryside in Gravesham is also subject to pressures for various recreation uses.

9.2 The Approved Kent Structure Plan identifies several broad areas of countryside which are considered worthy of long term protection. These are termed Areas of Special Significance for Agriculture (ASSA’s), Special Landscape Areas (SLA’s) and Areas of High Nature Conservation Value (AHNCV’s). The areas of land to which ASSA, SLA and AHNCV policies apply have been identified on a 1:50,000 Ordnance Survey Map in the Kent Countryside Plan. The Proposals Map shows the current boundaries in Gravesham.

Changes since 1987

9.3 The Government’s approach to the countryside has changed. The changing needs of agriculture and the implications of Britain’s membership of the European Community have been particularly important. PPG7 (“The Countryside and the Rural Economy”) reflects the Government’s current position. A number of measures have been introduced to reduce the overall level of agricultural production and the requirement for consultation with MAFF on planning applications involving development of farmland has been reduced. Notwithstanding this, however, the Borough Council takes the view that good quality agricultural land will continue to be important and should be protected and this will particularly apply to land in Grades 1 and 2 and the better Grade 3 land.

9.4 Circular 27/87 (“Nature Conservation”) re-affirms the Government’s commitment to conservation of the natural heritage and amplifies the advice and guidance to the achievement of this objective.

9.5 The Borough Council is willing to lend support to farm diversification schemes but it should be borne in mind that most of the rural area of the Borough lies within the Metropolitan Green Belt and that diversification will need to be compatible with Green Belt policies. Careful control of development within the countryside will continue to be important and the Borough Council notes that Gov- ernment proposals to relax permitted use rights in the countryside have been withdrawn after receiv- ing considerable opposition. Nevertheless, the countryside cannot be treated as a rural museum. It is bound to change and the policies in the Borough Plan Review are designed to manage those changes in an environmentally acceptable fashion, against the background of strategic policies for the Green Belt and for the countryside generally in Kent.

9.6 In 1989, the Countryside Commission published its policy statement entitled “Planning for a Greener Countryside”.Gravesham The Commission’s vision Borough of the countryside of theCouncil future is one that is attractive, diverse, of quality, accessible, thriving and environmentally healthy. Seven principles are proposed to guide the planning of the countryside, one of which specifically refers to Green Belts. This states as follows:-

“Green Belts should serve a wider purpose by helping to enhance natural beauty and opportunities for its enjoyment.”

- 47 - 9.7 Consistent with the Countryside Commission’s advice, in 1989, Kent County Council undertook the task of producing the Kent Countryside Strategy, in conjunction with other agencies (public, private and voluntary). The aims of the strategy are stated as:-

(a) “To conserve and enhance the landscape, ecology and historic heritage of the Kent countryside, thereby maintaining its character and diversity, taking into account the important role played by agriculture, horticulture and forestry in shaping the countryside.

(b) To encourage the provision of facilities to meet public demand for countryside recreation and improve access to the countryside in a manner consistent with the rural setting.

(c) To encourage rural development and services compatible with the character of the countryside and which contribute to the economic and social well-being of the rural community.”

The Borough Council supports the strategy and will encourage its implementation, insofar as it is compatible with the policies of this Borough Plan Review.

9.8 The severe storm of October 1987 resulted in considerable damage to the landscape of the Borough and the loss of thousands of trees, the crest of the North Downs and the Vigo area being particularly badly affected. Further storms in early 1990 increased the damage. The Borough Council intends to prepare a comprehensive landscape strategy for the Borough to help redress the situation.

The Borough Council’s Approach

9.9 In addition to protecting the Green Belt, the Borough Council’s objective is to conserve, protect and enhance the countryside. The main elements of this approach are:-

(a) Identification of, and adoption of conservation policies for areas of good quality farmland, attractive landscapes and important wildlife habitats.

(b) Restraint on development in the countryside.

Applications for development in the countryside whether they take the form of new development, change of use of existing buildings, replacement dwellings or extensions to dwellings, must be considered in the light of the relevant Approved Kent Structure Plan policies and in particular Poli- cies MGB2 and RS6.

9.10 As noted in Chapter 7 (Green Belt) most of Gravesham’s countryside lies within the Metropolitan Green Belt. Policy MGB2 of the Approved Kent Structure Plan reflects the Government’s intention that the strictest restraint shall apply within Green Belts and states as follows:-

“Within the Green Belt, there will be a strong presumption against permitting new development outside the presently defined extent of urban areas and the present built-up extent of any village, unless it conforms with the open recreation functions of the Green Belt or is directly related to agriculture or other uses appropriate to a rural area. Any development approved within the Metro- politan Green Belt will be required to be sited and designed so as to maintain the open character of the area”.Gravesham Borough Council

9.11 Policy RS6 of the Approved Kent Structure Plan restricts development outside rural settlements in the interests of countryside conservation and efficient use of land resources but provides for particular exceptions. It states as follows:-

- 48 - “Development will not normally be permitted in rural Kent other than at the villages and small rural towns unless:

(i) it is demonstrated to be necessary to agriculture, forestry, the winning or import of minerals or other land use essentially demanding a rural location; or

(ii) it relates to an acceptable change of use of redundant buildings, where the change would provide the best reasonable means of conserving the character, appearance, fabric and setting of buildings which are of architectural or historic interest, or whose loss would be detrimental to the character of the countryside; or

(iii) it consists of the acceptable re-use or redevelopment of the existing built area of redundant institutional complexes; or

(iv) it relates to the acceptable rebuilding or modest extension of a dwelling currently in residential use in an appropriate location; or

(v) it is the provision of public or institutional uses for which the rural location is justified;or

(vi) it is for businesses provided for under Policy RS5.

All such development will also be subject to Policy RS1".

Policy RS1 in turn makes clear that in the Green Belt, Green Belt Policy will be applied. (All the policies of the Approved Kent Structure Plan are set out in Appendix 3).

9.12 This Borough Plan Review needs to give further guidance as to what is acceptable in terms of these policies. The Borough Council has to determine a steady flow of planning applications, including those for the change of use of existing buildings and proposals for replacement dwellings and extensions to dwellings.

9.13 The Borough Council supports the policies of the Approved Kent Structure Plan for the conservation of the countryside and their long term protection of ASSA’s, SLA’s and AHNCV’s. Detailed examination at the local level of these countryside protection areas shown in the Kent Countryside Plan took place in the existing Borough Plan and no further changes are considered necessary in this Review.

9.14 In addition to this detailed examination of the local impact of these county-wide policies, the Bor- ough Council has also given consideration to a further layer of protection based on factors of local significance and these have been updated to reflect work by the Kent Trust for Nature Conservation.

Policies and Proposals

General Countryside Policy PolicyGravesham C0 Borough Council The Borough Council will give priority to conserving and enhancing the character and quality of the countryside. The development of “fresh land” will not normally be permitted in the countryside, most of which is designated Metropolitan Green Belt. Emphasis will be placed on the redevelopment of land and the husbanding of undeveloped land in the urban area for residential and employment uses in order to reduce pressures for development in the countryside.

- 49 - Policy for Areas of Special Significance for Agriculture

9.15 Almost all of Gravesham’s countryside falls within the Green Belt and apart from the policies and proposals set out in this chapter, all applications need to be considered in the light of Green Belt policies. The Borough Council supports the Approved Kent Structure Plan regarding the protection of good agricultural land and accepts in broad terms the boundaries put forward for the ASSA’s in the Kent Countryside Plan. The adjustments contained in the existing Borough Plan are continued. The most significant of these removes villages defined on the Proposals Map from inclusion within the ASSA’s. To include them, when there is no prospect of the land reverting to agricultural use, would tend to weaken the policy for the long term protection of the ASSA.

Policy C1

Policy CC3 of the Approved Kent Structure Plan, which defines Areas of Special Signifi- cance for Agriculture, will be applied to the areas delineated in this Plan. The Borough Council will give long term protection to these areas and will give priority to the needs of agriculture over other planning considerations.

Policy for Other Agricultural Land

9.16 The good agricultural land in the Borough is not all included within the Areas of Special Signifi- cance for Agriculture which, by their nature, relate to broad areas of land of county-wide significance. This does not mean that such land is not important. The Borough Council supports the Approved Kent Structure Plan policy of resisting development which will cause a loss of productive or potentially productive agricultural land.

Policy C2

The Borough Council will have regard to Policies CC1 and CC2 of the Approved Kent Structure Plan and will resist developments which will cause a loss of productive or potentially productive agricultural land or reduce the viability of farm holdings, unless it can be demonstrated that the need for the development overrides agricultural considerations and no alternative site on non-agricultural land is available. This policy will be applied with particular force to Grade 1 and 2 land and the better Grade 3 land.

Policy for Area of Outstanding Natural Beauty

9.17 Areas of Outstanding Natural Beauty are designated nationally by the Secretary of State for the Environment on the recommendation of the Countryside Commission. The primary objective of such designation is conservation and enhancement of the natural beauty of the landscape. The boundaries of AONB’s cannot be amended in local plans. The existence of the AONB (one of only 38 such areas across England and Wales to have been designated) needs to be taken into account by local planning authorities and that part of the Kent Downs AONB which falls within Gravesham is shown on the Proposals Map. There is a greater restriction on permitted development rights in the AONB than in other areas. The Borough Council will consult the Countryside Commission where development proposals would significantly affect Areas of Outstanding Natural Beauty. In 1990, the CountrysideGravesham Commission produced policies Borough for Areas of Outstanding Council Natural Beauty entitled “AONB’s - A Policy Statement”.

Policy C3

In Areas of Outstanding Natural Beauty, the Borough Council will expect all applications to contain sufficient details to enable the impact of the development to be assessed. Proposals which do not make a positive contribution to the environment will not nor-

- 50 - mally be permitted. In particular, a high standard of design and the careful siting of buildings will be expected.

Policy for Special Landscape Areas

9.18 The Borough Council supports the Approved Kent Structure Plan in protecting areas of attractive and distinctive landscape and broadly accepts the boundaries of SLA’s in Gravesham put forward in the Kent Countryside Plan. Minor amendments were incorporated in the existing Borough Plan in order to provide a more defensible boundary to the policy area. These adjustments remain. It is not considered necessary to remove villages from the Special Landscape Area, as the villages are a feature of the landscape. In those areas covered by both SLA and AONB designations, the landscape is recognised as being of national importance and therefore carries greater weight than landscape solely in the SLA.

Policy C4

Policy CC7 of the Approved Kent Structure Plan, which defines Special Landscape Ar- eas, will be applied to the areas delineated in this Plan. The Borough Council will give long term protection to these areas (which incorporate that part of the Kent Downs Area of Outstanding Natural Beauty which falls within the Borough) and will normally give priority to their landscape over other planning considerations.

Policy for Areas of Local Landscape Significance

9.19 Other parts of the Borough also have landscape significance but are considered more local in their impact than the broad areas of landscape included in the Special Landscape Areas. The Borough Council wishes to protect these areas.

Policy C5

In the following areas of local landscape significance delineated on the Proposals Map, development which will adversely affect the landscape quality of the area will be resisted, unless it can be demonstrated that there is no other suitable location:-

(i) The North Kent Marshes (east of Denton as far as the eastern boundary of the Borough) (ii) Ebbsfleet Valley, Northfleet (iii) The dry valley feature, west of Wrotham Road, Gravesend (iv) Mid Kent Golf Course, Gravesend (v) The dry valley feature south of the village of Higham Upshire (between the ridge carrying Hermitage Road and the Dillywood Lane area)

Landscape Strategy

9.20 As well as protecting significant existing landscape features, the Borough Council is anxious to enhance the landscape, both in town and country, in order to make good the damage caused by stormsGravesham and to assist in blending infrastructure, Borough whether existing orCouncil proposed, into the overall landscape.

Proposal PC1

Within its financial capabilities, the Borough Council will undertake significant landscaping to remedy storm losses and to help blend infrastructure into the landscape. Other bodies will also be encouraged to implement landscaping schemes.

- 51 - Policy for Areas of High Nature Conservation Value

9.21 The Borough Council supports the Approved Kent Structure Plan in protecting extensive tracts of those habitat types or physiographical features which are the most rare and the most sensitive to change. No reason is seen to disagree with the boundaries for the Areas of High Nature Conserva- tion Value in Gravesham, defined in the Kent Countryside Plan and those boundaries are reflected on the Proposals Map.

Policy C6

Policy CC9 of the Approved Kent Structure Plan, which defines areas of High Nature Conservation Value will be applied to the areas delineated in this Plan. Within these areas, development harmful to the maintenance of scarce and potentially vulnerable wildlife habitats will not be permitted.

Policy for Development Affecting Sites of Special Scientific Interest and Nature Reserves

9.22 It is recognised that there are tracts of land of importance for nature conservation which lie outside the Areas of High Nature Conservation Value. The Borough Council is required to consult English Nature on applications for planning permission which affect Sites of Special Scientific Interest. SSSI’s are designated by English Nature with the intention of protecting the nature conservation or geological interest of the site. The Borough Council will notify English Nature of development proposals at, or near, nature reserves or Sites of Special Scientific Interest.

Policy C7

Where development proposals affect National Nature Reserves, Local Nature Reserves or Sites of Special Scientific Interest directly or indirectly, the Borough Council will not permit such development, in accordance with Policy CC8 of the Approved Kent Struc- ture Plan, unless it can be shown that the proposals will not materially harm the maintenance of the scientific interest. Those Sites of Special Scientific Interest notified to the Borough Council before this Plan was prepared are shown on the Proposals Map and listed below:-

(i) Cobham Woods (ii) Great Crabbles Wood (iii) Halling to Trottiscliffe Downs (part) (iv) South Thames Estuary and Marshes (part) (v) Shorne and Ashenbank Woods

The policy will be applied to other such areas as and when they become known.

Establishment of Nature Reserves

9.23 The designation “Site of Special Scientific Interest” can only give a measure of protection to areas which have nature conservation value. To be fully effective, the promotion and enhancement of nature conservation requires positive action by specialist bodies and by the Borough Council. There- fore, theGravesham Borough Council wishes to encourage Borough the setting up of nature Council reserves and management agreements covering the use of sensitive areas of land. The Borough Council will survey its area to determine, in consultation with English Nature and other specialist bodies, such as the Kent Trust for Nature Conservation, whether nature reserves should be established and will consider the possibility of management agreements to regulate the use of such land and other land of nature conservation value.

- 52 - Policy for Sites of Nature Conservation Interest

9.24 Specialist bodies have demonstrated to the Borough Council that there are other areas which, although bearing no formal status, are worthy of protection because of their nature conservation interest. Policy CC10 of the Approved Kent Structure Plan gives protection to all habitats or features which have importance for nature conservation but because it is generally applied, may tend to result in specific features being overlooked. Accordingly, attention is drawn to the following sites of Nature Conservation Interest identified by the Kent Trust for Nature Conservation. Other sites may be identified as and when surveys are carried out.

Policy C8

Policy CC10 of the Approved Kent Structure Plan, which deals generally with the protection of habitats or features which have importance for nature conservation, will be applied:-

(A) In the Sites of Nature Conservation Interest indicated on the Proposals Map and listed below:-

(i) Court Wood, Shorne (ii) Pasture south of Istead Rise, Northfleet (iii) Henley Wood and Pasture, Luddesdown (iv) Ebbsfleet Marshes, Northfleet (v) Strawberry Hill pasture and woodland, Meopham (vi) Pasture and woods, south of Luddesdown (vii) Luxon Wood, Great Buckland (viii) Nurstead & Cozendon Woods, Nash Street (part Meopham,part Northfleet) (ix) Part of Happy Valley, Meopham (x) Pasture, Great Buckland (xi) Cliffe Pools, Cliffe (part in Gravesham Borough) (xii) Elbows Wood, Meopham (xiii) Whitehorse Wood and Holly Hill, Trottiscliffe (part in Gravesham Borough) (xiv) Grassland and scrub, Istead Rise (xv) Telegraph Hill, Higham (xvi) Pasture, Shorne

(B) To other sites and features of nature conservation value not formally protected where development is proposed.

Where appropriate, these designations will be supported by other protective measures such as Tree Preservation Orders and Article 4 Directions.

Policy where Countryside Zones Overlap

9.25 Around Cobham, Sole Street and Shorne, blocks of land are shown as part of both the ASSA and SLA. In some cases, such areas have also been identified as Sites of Nature Conservation Interest. Agricultural and countryside objectives need not necessarily conflict since the retention of important landscapeGravesham or wildlife features need not Boroughsignificantly affect agricultural Council productivity. Changes required in the interests of agriculture should be exercised with due regard to conserving important wildlife or landscape features. Nevertheless, the Borough Council is concerned that the position should be clarified where there is overlap. Bearing in mind the Government’s reduced emphasis on agricultural production expressed in PPG7, the Borough Council considers that the landscape importance of these areas should be re-emphasised.

- 53 - Policy C9

Within the areas delineated in this Plan as both ASSA’s and SLA’s, the Local Planning Authority will give priority to the landscape elements which are important to the essential character of the area and which should be conserved. In such areas which are also identified as Sites of Nature Conservation Interest, the needs of nature conservation will be paramount.

Countryside Management

9.26 The Borough Council is keen to use its planning powers to improve the quality of the countryside and to resolve, so far as is possible, conflicts between various land users. The Borough Council, Kent County Council, neighbouring authorities and the Countryside Commission are part of a joint venture, the North West Kent Countryside Project, which carries out small-scale environmental improvements in the countryside. Such schemes are expected in total to markedly improve the quality of the countryside but as they are all intended to be individually small in scale and will be introduced as and when circumstances permit, it would not be appropriate for these to be shown on the Propos- als Map.

9.27 The Borough Council is also now continuing to operate the Impact Project by itself (previously operated jointly by Gravesham and Kent County Council) and has widened its brief to cover the whole of Gravesham. The Impact Project is charged with environmental improvements, including landscaping works.

9.28 A third initiative relative to countryside management is the setting up of the Groundwork Kent Thames-side in North West Kent, supported by the County Council, district councils and local firms. This is likely to have a larger budget than the Countryside Project and will focus its attention on the urban fringe. It should accordingly be capable of tackling larger projects, such as major landscaping and derelict land reclamation.

Agricultural Dwellings

9.29 Policy RS6 of the Approved Kent Structure Plan seeks to restrict development in the countryside but provides for particular exceptions. Agricultural workers dwellings can be considered within this category but if the policy for rural areas is to remain effective, the number of exceptions must be strictly limited to those for which an overriding need can be demonstrated and for which no satisfactory alternative means of provision is available.

9.30 The Borough Council therefore considers that the following policy on agricultural dwellings will assist in ensuring that this form of development is tightly controlled.

Policy C10

The Borough Council will only give favourable consideration to applications for agricultural dwellings, where an overriding case can be demonstrated and when no satisfac- toryGravesham alternative means of provision is Boroughavailable. Council Such applications will be considered against the advice contained within PPG7 (Annexe E), other Government advice effective at the time and the following criteria:-

(i) The agricultural unit must be commercially viable of itself at the time of the application.

- 54 - (ii) Where the Borough Council’s agricultural adviser indicates that an existing and established agricultural unit is capable of becoming commercially viable, the siting of a caravan for a limited period may be considered.

(iii) It must be necessary rather than just convenient for an agricultural worker to be resident on the agricultural unit.

(iv) The Borough Council will need to be satisfied that there is no suitable housing available in the vicinity of the site.

(v) Care must be taken to select the most suitable site for the dwelling on the agricultural unit, in order to achieve a good relationship with existing farm buildings and the point of access and to minimise impact by making use of natural features.

(vi) The dwelling should be of a modest size and of a design appropriate to its Green Belt and countryside location.

Policy for Change of Use of Redundant Buildings in the Countryside

9.31 Gravesham’s countryside contains a large number of substantial and attractive agricultural buildings which, with normal repair and maintenance, can be expected to last for many years. When these are no longer needed for farming, the Borough Council will need to consider whether they might appropriately be re-used for other purposes which help to diversify the rural economy. The Borough Council will be particularly concerned to ensure that change of use of such buildings does not reduce farm viability and that the impact on the landscape of such changes is minimised. All applications will be considered in the light of Approved Structure Plan Policies MGB2 and RS6 and the criteria set out below in Policy C11.

Policy C11

Conversion of farm buildings to other uses will be permitted where:-

(i) It can be demonstrated that the building was originally erected as an agricultural building but is no longer needed for farming.

(ii) The building is a substantial one, of permanent construction and is in an appropriate location in relation to roads and services.

(iii) The building is attractive, in having some architectural, historic or landscape interest or being of a type representative of the Kent Countryside and the proposed alterations preserve that interest.

(iv) The proposed use will diversify the rural economy and not result in the longer term dilution of farm viability*.

(v)Gravesham The curtilage is confined toBorough the minimum necessary Council to operate the use.

(vi) The nature and intensity of the proposed use is not detrimental to amenity or traffic safety.

Footnote:

* This will often rule out residential conversion.

- 55 - Policy for Replacement Dwellings in the Countryside

9.32 Applications are made to the Borough Council from time to time for the replacement of existing dwellings in the Green Belt, usually because the existing dwellings are of poor construction and layout and reaching the end of their useful lives.

9.33 Policy RS6 of the Approved Kent Structure Plan referring to the countryside generally (but not the Green Belt) restricts development in rural Kent, but provides for certain exceptions which include the rebuilding or modest extension of dwellings in the countryside and at hamlets. However, Policy MGB2 of the Approved Kent Structure Plan relating to the Green Belt is more restrictive and makes no specific reference to replacement dwellings (other than development directly related to agriculture).

9.34 The Borough Council considers that guidance needs to be set out in this Borough Plan Review to provide consistency in dealing with such applications.

Policy C12

There will be a strong presumption against allowing the replacement of existing dwellings which will only be set aside if the following criteria are satisfied:-

(i) The existing dwelling must be an “original dwelling”* in permanent use as a dwelling. Proposals for the replacement of dwellings which are not “original” but which have gained immunity from the enforcement of planning control will be considered on their individual merits, having regard to their origins, their location and the nature of the accommodation they currently provide.

(ii) The existing dwelling must be in an appropriate location, meaning that it must be well related to existing roads and to essential services and must be in or close to an established rural settlement. The only exception to this criterion will be where the proposed replacement dwelling is required on the site for an agricultural worker, where the standard agricultural occupancy condition will be imposed.

(iii) The replacement dwelling must be of similar scale and mass to the existing dwelling and must be no larger than the existing dwelling, unless it can be demonstrated that modest enlargement+ is required to allow the provision of essential basic amenities such as a bathroom, toilet or kitchen, which currently do not exist or are clearly inadequate or to meet the special needs of the occupants.

(iv) The internal layout of the replacement dwelling shall not be such as to facilitate its later subdivision.

(v) The replacement dwelling should normally occupy the same site as the existing dwelling. Where it is agreed that the replacement dwelling may be located elsewhere on the plot, adequate safeguards# will be required to ensure the demoli- Graveshamtion of the existing dwelling. Borough Council (vi) The existing or proposed means of access, including access for fire fighting appliances, must be satisfactory.

(vii) The existing or proposed site drainage and means of soil and waste disposal must be satisfactory.

- 56 - Footnotes:

* “Original dwelling” for the purpose of this policy and policy C13 means a building in permanent residential use at 1st July 1948 or subsequently erected as a permanent dwelling in accordance with planning permission in that behalf.

+ In such cases the modest enlargement should not in any case be greater than one third of the floorspace of the existing dwelling excluding garage(s) and outbuildings and the replacement of bungalows by dwellings of two or more storeys will be resisted.

# “Adequate safeguards” will normally mean a planning condition and/or a formal agreement under Section 106 of the Town and Country Planning Act 1990.

Policy for Extensions to Dwellings in the Countryside

9.35 Policy RS6 of the Approved Kent Structure Plan seeks to restrict extensions to dwellings in the countryside to modest extensions. However, Policy MGB2 of the Approved Kent Structure Plan relating to the Green Belt is more restrictive and makes no specific reference to extensions to dwellings (other than development directly related to agriculture). The Borough Council interprets these policies as seeking first to maintain the open character of the Green Belt in Gravesham and secondly, to retain a stock of rural dwellings of modest size which are a feature of the Kent countryside.

Policy C13

Extensions to dwellings will be considered on their merits but the Borough Council will expect the following criteria to be satisfied:-

(i) The existing dwelling must be an “original dwelling”* in permanent use as a dwelling.

(ii) There will be an overall limit of one third of the gross floor area of the original dwelling (measured externally) prior to any later extension or alteration, unless the increased floorspace has no overall effect on the existing bulk and appearance of the dwelling.

(iii) Those extensions which provide essential basic amenities such as a bathroom, toilet or kitchen, which are currently not available or are clearly inadequate, will normally be permitted.

(iv) The extension shall not be in a form which would facilitate the future formation of a separate residential curtilage.

(v) The dwelling to be enlarged must have sufficient curtilage to accommodate the extension without undue visual intrusion into the open countryside.

(vi) The appearance, massing, scale, form and materials of any extension shall be Graveshamappropriate to the existing Boroughdwelling and the Green BeltCouncil setting. (vii) Proposals for domestic garages and for other outbuildings will be considered on their individual merits but will be required to be well designed, discreetly sited and subservient to the scale of the main dwelling on the plot.

Footnote:

* For definition of “original dwelling” see footnote to policy C12.

- 57 - Culverstone Valley Area

9.36 The Green Belt in Gravesham contains a unique area of chalets and caravans occupying some 250 acres of land at Culverstone which was originally divided up and sold off to individuals in the 1930’s.

9.37 This has resulted in an assortment of caravans, chalets and shacks being erected or brought onto the plots, originally for weekend and holiday use. From the outset, much of the development pre-dated planning controls but successive planning regimes have failed to stem the drift towards permanent occupancy of what is now a growing majority of the plots.

9.38 The area has poor access and generally lacks metalled roads, proper drainage and individual water supplies. It is included within an area where Green Belt and Special Landscape Area policies apply.

9.39 In controlling development within this unique area, the Borough Council has the following objectives:-

(a) To maintain a general policy of restraint on new development consistent with the Green Belt and Special Landscape status of the area.

(b) To improve the overall environment to a level commensurate with the permanent residential occupancy of existing authorised development.

(c) To improve existing authorised chalets and caravans in appropriate locations to a standard appropriate for permanent occupancy.

(d) To retain the dominance of the landscape over the built environment.

(e) To retain, protect and enhance the wooded character of the area.

Policy C14

In addition to the Green Belt, Landscape and Countryside policies contained in this Written Statement, the following additional requirements will also therefore be applied in the Culverstone Valley Area, as defined on the Proposals Map:-

(i) New weekend and holiday chalets and caravans will not be permitted.

(ii) Proposals for the replacement of existing authorised chalets and caravans*, or the extension of existing authorised chalets*, on occupied plots will be considered on their individual merits but the Borough Council will expect the following criteria to be satisfied:-

(A) The existing caravan or chalet must be “authorised”* and must be neither derelict or abandoned at the time of the application nor have been so for a substantial period prior to the receipt of the pending planning Graveshamapplication. Borough Council (B) The chalet or caravan to be replaced must be demolished or removed from the site before any replacement structure is first occupied.

(C) Replacement accommodation will be for permanent occupation but will be limited to bungalows of not more than 1,000 sq. feet (92.9 sq. metres) of gross area (measured externally) and of a design appropriate to a rural area.

- 58 - Gravesham Borough Council

Area in which Policy C14 applies (Culverstone Valley Area)

- 59 - (D) That not more than one unit of accommodation will be allowed on each plot.**

(iii) Redevelopment will be limited to plots in appropriate areas. In particular, redevelopment will not be permitted on plots which are inaccessible to the normal range of service or emergency vehicles nor on plots where the existing water supply or means of soil and waste disposal are unsatisfactory. Bulk gas storage tanks will be permitted only where the Kent Fire Brigade raise no objection.

(iv) Controls will be placed on the construction of new and additional outbuildings and related structures to ensure that their number, size and design, do not conflict with the open rural qualities of the area.

Footnotes:

* “Existing authorised caravans and chalets” for the purpose of this policy means those existing with the benefit of a valid planning permission or known to have existed 10 years prior to the pending application for planning permission, but which were not derelict/abandoned and have not become so since.

** For the purpose of this policy, a plot means one which is known to have existed 10 years prior to the pending application for planning permission or as subsequently formed by the amalgamation of more than one plot.

9.40 In co-operation with the Residents’ Associations representing the area, the Borough Council will produce design advice for plotholders on matters such as driveways, fencing and outbuildings, will seek to encourage a programme of tree preservation, woodland management and new planting in the area and will encourage the lawful incorporation of unused, unoccupied and derelict plots into adjacent lawfully occupied plots.

Policy for Businesses in the Villages and the Countryside

9.41 Policies of restraint relating to the protection of Green Belt and the countryside militate against industrial and other business development in Gravesham’s countryside. Moreover, the cost of providing services can be considerable and the rural road network is generally unable to accommodate the type of traffic associated with industrial development. Opportunities for businesses in the Green Belt will be limited to the re-use of redundant agricultural buildings, as specified in Planning Policy Guidance Note No. 2 (Green Belts). However, the Borough Council recognises that Planning Policy Guidance Note No. 7 (The Countryside and the Rural Economy) encourages the formation and growth of small-scale rural businesses. Such economic activity can provide employment, prevent the loss of essential rural services and generally contribute to the rural community.

9.42 Farmshops and garden centres can cause particular problems, because of their propensity to expand and because of environmental and traffic problems which can be associated with such uses.

Policy C15

Applications for the establishment or expansion of industrial, office and other small businessesGravesham in the countryside and the Borough villages will be the subject Council of the Approved Kent Structure Plan Policies RS1, RS4 and RS5. In the case of applications for farmshops and garden centres, the Borough Council will be particularly concerned to ensure that there is no detriment to highway safety and rural amenity.

- 60 - Policy for Leisure Plots and Land Fragmentation

9.43 The fragmentation of landholdings can result in undesirable developments which can present a serious threat to the character and appearance of the countryside. Fragmentation can result from difficulties in selling agricultural holdings in one unit because of the cost involved or from pressures for non-agricultural uses, such as leisure plots and horse-riding or because higher prices can be achieved by fragmenting holdings. Such pressures for recreational activities are particularly strong in areas such as Gravesham, where the countryside is close to large urban centres, including London. Even where the land remains in agricultural use, fragmentation can lead to pressures for additional “agricultural” dwellings. Generally, the fragmentation of holdings is not subject to planning control but the Borough Council intends to use its planning powers to control pressures for development which may arise as a result of that fragmentation. A particular problem is the sub-division of land to form leisure plots.

Policy C16

The Borough Council will resist development on fragmented land and leisure plots and it will reinforce existing planning controls on such land as appropriate to the circumstances in each case, in order to restrain the damaging effects on the countryside.

Policy for the Use of Land for Horse-riding and the Erection of Stables

9.44 These may be associated with land fragmentation. Whilst the use of land for the riding of horses is appropriate to the open recreation functions of the Green Belt, it can be detrimental to landscape and agricultural policies. The location of the Borough is such that there is considerable pressure for such activities. The erection of stables and horse shelters can, unless well designed and properly sited, be detrimental to the appearance of the countryside. The provision of jumps and other structures can look unsightly. Vehicles and trailers visiting the premises and inexperienced horse-riders on the public highway can be detrimental to road safety. The policy is designed to recognise the demand for such facilities but to carefully control their location and appearance.

Policy C17

Proposals for the recreational use of land in the countryside for horse-riding, riding schools and the erection of stables will only be permitted if they are compatible with the agricultural, landscape and transport policies of this Plan. Where proposals are acceptable in principle, the Borough Council will expect stables and horse shelters to be properly designed and constructed of sound materials appropriate to the countryside and to be in an acceptable location within the site.

Incorporation of Additional Land into Residential Gardens

9.45 Householders in the countryside increasingly seek to enlarge their gardens by the purchase of land from adjoining farm holdings or woodland. Repeated on a large scale, such activity would have the effect of significantly reducing the amount of productive agricultural land in the Borough and reducing theGravesham quality of its wooded areas. IfBorough accompanied by felling andCouncil the construction of domestic outbuildings and other structures, it could also be seriously detrimental to the appearance of the countryside.

Policy C18

The incorporation of productive or potentially productive farmland and woodlands in the countryside into residential gardens will be resisted.

- 61 - Where appropriate, the Borough Council will seek to minimise the environmental effects by the making of Article 4 Directions and Tree Preservation Orders on affected land.

Policy for Non-agricultural Open Uses in the Countryside

9.46 As a reflection of the declining importance of the countryside for agricultural production per se, there has been a growing pressure from rural landowners and others to use surplus land for non- agricultural pursuits. These include golf courses, field sports, sports pitches, paintball games and flying. Whilst many of these activities are of an open character and generally compatible with a rural environment, it is necessary to ensure that high quality agricultural land is not irreversibly damaged, that areas of special landscape or nature conservation value are not harmed, that the interests of those who live or work in the countryside are properly taken into account and that the traffic capacity of the rural road network is considered. Buildings associated with non-agricultural uses can present problems and these need to be carefully controlled and their impact on the countryside minimised.

Policy C19

Non-agricultural pursuits will be permitted in the open countryside where it can be demonstrated that there will be no damage to features of acknowledged importance, including areas subject to countryside protection policies, the local residential environment and traffic safety. Environmental enhancement will be encouraged.

Gravesham Borough Council

- 62 - Chapter 6

Townscape, Conservation and Design

Gravesham Borough Council 6. TOWNSCAPE, CONSERVATION AND DESIGN

The Situation as Surveyed

6.1 Few buildings survive in the urban area of Gravesend and Northfleet dating from before 1800. The modern growth of Gravesend and Northfleet dates from the early 19th Century and there is a fine range of buildings dating from the period 1815 to 1850. More buildings have survived from before 1800 in the rural area, both in the historic cores of villages and as isolated buildings in the countryside.

6.2 Gravesham has about 450 listed buildings, 20 conservation areas and 6 Scheduled Ancient Monu- ments. A further 355 buildings are indicated on the “Local List” as of interest but not statutorily protected.

Changes since 1987

6.3 A comprehensive review of conservation areas in the Borough was carried out as part of the work on this review of the Borough Plan as a result of which 5 conservation areas were designated in 1990. Significant environmental improvement work has continued as part of the Impact scheme.

The Borough Council’s Approach

6.4 The Borough Council’s objective is to conserve and enhance important features of the built environment. The main elements of this approach are:-

(a) Identification of, and adoption of, policies to protect and enhance areas of good townscape, buildings of architectural and historic interest and archaeological sites.

(b) Planning policies to encourage high standards of design in new buildings, shopfronts and advertisement displays.

(c) Safeguarding conservation areas, preparing conservation studies as time allows and carrying out environmental improvements.

(d) Encouraging action to improve and protect the urban environment.

6.5 The money available for historic buildings grants to assist in the upkeep of listed buildings is very limited. The approach is to offer grants only in relation to the additional expenditure arising from the use of traditional design or materials necessary to a listed building. The finding of appropriate new uses for listed buildings is a key part of the approach. This tends to be more of a problem in the town than in the country, where there is considerable demand for properties to convert.

6.6 The Borough Council is also concerned to ensure that the environment generally is improved by achievingGravesham a good standard of design in new Borough development and by seeking Council improvements in the appearance of run-down areas. This is an important part of the promotion of an improved image for the Borough, which links with the desire to assist economic regeneration. The Borough Council has been and will continue to be active in environmental improvements through programmes such as Impact, Groundwork and the North West Kent Countryside Project.

- 33 - Policies and Proposals

General Townscape, Conservation and Design Policy

Policy TC0

The Borough Council will give priority to conserving and enhancing the built environment in both the urban area and the countryside. Particular importance will be attached to:-

(i) The design of new development.

(ii) The safeguarding and enhancing of conservation areas.

(iii) Environmental improvement schemes.

(iv) The preparation of a landscape strategy for the Borough.

Design of New Developments

6.7 New development has an important role to play in contributing to the economic well being of the Borough but it is important to ensure that it blends well with its surroundings, whether the development is in town or country. For example, the local environment needs to be protected from the intrusive effects of high buildings. Where developments are outside planning control, as with certain types of agricultural buildings, the Borough Council will nevertheless seek co-operation to ensure that their design is appropriate for the area.

Policy TC1

The Borough Council will not normally permit proposals for new development which cause harm to interests of acknowledged importance. Applications will be considered in accordance with the following design principles:-

(i) The scale and massing of the buildings should normally be in keeping with their surroundings.

(ii) The design of new developments should accord with the principles of the Kent Design Guide and in the case of residential development, with Housing Policies H2 and H3 of this Plan.

(iii) The design of any alteration or extension shall respect the character and appearance of the existing building and safeguard the privacy and amenity of adjoining residents.

(iv) Materials used should be of good quality and sympathetic to the area concerned.

PolicyGravesham for Listed Buildings Borough Council

6.8 The Borough Council’s approach is to resist unsympathetic development, whilst ensuring that these buildings have an economic use which will lead to their proper maintenance. All applications for listed building consent need to be fully detailed.

- 34 - Policy TC2

The Borough Council will adopt the following approach to applications affecting listed buildings:-

(i) Proposals which involve the demolition of listed buildings will not be granted consent unless the applicant is able to demonstrate substantial and overriding reasons why such consent should be forthcoming. In those few cases where the Borough Council is satisfied that there is no alternative but to grant consent for such demolition, all available means will be used to secure early and appropriate redevelopment.

(ii) In the case of applications for development involving alterations or extensions to listed buildings or affecting the setting of listed buildings, the primary consideration of the Borough Council will be the maintenance of the integrity of the original listed building. Proposals will also need to be sympathetic to the listed building in terms of massing, scale, appearance and materials.

(iii) Applications for the change of use of listed buildings will be considered on their merits, in relation to the land use policies set out in this Written Statement. A major consideration will be whether the character or appearance of the listed buildings will suffer as a result.

Development Affecting Conservation Areas

6.9 It is especially important that new developments in conservation areas make a positive contribution and Borough Council policies will require a high standard of design and materials in any new development in such areas. Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires the Planning Authority to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas. There is also a greater restriction on permitted development rights in conservation areas than elsewhere.

Policy TC3

The Borough Council will adopt the following approach to applications for development within or affecting conservation areas:-

(i) Where development is acceptable in relation to other policies in this Plan, it will be carefully judged for its impact and will be expected to make a positive contribution to the conservation area. The Borough Council will expect applications to contain sufficient details to enable the impact of the proposal upon the conservation area to be assessed.

(ii) The demolition of unlisted buildings will be resisted unless the Borough Council is satisfied that the existing building is harmful to the conservation area and that the proposals for redevelopment or other use of the site will be beneficial. To this end, the Borough Council may, in suitable cases, require an agreement for the replacement of Graveshamthe building or other suitable treatmentBorough of the site, prior Councilto the granting of conservation area consent for demolition.

Improvements to Listed Buildings and Conservation Areas

6.10 Funds for the maintenance and improvement of listed buildings, and for the environmental improvement of conservation areas, are likely to be limited. Nevertheless, it is important that the designation of conservation areas is not seen as a goal in itself but that it should lead to positive steps to improve

- 35 - the environment in these areas which are recognised as having a special character. Environmental improvements are normally carried out as part of the Impact Project, which also manages the two Town Schemes at High Street and at Harmer Street, Gravesend.

Policy TC4

The Borough Council will, within the limits of available resources, continue to carry out studies and make available funds to assist:-

(i) In the maintenance and improvement of listed buildings.

(ii) In the environmental improvement of the Borough and particularly of its conservation areas.

Archaeological Sites

6.11 Gravesham, extending from the alluvium of the Thames estuary southwards on to the North Downs, has an interesting and varied archaeological past, with sites ranging in date from earliest times through to the modern period. Of particular significance are the Palaeolithic discoveries from the gravel terraces above the Thames.

6.12 The protection and/or recording of deposits of this date will be afforded a high priority. Other archaeological remains of interest include Neolithic occupation sites in the Ebbsfleet valley, Roman occupation and industrial sites, sixteenth century blockhouses at Gravesend and Milton, and coastal defence works at New Tavern and Shornmead Forts.

Policy TC5

The Borough Council will promote the identification, recording, protection and enhancement of archaeological sites, ancient monuments and historic landscape features and will seek to encourage and develop their educational, recreational and tourist potential through management and interpretation.

Scheduled Ancient Monuments

6.13 Scheduled Ancient Monuments comprise a well preserved prehistoric bowl barrow in Ashenbank Wood, Cobham (Kent SAM 322); the Roman building and later earthworks in Cobham Park, Cobham (159); the fourteenth century building known as Milton Chantry, Gravesend (38); the Gravesend blockhouse (379) built in 1539 by Henry VIII; Aspdin’s kiln (200), a brick structure built in 1845 and thought, from an attached tablet, to be the “earliest known Portland Cement Kiln”; and Neolithic sites near the Ebbsfleet, Northfleet (268a). These sites are marked on the Proposals Map. Sched- uled Ancient Monuments are of national importance and there will be a presumption against development likely to cause damage to the site itself or its setting.

PolicyGravesham TC6 Borough Council

Proposals for development on, or near, the site of a Scheduled Ancient Monument which damages or destroys its setting will be normally refused.

Other Archaeological Sites

6.14 On the basis of the information contained in the Sites and Monuments Record a number of Areas of Archaeological Potential will be marked on the Borough Council’s constraints maps. Within these

- 36 - areas further consideration will be given to the possible archaeological implications if development were to take place. Prospective developers should consult the Borough Council at an early stage, perhaps even prior to submitting a formal planning application, in order to establish the possible archaeological implications of any proposals. In certain cases, developers may be expected to furnish information, prior to the determination of an application, on the nature and quality of any archaeological remains on the site of the proposed development.

6.15 In order to obtain the requisite information, archaeological evaluation may be necessary to a specification and standard approved by the Borough Council. An archaeological statement or evaluation may also be required in respect of any large scale development proposals affecting land outside areas of archaeological potential. Not all important archaeological sites are Scheduled Ancient Monuments; there will be a presumption against development of such sites. The Borough Council will generally seek to avoid development on other archaeological sites, but, where this is not possible or justified, will endeavour to mitigate damage to the archaeological remains by sympathetic foundation design and location of open space. Where development is permitted, an appropriate level or archaeological investigation will be required in advance of or during development, so as to ensure “preservation by record”.

Policy TC7

Throughout the Borough Plan Review area, development on important archaeological sites will not normally be permitted. On archaeological sites where permanent preservation is not warranted, applications will normally be refused unless arrangements have been made by the developer to ensure that time and resources are available to allow satisfactory archaeological investigation and recording of, by an approved archaeological body to take place in advance of or during development. The specification and programme of work for the archaeological investigation, including its relationship to the programme of development are to be submitted to and approved by the Borough Council. In order to determine a planning application the Borough Council may require the developer to provide additional information, in the form of an assessment of the archaeological or historic importance of the site in question and the likely impact of development. In certain cases, such an assessment may involve an evaluation excavation. Planning permission may be refused without adequate assessment of the archaeological implications.

Advertisement Control

6.16 Advertisements by their very nature draw attention to themselves and the buildings on which they are displayed and are important elements in the street scene. The Borough Council will seek to ensure good quality advertisement displays.

Policy TC8

All applications for advertisement consent will be examined in the light of the Borough Council’s adopted policy guidelines for advertisement control and displays which are detrimental to public safety or to amenity will be resisted.

The GuidelinesGravesham are published as supplementary Borough planning guidance. Council

Shopfronts

6.17 Shopfronts of modern design often sit uneasily in traditional buildings. At the same time, attractive shopfronts are a feature of the economic prosperity of the town. Although there is a need for shopfronts everywhere to be well mannered, this is particularly so in conservation areas, and on listed buildings. The Borough Council has therefore prepared a design guide with the aim of encouraging and promoting a more sensitive approach to shopfront design.

- 37 - Policy TC9

The Borough Council will resist developments which would result in:-

(i) Existing shopfronts of traditional design and materials being lost.

(ii) The installation of security grills and shutters on the exterior of shopfronts.

In the case of (ii), the Borough Council is aware that the need to preserve amenity must be balanced with measures to prevent crime. Particular shops in certain areas may require the installation of security measures to prevent burglary and vandalism taking place and this will be a material consideration. However, wherever possible, the Borough Council will seek to achieve such measures in a form which is not detrimental to amenity.

Landscaping

6.18 The protection of areas of good landscape quality is an important feature of the Plan and is dealt with in Chapter 9 (Countryside). However, landscape is also important as a feature of the urban area and the villages and the protection of important local features must be ensured both in town and country. The storm of October 1987 seriously affected many parts of the Borough and thousands of trees were lost. Storms in 1990 caused further damage. The Borough Council has, along with other agencies such as Kent County Council, the Countryside Commission and Task Force Trees, been working hard to replant badly affected areas. The main parts of the Borough Council’s approach are:-

(a) Protection of important trees and woodlands, including those listed in the Provisional In- ventory of Kent’s Ancient Woodlands (Revised 1990), by making Tree Preservation Orders, particularly where there is evidence that they are under threat.

(b) Encouragement for the protection of important hedgerows.

(c) Continued assessment of the extent of storm damaged areas coupled with a replanting programme.

(d) Preparation of a Landscape Strategy for the Borough (see also Paragraph 9.20). This will seek the protection of features of landscape importance throughout the Borough. It would incorporate trees and woodlands, as referred to in (a) above and also include such features as small copses, hedgerows, meadows and ponds. The strategy will take into account the strong inter-relationship between retention of a diverse landscape and nature conservation interests. Particular importance will be given to safeguarding the habitats of species protected under Schedules 5 and 8 of the Wildlife and Countryside Act 1981 (as amended by the Wildlife and Countryside [Amendment] Act 1985) and where opportunities arise, to creating features and areas of wildlife interest within the urban environment.

(e) Insistence on adequate landscaping in approving proposals for development.

PolicyGravesham TC10 Borough Council

In new developments, the Borough Council will normally require the submission of details of the landscaping proposed and will use its powers to ensure that such landscaping is implemented. Developments will not normally be permitted which would result in the destruction of:-

(i) Protected trees and woodlands.

(ii) Other important landscape features. - 38 - (iii) Habitats of nature conservation value, particularly where species protected under Sched- ules 5 and 8 of the Wildlife and Countryside Act 1981 (as amended by the Wildlife and Countryside [Amendments] Act 1985) would be adversely affected.

Policy Concerning Forecourt Parking

6.19 The parking of vehicles on forecourts tends to be untidy and to damage the surface of both the forecourt and adjacent footways and cause dangerous conditions for pedestrians. The policy seeks to lessen this problem. The Borough Council will use the measures available to it to restrict the parking of vehicles on forecourts and to prevent the parking of vehicles on or obstructing footways.

Policy TC11

The Borough Council will survey the extent of forecourt parking in its area and seek to reduce it in consultation with landowners and occupiers and through programmes of environmental improvements. Proposals which involve the use of forecourt parking will be resisted, unless it can be demonstrated that:-

(i) There are no environmental disadvantages.

(ii) There is a properly constructed crossover.

(iii) Vehicles can be physically separated from pedestrians using public footways.

(iv) Their use does not create danger for pedestrians or traffic or obstruct the free flow of vehicles.

Policy for Vacant Sites

6.19 Inevitably there will be occasions when sites remain undeveloped for periods of time. Such vacant sites tend to look unattractive. Yet, given adequate treatment, they can make a positive contribution to the environment.

Policy TC12

The Borough Council will encourage the use of vacant and underused buildings and sites, on a temporary basis, until a permanent user arises. It will also seek to have vacant buildings and sites maintained in a condition where they make a positive contribution to the visual environment.

Gravesham Borough Council Note - page 40 is blank in the original document

- 39 - Chapter 7

Green Belt

Gravesham Borough Council 7. THE GREEN BELT

The Situation as Surveyed

7.1 The Metropolitan Green Belt (MGB) is an area of general restraint around London, in which it is intended to safeguard open land from development. The functions of the Green Belt are set out in the Explanatory Memorandum of the Approved Kent Structure Plan but are reproduced here for con- venience. Its general regional functions are:-

(a) To contain the further outward growth of London.

(b) To prevent the merging of existing towns and settlements.

(c) To preserve an area of mainly open country, for the enjoyment of residents of heavily built- up areas.

(d) To preserve the special character of historic towns.

(e) To assist in urban regeneration.

The particular functions of the Green Belt in Kent are:-

(f) To preserve the open country between the edge of Greater London and the urban areas of the Medway Towns, Maidstone/Malling and Tunbridge Wells.

(g) Near London, to curb the growth and preserve the separate identities of settlements in the area between Dartford and Swanley and in the Darent Valley north of Eynsford.

(h) Further out, to maintain the break between Gravesend and the Medway Towns; to restrict the expansion of settlements south of the A2 including New Ash Green, Hartley, Longfield, New Barn, Istead Rise and Meopham, in order to prevent further suburbanisation and preserve their identity; to restrain further expansion between Tunbridge Wells, Southborough and Tonbridge; and to define the western edge of the Maidstone - Malling urban area and curtail development in the transport corridor towards London.

The Borough Council’s Approach

7.2 The Borough Council’s objective is to safeguard the Green Belt in Gravesham in view of its local and wider regional importance. The main elements in the approach are:-

(a) Precise definition of the area to which Green Belt policies apply in the Borough, taking account of Government advice set out in Circular 14/84 and PPG2. (b)Gravesham Strict control of development in theBorough Green Belt. Council To these ends, the precise boundaries of the Green Belt in the Borough have been carefully re- examined in this Review and minor adjustments made where appropriate.

- 41 - Policies and Proposals

Policy for the Green Belt in Gravesham

7.3 The Borough Council considers that, within Gravesham, Green Belt policies should apply to all land within the Borough lying south of the A2 and generally to the east of Gravesend, except for land lying within the boundaries of villages as identified on the Proposals Map.

Policy GB1

Green Belt policies, as set out in the Approved Kent Structure Plan (See Appendix 3), will be applied in the areas indicated on the Proposals Map.

Policy for development in the Green Belt

7.4 Applications for development in the Green Belt, whether they take the form of new development, change of use of existing buildings, replacement dwellings or extensions to dwellings, must be considered in the light of the relevant Approved Kent Structure Plan policies. Policy RS6 of the Approved Kent Structure Plan restricts development in the countryside to a number of specific categories which can be summarised as:-

(a) That necessary for agriculture, forestry and the winning of minerals, or other land use essentially demanding a rural location.

(b) Acceptable changes of use of redundant buildings of character.

(c) Acceptable re-use or redevelopment of the existing built-up area of redundant institutional complexes.

(d) Rebuilding or modest extension of existing dwellings in appropriate locations.

(e) Public or institutional uses for which the rural location is justified.

Structure Plan policy for the Green Belt is even more restrictive, giving a strong presumption against new development except that related to open recreation and agriculture. Further guidance as to what is acceptable in terms of these policies and certain of the categories is set out in Chapter 9 (Country- side).

Policy GB2

There will be a strong presumption against permitting new development in areas subject to Green Belt policies, other than in accordance with Approved Kent Structure Plan Policy MGB2. Gravesham Borough Council

- 42 - Chapter 13

Parking

Gravesham Borough Council 13. PARKING

The Situation as Surveyed

13.1 The provision of an adequate supply of parking spaces is clearly important for the life of the Borough’s commercial centres, especially Gravesend Town Centre.

13.2 Car parking in Gravesend Town Centre has been studied as part of the work on the North West Kent Transpor- tation Study. At present there are around 2,800 off-street public car-parking spaces in Central Gravesend, as defined on the Proposals Map. In addition, nearly 2,000 car parking spaces are available or are proposed on Imperial Business Estate. These are capable of use by the public visiting this site or the Town Centre. During the Plan period, pressures for development on existing surface car parks may well reduce the available car parking, unless additional provision can be made elsewhere in the Town Centre.

The Borough Council’s Approach

13.3 The Borough Council’s objective is to maintain an adequate supply of publicly available parking facilities, particularly in Central Gravesend. The main elements of the approach are:-

(a) Identification of new parking facilities.

(b) Policies to protect existing facilities as far as possible.

13.4 The Borough Council’s approach is to carefully monitor the supply of public car-parking facilities and to take any opportunities to provide additional spaces to offset expected losses, arising from the development of sites. At some critical locations, such as Parrock Street, there will be a need to ensure that public spaces lost are replaced as a requirement of the development.

13.5 In 1986, Kent County Council prepared revised vehicle parking standards, as a basis on which to assess whether adequate parking provision is made in new development seeking planning permission. Gravesham Borough Council adopted these standards (with a local interpretation) in 1987. A further review is currently in progress. In applying vehicle parking standards, the Borough Council will wish to draw a careful balance between the need to provide adequate parking facilities and the wish in many instances to see development proceed.

Policies and Proposals

Public Car Parking in Central Gravesend

13.6 The Borough Council will endeavour to maintain an adequate supply of public car parking in Central Graves- end throughout the plan period. To this end, it will carefully monitor the situation.

Policy P1

The Borough Council will seek to maintain an adequate supply of publicly controlled off-street parking spaces within Central Gravesend through the Plan period and will promote new parking spaces, as the need and opportunities arise, either temporarily or permanently,Gravesham so far as this is consistent Borough with the other policies Council and proposals of this Plan. The Borough Council will also encourage schemes for the use of private non- residential car parking spaces by the public, at appropriate times, and will, in associa-

- 87 - tion with Kent County Council, examine the scope for parking on-street within the Plan area.

In pursuance of Policy P1:-

Proposal PP1

The Borough Council will seek to achieve the optimum level of public car parking provision, consistent with other objectives of this Plan, as developments take place, in accordance with the Proposals Map by requiring development at each of the following sites to incorporate public car parking facilities, in addition to parking required under Policy P3:-

(i) Horn Yard, Bull Yard and the Open Market (ii) Milton Place (iii) Parrock Street (iv) Eden Place

Car Parking Pricing Policy

13.7 It is not sufficient merely to ensure that sufficient public car parking spaces are available in the Town Centre. A balance needs to be drawn to ensure that the differing requirements of shoppers, commuters and Town Centre workers are met.

Policy P2

The Borough Council will, in association with Kent County Council, as Highway Au- thority, regulate the use of publicly available parking in Central Gravesend by pricing policies and also in the case of off-street parking, by controlling the opening hours of each car park, in order to ensure that the correct balance is maintained between long and short-stay parking.

Provision of Public Car Parking Elsewhere

13.8 A small number of publicly available off-street car parks are operated elsewhere in the Borough and are normally associated with local centres or are provided by British Rail specifically for the use of train travellers. Some provision is also made related to the A2 trunk road.

Lorry and Coach Parking

13.9 The provision of off-street parks for lorries and coaches is a concurrent function of the Borough Council and of the Kent County Council as Highway Authority. Provision is made for facilities associated with the A2 trunk road. Although there is a need for such facilities in the urban area, in order to reduce the incidence of overnight parking in the street, it has not been possible to identify a suitable site.

PolicyGravesham for Vehicle Parking Standards Borough Council 13.10 It is important that sufficient provision for car parking should be made to serve new development. Occasion- ally, there may be good reasons why provision or full provision cannot be made on the site of the development, in which case the Borough Council will require developers to contribute financially to the provision of the

- 88 - balance of the car-parking, in publicly controlled off-street car parks.

13.11 Since the 1986 Vehicle Parking Standards were produced, changes have been made to the Use Classes Order and in some cases, particularly in employment uses, it is difficult to equate the use class to a particular parking standard. This is likely to be a special problem with the new B1 Use Class, which covers a wide range of activities.

Policy P3

The Borough Council will expect development to make provision for vehicle parking, in accordance with the Kent County Council Vehicle Parking Standards, as interpreted by Gravesham Borough Council, unless justified as an exception. All vehicle parking provision should normally be made on the development site. In the case of proposals for development in Class B1, as defined in the Town and Country Planning (Use Classes) Order 1987, the Borough Council will expect car parking provision to be made at the standard for offices and will also require lorry parking and manoeuvring areas to be provided, unless the applicant is willing to enter into an agreement to restrict the uses to which the permission relates.

The Vehicle Parking Standards, including Gravesham Borough Council’s local interpretation, are available as supplementary planning guidance.

Commuted Car Parking Payments

13.12 Occasionally, there may be good reason why provision or full provision for vehicle parking should not be made on the site of the development. Normally, these situations will only arise in Central Gravesend and will be because the Borough Council wishes for townscape reasons, to permit a development which could otherwise not be accommodated on the site or, in the interests of the pedestrian environment, wishes to restrict the amount of traffic calling at the site itself. In such cases, the Borough Council will require developers to contribute financially to a fund for the provision of the balance of the car parking in a publicly controlled off- street car park.

13.13 The purpose of the fund is to provide extra publicly available car parking space in the Town Centre, over the shortest possible time. However, there will inevitably be a degree of uncertainty about the speed at which the fund is likely to build up and therefore in order to permit a flexible approach, it is proposed that the fund will be deployed in one or more of the following ways:-

(a) Quantitative improvements to existing Town Centre car parks

This may include layout alterations incorporating adjacent land or in the case of a multi-storey car park, providing an additional deck. Rathmore Road and Milton Place are examples of locations where existing surface car parking may be increased by the acquisition of further land.

(b) Bringing forward the development of new sites within the Town Centre where additional publicly available car parking will be a significant part of the total development package

Horn Yard, Bull Yard and the Open Market, Parrock Street and Barrack Row are locations where such an approach may be appropriate.

(c) The acquisition or construction of new surface or multi-level car parks readily accessible to the Town GraveshamCentre Borough Council This is likely to be a more expensive and long-term option.

- 89 - Policy P4

In appropriate cases and normally in Central Gravesend, developers will be encouraged to provide all or some of their car parking provision in publicly controlled car parks, by making financial contributions to the Borough Council.

Exceptions to the Vehicle Parking Standards - Change of Use of Buildings

13.14 The Borough Council recognises that insistence on the full application of the Vehicle Parking Standards could prejudice some developments, including the change of use of existing buildings or minor extensions to existing buildings and that this could in turn prejudice other objectives of this Plan and lead to a deterioration in buildings. This is likely to be a particular difficulty where the proposal is to convert large older houses into flats.

Policy P5

In considering application for the change of use of buildings, the sub-division of existing dwellings or minor extensions, the Borough Council will seek to ensure that the Vehicle Parking Standards are met. However, where this would probably be prejudicial to the townscape or likely to lead to the building being unused or underused, the Borough Council may be prepared to consider a relaxation of the standards, provided this does not unduly exacerbate on-street parking problems in the area.

The Vehicle Parking Standards, including Gravesham Borough Council’s local interpretation, are available as supplementary planning guidance. Reference should also be made to Policy H5.

Gravesham Borough Council

- 90 - Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council BUILT ENVIRONMENT AND CONSERVATION CHAPTER TEN

Gravesham Borough Council Built Environment and Conservation

10.1 Aims 10.1.1 The aims are to:- • conserve, protect and enhance the character, appearance and historic integrity of the built environment in both the urban and rural areas; and • improve the appearance and functioning of the built environment generally in order to create an attractive environment for residents and visitors and to encourage investment in the local economy.

10.2 Objectives 10.2.1 The objectives are to:- • preserve buildings of architectural or historic interest and local interest buildings and their settings; • preserve or enhance the character and appearance of conservation areas and areas of special character and their settings (including buildings, related spaces, topography and vegetation); • protect and enhance the character and appearance and setting and archaeological and historic integrity of ancient monuments (both scheduled and unscheduled), archaeological sites, historic parks and gardens and other historic landscapes; and • ensure that development proposals enhance the character, quality and functioning of the built environment by encouraging high quality design in new buildings, extensions, external alterations, shopfronts and advertisement displays.

10.3 Introduction 10.3.1 In an area which is likely to see major developments taking place over the Local Plan Review period and beyond, the protection and enhancement of the quality of the built environment in Gravesham is a key planning issue. Buildings and their settings which make a contribution to the character and appearance of the environment form a vital part of establishing local identity and are important both to the quality of life of local residents and, to an increasing extent, tourism and economic investment in the Borough.

10.3.2 Although few buildings in the urban area of Gravesend and Northfleet date from before 1800 there is a fine stock of Victorian and Edwardian architecture which marks the modern expansion of the towns. More buildings from before 1800 survive in the rural area, both in the historic cores of villages and as isolated buildings in the countryside. In summary, Gravesham has a rich heritage which is in need of protection and enhancement.

10.3.3 The main elements of the Borough Council’s role in the preservation and enhancement of the built environment are:- • beingGravesham proactive, for example carrying Borough out improvement schemesCouncil itself, and in partnership with others;

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• encouraging other organisations to implement schemes to improve the environment, for example sympathetic improvements to highway surfaces, street furniture; • ensuring that new development does not detract from the character and appearance of an area but makes a positive contribution to it by achieving a high standard of design in both town and country; • through effective planning policies, to safeguard and improve historic areas, buildings and archaeological sites and areas of high townscape quality; • seeking sources of grant aid and offering grants and professional advice on matters such as historic building repairs; • maintaining a ‘Buildings at Risk’ register and using enforcement powers to ensure that historic buildings neither fall into disrepair nor are subject to unauthorised unsympathetic alterations; • monitoring, maintaining and improving the Heritage asset by cost-effective use of its resources, co-ordinated through a Heritage Management Plan; and • promoting sustainability through, for instance, the encouragement of repair and re-use of historic buildings and the use of sustainable materials, design and methods of construction.

10.3.4 At present, grants offered by the Borough Council are mainly targeted towards urban regeneration, particularly within existing conservation areas. Otherwise, the money available for historic building grants, to assist in the upkeep of listed buildings, is very limited. Therefore, the approach is to offer historic building grants only in relation to the additional expenditure arising from the use of traditional design or materials necessary for a listed building. Encouraging appropriate new uses for vacant or underused historic buildings is a key part of the approach to conservation and regeneration.

10.3.5 The Borough Council is also concerned to ensure that the general environment is improved by achieving high standards of design in new developments and by seeking improvements in the appearance of run-down areas. This is an important part of the promotion of an improved image for the Borough, which links with the desire to assist economic regeneration. The Borough Council has been and will continue to be active in environmental improvements through programmes such as the Conservation Area Partnership Scheme, Impact, Groundwork and the North West Kent Coun- tryside Project.

10.4 Townscape, Conservation and Design 10.4.1 Current government advice in respect of the Heritage asset is contained in Planning Policy Guid- ance Note 15 “Planning and the Historic Environment” which complements the guidance in PPG16 “Archaeology and Planning.” It places increased emphasis on the concept of sustainable development and the importance for the planning process to reconcile the need for economic growth with the need Graveshamto protect the natural and historic Borough environment. Council

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Policy BE1 Townscape, Conservation and Design The Borough Council will give priority to conserving and enhancing the built environment in both the urban and rural areas. Particular importance will be attached to:

i. the design of new development; ii. the safeguarding and enhancing of conservation areas, including the protection of buildings, spaces and trees which contribute to the area’s special character and appearance; iii. environmental improvement schemes; and iv. safeguarding and enhancing the historic landscape.

10.5 Conservation Areas 10.5.1 Conservation areas are defined as “areas of special architectural or historic interest, the character and appearance of which it is desirable to preserve or enhance.” Designation introduces a general control over the demolition of buildings and provides the basis for policies designed to preserve or enhance the aspects of character or appearance which define an area’s special interest.

10.5.2 There are currently 22 conservation areas in Gravesham, 13 in the urban area and 9 in the rural area. They range in both size and character, for example Thong is a small conservation area based on a rural hamlet, Windmill Hill conservation area covers an urban neighbourhood, and Cobham is a conservation area based on a large village and its surroundings.

10.5.3 Although not a statutory requirement, English Heritage (the Government’s statutory advisor on the protection of England’s historic environment) places great emphasis on the need for local authorities to prepare Conservation Area assessments or appraisals which describe the special architectural and historic features which merit the designation of each one. Character appraisals and studies, identifying the components of the area’s character and putting forward proposals for its preservation and enhancement have been carried out for all of the 13 urban conservation areas. The process is continuing for the 9 rural conservation areas. The exercise has been subject to public participation and Borough Council resolution and the resulting conservation area statements should be taken into account in the formulation of development proposals within the conservation areas. They form supplementary planning guidance and therefore carry significant weight in determining applications both for planning permission and for conservation area consent.

10.5.4 Local planning authorities have a duty to review their areas from time to time to consider whether further designation of conservation areas is justified. An important part of the designation process is the establishment of a consistent local standard and a set of criteria for the designation of new conservation areas and the review of existing conservation area boundaries.

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Policy BE2 Conservation Area Designation, Review and Protection The following criteria will be applied when assessing new conservation areas or reviewing existing ones. Conservation areas will be expected to:

i. be of special architectural or historic interest; ii. contain a sufficient number of buildings of architectural or historic quality, retaining most of their original features, which give a strong character to the area; iii. have a sufficient amount of good quality hard and soft landscaping which contribute to the character and appearance of the area; and iv. have strong relationships between buildings and between buildings and open spaces.

The Borough Council will preserve and seek to enhance the character and appearance of Gravesham’s conservation areas shown on the Proposals Map, or as subsequently extended or designated. Planning applications for development in conservation areas will be considered in the light of the conclusions of the Council’s Conservation Area Statements and Government guidance. All buildings or other structures; trees, hedgerows or other natural features; walls, fences and other boundary treatments; open spaces; historic surfaces; and important views or vistas; which contribute to the character and/or appearance of the conservation area will be protected and enhanced.

10.5.5 A comprehensive review and appraisal of all existing conservation areas, which will be subject to public consultation, is currently in progress and will continue to be carried out at regular intervals over the Plan period. A scheme of proposals for the preservation and enhancement of each area will be prepared. The resulting Conservation Area Statements will form supplementary planning guidance to the Local Plan Review.

10.5.6 The primary objectives of policies for conservation areas will be to seek to preserve or enhance their character and appearance, balanced against the need to ensure that such areas must function successfully as places for social and economic activity.

10.5.7 Article 4 of the General Permitted Development Order 1995 allows Directions restricting permitted development to be issued if it is expedient to do so. The Borough Council will use its statutory powers to introduce such Directions where conservation areas are being adversely affected by changes taking place as a result of permitted development rights. In the case of inappropriate ‘deemed consent’ advertisement displays, the use of discontinuance notices will also be considered.

10.5.8 Conservation area designation introduces control over the demolition of most buildings within conservation areas. In accordance with government guidance

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(PPG15), there will be a general presumption in favour of retaining buildings which make a positive contribution to the character or appearance of the conservation area. Proposals to demolish these buildings will be assessed against the same broad criteria as proposals to demolish listed buildings (see section 10.6 below). In less clear-cut cases, for example where a building makes little or no such contribution, full information will be required about what is proposed for the site following demolition. Consent for demolition will not be granted unless there are acceptable and detailed plans for any redevelopment.

Policy BE3 Demolition in Conservation Areas Development involving demolition in a conservation area will only be permitted if: i. the structure to be demolished detracts from or makes no material contribution to the character and appearance of the conservation area; and ii. detailed proposals for the re-use of the site, including any replacement building or other structure, have been approved.

If consent for demolition is granted, the local planning authority will impose a condition requiring that a contract for the carrying out of works of redevelopment be made and planning permission for those works granted before the demolition takes place.

Policy BE4 New Development within or adjacent to Conservation Areas Development, including change of use, within or adjacent to a conservation area will normally only be permitted if all of the following criteria are met: i. the scale, form, materials and detailing of the proposal respect the characteristics of buildings in the conservation area; ii. where on existing buildings, local or regional architectural features are maintained; iii. the proposal incorporates a high standard of quality and design; iv. historically significant boundaries and other elements contributing to the established pattern and ‘grain’ of development in the area are retained and respected in new development proposals; v. the position of the building on its site relates well to that of surrounding buildings; vi. the development does not adversely affect important open spaces, the streetscape, roofscape, skyline, and setting of the conservation area, or significant views within, into or out of it; Deposit VersionGravesham Borough 167 Council Gravesham Local Plan 2nd Review Built Environment and Conservation vii. the development either makes a positive contribution to the character or appearance of the conservation area or leaves its character or appearance unharmed; and viii. trees and other landscape features contributing to the character or appearance of the conservation area are retained and protected.

The Borough Council will expect applications for development in or adjacent to a conservation area to contain sufficient details to enable the impact of the proposal upon the conservation area to be assessed and will not normally grant outline planning permission for such proposals.

Within conservation areas the Borough Council will, wherever possible, encourage the highway authority to undertake highway improvements and maintenance in a manner sensitive to the character and appearance of the area and will seek the implementation of environmental enhancement schemes in appropriate locations.

The Borough Council will encourage proposals to preserve or enhance the character or appearance of conservation areas, including the removal of buildings, structures and features which detract from those areas.

Policy BE5 Alterations and Extensions to Buildings in Conservation Areas Proposals to alter or extend a building in a conservation area which require planning permission will be permitted only if all of the following criteria are met:- i. the design, scale, proportions, colour, materials and landscaping are sympathetic to the rest of the building; ii. the alteration will help to keep the building in use and will not prevent the use of the upper floors; iii. traditional features are retained and, where necessary, restored; and iv. the alteration or extension will preserve or enhance the character and appearance of the conservation area.

The removal of traditional shopfronts in conservation areas will be resisted and the design of new shopfronts and advertisements will be expected to comply with and will be judged against the criteria set out in the Borough Council’s Shopfront Design Guide which forms supplementary planning guidance. The installation of solid metal external security roller shutters will be resisted. The Borough Council has published supplementary planning guidance on Security Measures for Shopfronts and Commercial Premises.

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Alterations and extensions will be expected to reflect the advice contained in design guidance issued by the Borough Council which will form supplementary guidance to this Plan.

The Borough Council will introduce Article 4(1) and 4(2) Directions, subject to the necessary confirmation, where it is evident that conservation areas are being adversely affected by changes taking place as a result of permitted development rights.

The Borough Council will resist minor alterations to buildings in conservation areas which do not have permitted development rights (for example the replacement of original traditional joinery with modern equivalents such as plastic or aluminium) where these would have a negative impact on the character or appearance of the conservation area. All proposals for alterations to buildings which contribute to the character and appearance of the conservation area will be expected to preserve or enhance them.

Policy BE6 Vacant or Underused Sites in Conservation Areas The Borough Council will prepare development briefs as resources allow and encourage the sympathetic redevelopment of sites which currently detract from the character or appearance of a conservation area.

10.6 Buildings of Architectural or Historic Interest Statutorily Listed Buildings 10.6.1 There are currently 474 listed buildings in Gravesham. 10 of these are Grade I, 16 are Grade II* and the rest are Grade II or B. Initial surveys have indicated that there may be many more which are worthy of listing. Further survey work will be required to reveal the full extent of potential listed buildings and applications will be made to the Department of Culture Media and Sport for spot- listing where necessary. These surveys will be carried out as resources permit.

10.6.2 Listed buildings represent the best of our historical and architectural built heritage and the Bor- ough Council has a duty to protect them from unsympathetic alterations and from demolition which cannot be justified.

10.6.3 When consent is given to alter a listed building the Borough Council will, where appropriate, impose conditions to achieve appropriate standards of workmanship and materials and to ensure that historic features are retained or reinstated. Planning applications for the change of use of a listed building must be accompanied by full details of any associated alterations so that the effect on the character of the listed building may be assessed. Listed building consent will only be granted for alterations which are ‘reversible’.

10.6.4 In the caseGravesham of derelict or poorly maintained Borough buildings, the Borough Council Council has powers to serve Urgent Works and Listed Building Repair Notices. A register of Historic Buildings at Risk will continue to be maintained and a co

Gravesham Local Plan 2nd Review 169 Deposit Version Built Environment and Conservation ordinated approach to their repair and re-use pursued, using statutory enforcement powers, including those referred to above. The Borough Council will continue to make grants available for the repair and restoration of listed and other historic buildings and areas as resources allow. It will also continue to make applications to English Heritage and other grant giving bodies for support for its grant scheme.

Policy BE7 Statutorily Listed Buildings Proposals will not be permitted for the following: i. the demolition or partial demolition of a listed building, except the removal of later modern additions which are of no historic or architectural interest, where there is no overall damage to the listed building or its setting and where no harm is caused to the setting of any other listed building, the character of a street-scene or the character of a conservation area. In those few cases where the Borough Council is satisfied that there is no alternative but to grant consent for demolition, all available means will be used to secure early and appropriate redevelopment of the site; ii. the internal or external alteration or extension or change of use of a listed building, if this would in any way adversely affect its architectural and historic interest, character, or setting. The primary consideration will be the maintenance of the integrity of the original listed building. Proposals will be expected to be sympathetic to the listed building in terms of massing, scale, appearance and materials. Applications for the change of use of listed buildings will be considered on their merits, in relation to the land use policies set out in this Local Plan Review. A major consideration will be whether the character or appearance of the listed building will suffer as a result; iii. the erection of a new building or other structure, or the use of land, where this would adversely affect the character or setting of a listed building; iv. the installation of UPVC, aluminium, or any other unsympathetic doors or windows, satellite or other antennae, advertisements, security shutters or other fitments, on a listed building, where they would adversely affect its architectural or historic interest, or its character; v. the removal of natural roofing materials from the roof of a listed building, and their replacement with alternative modern materials; or vi. the introduction of architectural features or materials removed and imported from another building, unless information is produced on the source of the feature or material.

The Borough Council will act to halt the further decay of listed buildings at risk and to encourage Graveshamtheir sympathetic repair and re-use.Borough Council Gravesham Local Plan 2nd Review 170 Deposit Version Built Environment and Conservation

In cases where the demolition or partial demolition of a listed building is permitted, the proper recording of the building will be required before any changes take place.

Proposals for alterations or changes of use to listed buildings will not be permitted unless they are accompanied by sufficient information to enable a full and proper consideration of their effect. This will always include full survey drawings and, in some cases, photographs of the affected areas. In most cases, applications must be supported by a full justification for the works and further information on the economics of the proposals may be required.

Buildings of Local Architectural or Historic Interest 10.6.5 In addition to the statutory list of buildings of architectural or historic interest, the Borough Coun- cil maintains and will continue to maintain a list of buildings which, although not of “listable” quality, are of local architectural or historic interest. The list is based mainly on the old Grade III buildings and on the re-survey lists prepared by Government Inspectors. Although these buildings are not statutorily listed, they have been identified to enable local planning authorities to take account of their local interest when carrying out their duties under the planning acts. From an initial survey and from recommendations submitted by local organisations with an interest in historic building conservation, it is clear that there are many more buildings which should be added to the list.

Policy BE8 Buildings of Local Architectural or Historic Interest Proposals to demolish, alter, or extend a building of local architectural or historic interest (in as much as they apply to the exterior of the building) will be assessed in the light of Policy BE7. The Borough Council will, in appropriate cases, protect buildings of local architectural or historic interest by the use of Article 4 Directions.

10.7 Scheduled Ancient Monuments, Sites of Archaeological Interest and other Historic Sites 10.7.1 Gravesham, extending from the alluvium of the Thames estuary southwards to the North Downs, has an interesting and varied archaeological past, with sites ranging in date from earliest times to the modern period. Of particular interest are the Palaeolithic discoveries from the gravel terraces above the Thames.

10.7.2 Other archaeological remains of interest include Neolithic occupation sites in the Ebbsfleet valley, Roman occupation and industrial sites, sixteenth century blockhouses at Gravesend and Milton, and coastal defence works at New Tavern and Shornmead Forts.

10.7.3 As major developments such as the Channel Tunnel Rail Link continue to take place, more and more of ourGravesham historic past is being uncovered. Borough Council

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10.7.4 There are currently 8 Scheduled Ancient Monuments (SAMs) in Gravesham. However, scheduling is not comprehensive and a great deal more remains to be discovered. Therefore, this Local Plan Review makes provision for the protection of future SAMs and archaeological sites as well as those which have already been identified.

10.7.5 Much of the Borough’s landscape can be considered as “historic.” Some areas and features such as historic parks and gardens, commons and village greens are already identified and a full register is to be prepared by English Heritage. it is fitting that these too should receive protection.

10.7.6 However, not all archaeological sites are of equal importance. Therefore, it will be necessary in consultation with the County Archaeological Officer, to define their relative importance and to identify nationally and locally important sites. It is intended to produce supplementary planning guidance in relation to this matter.

10.7.7 Government advice, contained in Planning Policy Guidance Note 16 “Archaeology and Planning,” states the following:- “Where nationally important archaeological remains, whether scheduled or not, and their settings, are affected by proposed development there should be a presumption in favour of their physical preservation. Cases involving archaeological remains of lesser importance will not always be so clear cut and planning authorities will need to weigh the relative importance of archaeology against other factors, including the need for the proposed development.” PPG16 also states that:- “If physical preservation in situ is not feasible, an archaeological excavation for the purposes of ‘preservation by record’ may be an acceptable alternative. From an archaeological point of view, this should be regarded as a second best option.”

10.7.8 The strategic policy for archaeological sites, ancient monuments and historic landscapes is set out in Structure Plan Policy ENV18.

Policy BE9 Scheduled Ancient Monuments, Sites of Archaeological Interest and other Historic Sites Development which would adversely affect a Scheduled Ancient Monument or other nationally important monument, historic landscape or archaeological site or its setting will not be permitted.

10.7.9 On the basis of the information contained in the Sites and Monuments Record prepared by Kent County Council, a number of Areas of Archaeological Potential will continue to be marked on the Borough Council’s constraints maps. Within these areas, further consideration will be given to the possible Graveshamimplications if development were Borough to take place. Prospective Council developers are advised to consult the Borough Council at an early stage in order to establish the possible archaeological implications of any proposals. In certain cases, the developer may be expected to furnish information prior to the determination of

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an application, on the nature and quality of any archaeological remains on the site of the proposed development.

10.7.10 In order to obtain the requisite information, archaeological evaluation may be necessary to a specification and standard approved by the Borough Council. An archaeological statement or evaluation may also be required in respect of any large-scale development proposals affecting land outside areas of archaeological potential. Not all important sites are Scheduled Ancient Monuments and there will be a presumption against development of such sites. The Borough Council will generally seek to avoid development on other archaeological sites, but, where this is not possible or justified, it will endeavour to mitigate damage to the archaeological remains by sympathetic foundation design and location of open space. Where development is permitted, an appropriate level of archaeological investigation will be required in advance of or during development to ensure “preservation by record.”

Policy BE10 Locally Important Archaeological Sites Development on locally important archaeological sites will not normally be permitted. On archaeological sites where permanent preservation is not warranted, applications will normally be refused unless arrangements have been made by the developer to ensure that time and resources are available to allow satisfactory archaeological investigation and recording of the site by an approved archaeological body, to take place in advance of or during development. The specification and programme of work for the archaeological investigation, including its relationship to the programme of development, are to be submitted to and approved by the Borough Council. In order to determine a planning application, the Borough Council may require the developer to provide additional information, in the form of an assessment of the archaeological or historic importance of the site in question and the likely impact of development. In certain cases, such an assessment may involve an evaluation excavation. Preserva- tion in situ will be favoured by the Borough Council in most cases.

10.8 Historic Parks and Gardens 10.8.1 The Register of Parks and Gardens of Special Historic Interest in England is maintained by English Heritage. Sites of exceptional historic interest are assessed as grade I, those of great historic interest as grade II* and those of special historic interest as grade II. There is currently one entry for Gravesham, Cobham Park, which is Grade II*.

10.8.2 Although there is no statutory protection, PPG15 states that local planning authorities should protect registered parks and gardens in preparing development plans and in determining planning applications. The effect of proposed development on a registered park or garden or its setting is a material consideration in the determination of a planning application. Planning and highway authorities Graveshamshould also safeguard registered Borough parks or gardens when Councilthemselves planning new developments or road schemes.

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10.8.3 The Borough Council will investigate ways in which historic parks or gardens may be protected and enhanced by, for instance, the use of statutory controls such as Tree Preservation Orders or Article 4 Directions.

10.8.4 In addition to the national Register of Parks and Gardens referred to above, the Kent Gardens Compendium includes 7 entries for Gravesham (including Cobham Park). Again, these have no statutory protection but are recognised as being of historic interest and therefore warrant protection under the policies in this Local Plan Review.

Policy BE11 Historic Parks and Gardens Proposals which would harm the character or setting of a historic park or garden will not be permitted.

10.9 Design of New Development 10.9.1 New development has an important role to play in contributing to the economic well-being of the Borough but it is important that it blends in well with its surroundings, whether in town or countryside. It is important also in the interests of sustainability that new development minimises the consumption of resources. The recently published revised Kent Design Guide sets out the key objectives and principles against which all developments will be judged and the Borough Council will consider whether to adopt it as supplementary planning guidance.

10.9.2 Proposals for development will also be assessed in the context of the Councils Residential Layout Guidelines which has already been adopted as supplementary planning guidance.

10.9.3 The Borough Council recognises that, in the interests of sustainability, there are likely to be sites which need to be developed at a higher density than would normally be permitted. The design policy does not rule out these higher density developments.

10.9.4 The Borough Council will seek the highest standards of design, materials and landscaping for proposed developments. Where developments are outside planning control, as with certain types of agricultural buildings, the Borough Council will nevertheless seek co-operation to ensure that their design is appropriate.

Policy BE12 Design of New Development, Extensions and Alterations A high standard of layout, design and materials will be expected for all new development. The Borough Council will not normally permit proposals for new developments which cause harm to interests of acknowledged importance. Applications will be considered in accordance with the followingGravesham design principles: Borough Council

Gravesham Local Plan 2nd Review 174 Deposit Version Built Environment and Conservation i. the scale, massing, height, and proportions of the building should normally be in keeping with their surroundings; ii. the design of new developments should accord with the principles of the Kent Design Guide and, in the case of residential development, with Policies H3, H4 and H5 of this Plan and with the Borough Council’s Residential Layout Guidelines, unless this can be shown to contradict (1) above (for high, medium and low density developments); iii. the design of any alteration or extension shall respect the character and appearance of the existing building and should normally be subservient to it in terms of scale, massing and height. The proposal should not adversely affect the privacy and amenity of adjoining residents or have a detrimental effect on the street-scene. In pursuance of this policy the following criteria will apply:- a. extensions should not cause undue overshadowing of neighbouring property and should allow adequate light and ventilation to existing habitable rooms within the building; single storey extensions should be designed so as to fall within a 45 degree angle from the centre of the nearest ground floor window of a habitable room or the kitchen of a neighbouring property. In the case of two storey extensions, the 45 degree angle will be taken from the closest quarter point of the nearest ground floor window of a habitable room or kitchen; b. side extensions may be added to detached or semi-detached dwellings where space is available unless this will cause a “terracing” effect. A minimum distance of 1 metre should normally be maintained from the boundary and any part of the extension above single storey level; c. planning permission will not be granted for flat-roofed single storey extensions, unless the proposed extension would not be generally visible from a public place. Planning permission will not normally be granted for flat-roofed extensions at first floor level or above, unless the main roof of the building is also flat or the extension is to an historic building and is consistent with the style, age and character of the main building; and d. planning permission will not normally be granted for loft conversions requiring dormer extensions which are large in proportion to the existing roof. Planning applications for extensions in roof spaces which front the highway will normally be refused where the proposed structure would damage the character of the existing building or the street scene. iv. materials used should be of good quality, sympathetic to the area and, wherever possible, should be from sustainable sources;

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v. planning applications for new buildings or extensions should demonstrate the use of sustainable design principles, consistent with an acceptable standard of external appearance, and shall indicate how the privacy and amenity of future occupiers and neighbouring residents is to be respected in terms of both overlooking and loss of day- light/sunlight; vi. details of landscaping shall be submitted with the planning application, and should be of a high quality, incorporating native tree species wherever possible. Existing trees of amenity value should be retained; vii. adequate access should be provided to and into the building and areas accessible to the general public for wheelchair users, other people with disabilities, elderly people and those with young children; and viii. the proposal should have regard to Circular 5/94 (Planning Out Crime) or other subsequent Government advice on this subject.

10.10 Shopfronts 10.10.1 Shopfronts are the major element of most shopping areas. The design of new and replacement shopfronts can significantly affect the attractiveness of shopping areas, many of which are located within conservation areas. Modern shopfronts almost always sit uneasily in traditional buildings. Attractive shopfronts, however, are a feature of the economic prosperity of the Town.

Policy BE13 Shopfronts Shopfronts of architectural or historic merit should be retained in their present form. Re- placement or new shopfronts should reflect the proportions, age, detailing and materials of the building of which they are a part. Proposals will be expected to comply with the Borough Council’s Shopfront Design Guide which forms supplementary planning guidance. Applica- tions for the installation of roller shutters will be considered in relation to the Borough Coun- cil’s supplementary planning guidance on Security Measures for Shopfronts and Commercial Premises.

10.11 Advertisements 10.11.1 Advertisements, by their very nature, draw attention to themselves and the buildings on which they are displayed and are important elements in the street-scene. A proliferation of poorly designed and incongruous signs can seriously detract from the appearance of individual shops and shopping areas generally.

Policy BE14 Advertisements All applicationsGravesham for advertisement consent Borough will be examined inCouncil the light of the Borough Coun- cil’s adopted policy guidelines for advertisement control. Displays which are detrimental to public safety or to amenity will be resisted. Particular regard will be paid to their location, method

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of illumination, materials, design and relationship to the building or structure on which they are to he displayed.

In conservation areas and on listed buildings, internally illuminated box signs and fascias, where the background is also illuminated, will not be permitted. The use of traditional hang- ing signs and timber hand-painted fascia signs will be encouraged in such locations.

The Borough Council will use its statutory powers to remove advertisements displayed ille- gally within Gravesham, and to seek discontinuance of any “deemed consent” advertisements which detract from visual amenity or highway safety.

10.11.2 An Area of Special Control of Advertisements already exists over a wide area of the rural part of the Borough and, although the designation and review of such areas is not part of the development plan process, it is appropriate to refer to it here as part of the wider issues relating to advertisements considered in this Local Plan Review. It is proposed to extend the area to include all of the rural parts of the Borough (i.e. those outside the built confines of the urban area) and also to include all of the urban conservation areas. The designation and review procedure will be subject to a separate public consultation process.

10.12 Forecourt Parking 10.12.1 The parking of vehicles on forecourts tends to be untidy and to damage the surface of both the forecourt and adjacent footways and to cause dangerous conditions for pedestrians. The policy seeks to resolve this problem. The Borough Council will use the measures available to it to restrict the parking of vehicles on forecourts and to prevent the parking of vehicles on or obstructing footways.

Policy BE15 Forecourt Parking The Borough Council will survey the extent of forecourt parking in its area and seek to reduce it, in consultation with landowners and occupiers and through programmes of environmental improvements. Proposals which involve the use of forecourt parking will be resisted, unless it can be demonstrated that all of the following criteria can be satisfied:

i. there are no environmental disadvantages; ii. there is a properly constructed crossover; iii. vehicles can be physically separated from pedestrians using public footways; and iv. their use does not create danger for pedestrians or traffic or obstruct the free flow of vehicles.Gravesham Borough Council Deposit Version 177 Gravesham Local Plan 2nd Review Built Environment and Conservation

10.13 Vacant Sites and Buildings at Risk 10.13.1 There are a number of sites within Gravesham which have remained undeveloped or in a poor state of repair for a long period of time. Such vacant sites tend to look unattractive and can deter investment and regeneration in the wider area, particularly if they are, for instance, in prominent locations, are listed buildings or lie within or adjacent to a conservation area. Yet, given adequate and sympathetic treatment, they can make a positive contribution to the environment.

Policy BE16 Vacant Sites and Buildings at Risk The Borough Council will encourage the environmental improvement and re-use of vacant and underused buildings and sites. It will also seek to have vacant buildings and sites maintained in a condition where they make a positive contribution to the appearance of the area. In cases of severe or deliberate dereliction, the Borough Council will also consider the use of statutory enforcement powers to improve the condition and appearance of such sites and buildings.

The Borough Council will maintain a register of historic “buildings at risk” in respect of listed buildings, local interest buildings and conservation areas, in order to co-ordinate action.

10.14 Enabling Development 10.14.1 Enabling development may be defined as “new development which supposedly subsidises a ‘benefit’ but which is contrary to national, regional and/or local planning policy.” The profits from it, however, fund a separate and desirable but unprofitable operation, such as the conservation of an historic building, park or garden which is usually, but not necessarily, listed, registered or in a conservation area.

10.14.2 Concern has been expressed by English Heritage and other bodies about the harm which is being caused to the heritage asset as a result of such development. As a result, English Heritage has produced a Policy Statement on this issue.

10.14.3 Although PPG15 contains no explicit reference to enabling development, the Government’s commitment to “not sacrificing what future generations will value for the sake of short term or illusory gains” suggests caution in this respect. English Heritage’s view is that enabling development should only be used as a last resort after all other options have been explored and that there should be a clearly stated presumption against enabling development except where a convincing case can be made that the benefits to be gained clearly outweigh any disbenefits either to the historic asset or its setting or to any other relevant planning issues. GraveshamGravesham Local Plan 2nd Review Borough 178 Council Deposit Version Built Environment and Conservation

Policy BE17 Enabling Development There will be a general presumption against enabling development which affects the heritage asset’ and which does not meet all of the following criteria: i. the enabling development will not materially detract from the archaeological, architectural, historic or landscape interest of the asset, or materially harm its setting; ii. the proposal avoids detrimental fragmentation of management of the heritage asset; iii. the enabling development will secure the long term future of the heritage asset, and, where applicable, its continued use for a sympathetic purpose; iv. the problem arises from the inherent needs of the heritage asset, rather than the circumstances of the present owner or the purchase price paid; v. financial assistance is not available from any other source; vi. it is demonstrated that the amount of enabling development is the minimum necessary to secure the future of the heritage asset, and that its form minimises disbenefits; and vii. the value or benefit of the survival or enhancement of the heritage asset outweighs the long-term cost to the community (that is the disbenefits) of providing the enabling development.

If the above criteria are satisfied the Borough Council will only grant planning permission if:- viii. the planning application is in full rather than outline form and the impact of the development is precisely defined at the outset; ix. the achievement of the heritage objective is securely and enforceably linked to it, for example by a Planning Obligation; and x. the heritage asset is repaired to an agreed standard, or the funds to do so made available as early as possible and at least before completion.

The Borough Council will closely monitor implementation and, if necessary, act promptly to ensure a satisfactory outcome.

Footnote: The heritage asset for the purpose of this policy is defined as any component of the historic environment, including scheduled monuments and other remains, historic buildings both statutorily listed or of more local significance, conservation areas and registered historic parks and gardens.

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10.15 Satellite Dishes 10.15.1 Paragraphs 17-23 of PPG8 set out the circumstances under which minor telecommunications equipment may be installed without the need to apply for planning permission. It also stresses the need for such equipment to be appropriately located in order to minimise its effect on the external appearance of the building on which it is installed. It points out that “if, in the view of the local planning authority, an antenna has not been so sited, taking into account technical and safety requirements, they may serve a breach of condition notice requiring the resiting of the antenna.”

Policy BE18 Satellite Dishes Proposals for satellite dishes which require planning permission will only be permitted where the size, colour, materials, design and location respect the character and appearance of the building and area. Those installed under permitted development rights which are inappropriate in terms of their design, appearance and location will be resisted.

10.16 Public Art 10.16.1 Public Art is any art sited within the public realm and can include not just statues, sculptures and murals but hard and soft landscaping, street furniture, lighting, etc. It should be used to influence the design of the development as a whole, rather than merely being additive or decorative. Its primary purpose is to focus attention on the historical and social context of an area and to encourage developers to create public environments of high quality. Importantly, incorporating public art into a development scheme at an early stage of the design process may assist in raising the quality of the design and in determining the final form and layout and its context within the wider area.

Policy BE19 Public Art Development proposals on the development sites shown on the Proposals Map will be expected to make provision for public art. On sites of 2 hectares or more development will not be permitted unless it incorporates public art.

10.17 Sustainability Appraisal 10.17.1 This chapter contains policies which seek to preserve and enhance the built environment, conservation areas, listed buildings and historic sites and gardens. It also gives guidance on the design of new development.

10.17.2 The sustainability appraisal indicates that most policies receive a positive score in terms of their impact on urban environment liveability and cultural heritage and the policy on the design of new developmentGravesham has positive impacts on most Borough of the criteria. Council Gravesham Local Plan 2nd Review 180 Deposit Version Built Environment and Conservation

10.173 The policy on vacant or underused sites in conservation areas has negative impacts on built environment energy efficiency and mineral conservation, since it encourages redevelopment rather than the re-use of buildings but this is justifiable given the benefits that would accrue to the character or appearance of the conservation area. The policy on forecourt parking is likely to have a negative impact on the community, since it could adversely affect people with special needs.

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Gravesham Borough Council RURAL AREA CHAPTER ELEVEN

Gravesham Borough Council Rural Area

11.1 Aim 11.1.1 The aims of policies for the rural area, which includes the villages, are to conserve, protect and enhance the character and appearance of the Green Belt and the rural area in general, to identify those locations in the rural area where development is appropriate and to promote a healthy rural economy.

11.2 Objectives 11.2.1 The objectives for the rural area are to:- • ensure that the boundaries of the Metropolitan Green Belt in the • Borough can be fully justified and adequately protected; • protect the Green Belt from inappropriate development which would compromise its open nature; • ensure that the replacement, re-use, or extension of buildings in the Green Belt does not compromise its open nature, nor cause undesirable environmental, traffic or amenity impacts; • permit small scale, infill development in villages and to ensure that such development does not adversely affect their existing character; • make provision for rural affordable housing, where a genuine local need has been identified; • facilitate the diversification of the rural economy, subject to environmental safeguards; • protect and enhance the vitality and viability of local centres and promote the provision of local rural services; and • encourage greater public access to the rural area and villages, without adversely affecting their character.

11.3 Introduction 11.3.1 The rural area of Gravesham is diverse in character and includes some high quality landscapes and other areas of countryside value. The Higham and Shorne Marshes to the east of Gravesend form part of a Site of Special Scientific Interest, a quarter of the Borough lies within the Kent Downs Area of Outstanding Natural Beauty and almost half of the Borough lies within a Special Landscape Area.

11.3.2 A significant area of the Borough is agricultural land and a high proportion of it is within grades 1, 2 and 3a (the best and most versatile agricultural land). While agriculture is still an important activity in the Borough, it employs few people. There has also been a progressive loss of productive agricultural land to other uses, such as horse grazing, over the previous Local Plan Review period.

11.3.3 The whole of the rural area lies within the Metropolitan Green Belt.

Deposit Version 183 Gravesham Local Plan 2nd Review Gravesham Borough Council Rural Area

11.3.4 There are a number of villages and small settlements within the rural area, a number of which are defined on the Proposals Map. These fall outside the Green Belt boundary. In view of their proximity to the main highway network and to the urban facilities and employment opportunities in the Gravesend/Northfleet urban area and neighbouring local authorities areas, they act very much as dormitory settlements and have limited ties to the rural economy.

11.3.5 Given the Borough’s strategic location in relation to London and at the heart of Thames Gateway, there will continue to be development pressure on the rural area. Therefore, the policies in this Local Plan Review will seek to ensure that the rural area and villages are protected from inappropriate and unacceptable development.

11.4 Policy Context 11.4.1 The particular function of the Metropolitan Green Belt in North Kent is to preserve the open countryside between the edge of Greater London and the urban areas of the Medway Towns.

11.4.2 The essential characteristic of Green Belts is their permanence and their protection must be maintained as far as can be seen ahead.

11.4.3 The guidance on Green Belts is set out in Planning Policy Guidance Note 2 (PPG2) “Green Belts”. This defines the purposes of including land in Green Belts as follows:- • to check the unrestricted sprawl of large built-up areas; • to prevent neighbouring towns from merging into one another; • to assist in safeguarding the countryside from encroachment; • to preserve the setting and special character of historic towns; and • to assist in urban regeneration, by encouraging the recycling of derelict and other urban land.

11.4.4 PPG2 also indicates that the use of land in Green Belts has a positive role to play in fulfilling the following objectives:- • to provide opportunities for access to the open countryside for the urban population; • to provide opportunities for outdoor sport and outdoor recreation near urban areas; • to retain attractive landscapes and to enhance landscapes near to where people live; • to improve damaged and derelict land around towns; • to secure nature conservation interest; and • to retain land in agricultural, forestry and related uses.

11.4.5 The Government’s policies for the rural area are set out in the Sustainable Development White Paper “A Better Quality of Life.” Also, the Countryside Agency has recently published an interim planning policy “PlanningGravesham for Quality of Life in Rural England.” Borough Planning authorities areCouncil urged to strive for

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integrated, sustainable development and to encourage development which brings clear benefits for both the countryside and communities and which grasps opportunities to improve the quality of rural life and rural landscapes. Such opportunities will include new employment and businesses, housing, services and facilities, landscape protection and enhancement and access to the countryside.

11.4.6 Further land use planning guidance for the rural area is given in Planning Policy Guidance Note 7 (PPG7) “The Countryside: Environmental Quality and Economic and Social Development.” Within this, the Gov- ernment emphasises the importance of sustainable development, especially with reference to meeting the economic and social needs of the people who live and work in the rural areas, whilst maintaining and enhancing the character of the countryside and conserving its natural resources.

11.4.7 The Kent Structure Plan supports the protection of the rural area. It establishes the principle of general restraint of development in rural Kent, whilst providing for community employment and housing needs to be met.

11.4.8 In planning for the future of the rural area in Gravesham, the Borough Council acknowledges the aims of government policy to encourage development which will benefit rural areas. However, it has to be borne in mind that all of Gravesham’ s rural area lies within the Metropolitan Green Belt. Therefore, the Borough Council will continue to ensure that careful control is exercised over development in the rural area. The policies in this Local Plan Review seek to manage change in an environmentally sensitive fashion, against the strategic policy background for the Green Belt and the rural area in general.

11.5 Definition of the Green Belt Boundary 11.5.1 PPG2 makes it clear that once the general extent of a Green Belt has been approved, it should be altered only in exceptional circumstances. Similarly, detailed Green Belt boundaries defined in adopted local plans should be altered only exceptionally.

11.5.2 Where existing local plans are being revised, as in this case, PPG2 states that existing Green Belt boundaries should not be changed unless alterations to the Structure Plan have been approved or other exceptional circumstances exist.

11.5.3 The fact that land has become derelict is not a justification for altering detailed boundaries or allowing development.

11.5.4 The Borough Council’s objective is to safeguard the Green Belt in Gravesham in view of its local and wider

regional significance. The main elements in the approach are: - • the precise definition of the area to which Green Belt policies apply in the Borough, taking into account current Government advice; and • strictGravesham control of development in the GreenBorough Belt. Council Deposit Version 185 Gravesham Local Plan 2nd Review Rural Area

11.5.5 To these ends, the precise boundaries of the Green Belt in Gravesham will remain unchanged in this Local Plan Review, as no alterations are considered to be justified.

Policy RA1 Green Belt Boundary Green Belt policies, as set out in the Development Plan, will be applied in the areas indicated on the Proposals Map.

11.6 Control of Development in the Green Belt 11.6.1 As already stated (see paragraph 11.3.3), in Gravesham all of the rural area, except the villages, lies within the Green Belt. Therefore, policies in this Plan need to reflect the general strategic policies for the rural area and the specific strategic policies for the Green Belt.

11.6.2 Policy RS5 in the Kent Structure Plan restricts development outside rural settlements in the interests of countryside conservation and efficient use of land resources but provides for particular exceptions.

11.6.3 There is a general presumption against inappropriate development within the Green Belt. PPG2 advises that such development should not be approved except in very special circumstances. The onus is on the applicant to prove that very special circumstances exist.

11.6.4 In accordance with PPG2 and Policy MGB3 in the Kent Structure Plan, development will be strictly controlled within the Green Belt in order to protect its open character and the rural environment.

Policy RA2 Control of Development in the Green Belt Within the Green Belt inappropriate development will not be permitted. The construction of new buildings is inappropriate and planning permission will not be granted unless it is for the following purposes:

i. agriculture or forestry; ii. essential facilities for outdoor sport or recreation, for cemeteries, or for other uses of land which preserve the openness of the Green Belt and do not conflict with its purposes; iii. limited extension, alteration or replacement of existing dwellings provided it is in accordance with Policies RA5 and RA6; iv. limited infilling in existing villages, as identified in Policy RA9; or v. redevelopment of major existing developed sites as specified in Policy RA7 (Hoo Junc- tion).

GraveshamGravesham Local Plan 2nd Review Borough 186 Council Deposit Version Rural Area

11.7 Agricultural Dwellings 11.7.1 Agricultural workers’ dwellings can be considered as appropriate development but if the policy for rural areas is to remain effective, the number of exceptions must be strictly limited to those for which an overriding need can be demonstrated and for which no satisfactory alternative means of provision is available.

11.7.2 Therefore, the Borough Council considers that the following policy on agricultural dwellings will assist in ensuring that this form of development is tightly controlled.

Policy RA3 Agricultural Dwellings Favourable consideration will only be given to applications for agricultural dwellings where an overriding case can be demonstrated and when no satisfactory alternative means of provision is available. Such applications will be considered against Government advice effective at the time

and the following criteria: -

i. the agricultural unit must be commercially viable of itself at the time of the application; ii. where the Borough Council’s agricultural adviser indicates that an existing and established agricultural unit is capable of becoming commercially viable, the siting of a caravan for a limited period will normally be considered in the first instance; iii. it must be necessary rather than just convenient for an agricultural worker to be resident on the agricultural unit; iv. the Borough Council will need be satisfied that there is no suitable housing available in the vicinity of the site; v. care must be taken to select the most suitable site for the dwelling on the agricultural unit, in order to achieve a good relationship with existing farm buildings and the point of access and to minimise impact by making use of natural features; and vi. the dwelling should be of a modest size and of a design appropriate to its Green Belt and countryside location.

11.8 Re-use of Rural Buildings 11.8.1 PPG2 indicates that the re-use of buildings in the Green Belt is not inappropriate development, provided that a number of criteria are satisfied. Gravesham has a considerable number of substantial and attractive buildings in the rural area and if appropriately re-used they can help to diversify the rural economy.

11.8.2 Such buildings may offer opportunities for new commercial, industrial or recreational/tourist activities and a change of use may provide the best Deposit VersionGravesham Borough 187 Council Gravesham Local Plan 2nd Review Rural Area

reasonable means of conserving the character, appearance, fabric and setting of a listed building.

11.8.3 The Kent Structure Plan states that the re-use of rural buildings should be acceptable in planning terms and sympathetic to the rural character. The advice contained in PPG7 also needs to be taken into account. For example, it is made clear that proposals for residential conversion must be viewed with particular care.

Policy RA4 Re-use of Rural Buildings The re-use of rural buildings will be permitted provided that:-

i. the proposed new use will not have a materially greater impact than the present use on the openness of the Green Belt or on the fulfilment of its purposes; ii. the buildings are of permanent and substantial construction and are capable of conversion without major or complete reconstruction; iii. the form, bulk and general design of the buildings are in keeping with their surroundings and respect local building styles and materials; iv. any proposed structural changes to the buildings secure an improvement to their external appearance; and v the proposal does not include any building extension or any associated uses of land around the building that might conflict with the openness of the Green Belt or the purposes of including land in it.

With regard to the re-use of agricultural buildings, permission will be granted where:-

vi. the building is a substantial one, of permanent construction and is in an appropriate location in relation to roads and services; vii. the building is attractive, in having some architectural, historic or landscape interest or being of a type representative of the Kent countryside and the proposed alterations preserve that interest; viii. the proposed use will diversify the rural economy and not result in the long term dilution of farm viability;’ ix. the curtilage is confined to the minimum necessary to operate the use; and x. the nature and intensity of the proposed use is not detrimental to the openness of the Green Belt, amenity or highway safety, by virtue of increased traffic flows on rural roads.

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Footnote: This will often rule out residential conversion, other than for agricultural workers’ dwellings.

11.9 Replacement of Existing Dwellings in the Green Belt 11.9.1 Policy RS5 in the Kent Structure Plan restricts development in rural Kent but one of the exceptions provided for is the acceptable rebuilding of a dwelling currently in residential use in an acceptable location. Within the Green Belt, the replacement of existing dwellings need not be inappropriate, provided that the new dwelling is not materially larger than the dwelling it replaces.

11.9.2 Particular importance will be attached to the design and appearance of the replacement dwelling, which should seek to minimise the impact of the built form on the openness of the Green Belt.

Policy RA5 Replacement of Existing Dwellings in the Green Belt Proposals for the replacement of existing dwellings in the Green Belt will only be permitted if the following criteria are satisfied:

i. the existing dwelling must be an “original dwelling”1 in permanent use as a dwelling and it must have reached the end of its useful life. Proposals for the replacement of dwellings which are not “original” but which have gained immunity from the enforcement of planning control will not normally be permitted; ii. the existing dwelling must be in an appropriate location, meaning that it must be in or close to an established rural settlement. The only exception to this criterion will be where the proposed replacement dwelling is required on the site for an agricultural worker, where the standard agricultural occupancy condition will be imposed; iii. the replacement dwelling must be of similar scale and mass to the existing dwelling and must be no larger than the existing dwelling, unless it can be demonstrated that modest enlargement2 is required to allow the provision of essential basic amenities such as a bathroom, toilet or kitchen, which currently do not exist or are clearly inadequate or to meet the special needs of the occupants; iv. in the event of the replacement dwelling being larger by one third of the floorspace of the original dwelling, permitted development rights will be removed, to ensure compliance with Kent Structure Plan Policy MGB3 and Local Plan Policy RA6; v. the internal layout of the replacement dwelling should not be such as to facilitate its later subdivision; vi. the replacement dwelling should normally occupy the same site as the existing dwelling. Where it is agreed that the replacement dwelling may be located elsewhere on the plot, 3 adequateGravesham safeguards will be required Borough to ensure the demolition Council of the Deposit Version 189 Gravesham Local Plan 2nd Review Rural Area

existing dwelling immediately upon completion of the replacement dwelling; vii. the proposed dwelling should be intrinsically well designed, with good quality materials, sympathetic to the open character of the Green Belt and sited so as to minimise visual intrusion into the landscape; viii. the existing or proposed means of access, including access for fire fighting appliances, must be satisfactory; and ix. the existing or proposed site drainage and means of soil and waste disposal must be satisfactory.

Footnotes: 1 For the purpose of this policy and policy RA6 “original dwelling” means a building in permanent residential use at 1st July 1948 or subsequently erected as a permanent dwelling in accordance with planning permission in that behalf. 2 In such cases, the modest enlargement should not in any case be greater than one third of the floorspace of the original dwelling, excluding garage(s) and outbuildings, and the replacement of bungalows by dwellings of two or more storeys will be resisted. 3 “Adequate safeguards” will normally mean a planning condition and/or a formal agreement under Section 106 of the Town and Country Planning Act 1990.

11.10 Extensions to Existing Dwellings in the Green Belt 11.10.1 Policy RS5 in the Kent Structure Plan also provides for the modest extension of a dwelling currently in residential use in an appropriate location. PPG2 states that the extension of existing dwellings in the Green Belt is not inappropriate provided that it does not result in disproportionate additions over and above the size of the original building.

11.10.2 The size of the existing dwelling and the visual impact of the proposed extension on the openness of the Green Belt and the character of the rural area will be key factors when assessing applications.

Policy RA6 Extensions to Existing Dwellings in the Green Belt Proposals for the extension of existing dwellings will only be permitted if the following criteria are satisfied:

i. the existing dwelling must be an “original dwelling” in permanent use as a dwelling and built on permanent foundations. Extensions to mobile homes and buildings not designed for permanent residential use will not be permitted; ii. there will be an overall limit of one third of the gross floor area of the original dwelling (measured externally) prior to any later extension or alteration, unless the increased floorspaceGravesham has no adverse effect Borough on the existing bulk andCouncil appearance of the dwelling. Extensions will not be permitted to replacement dwellings where

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Rural Area the gross floor area of the replacement dwelling exceeds the gross floor area of the original dwelling by one third or more; iii. those extensions which provide essential basic amenities such as a bathroom, toilet or kitchen, which are currently not available or are clearly inadequate, will normally be permitted; iv. the extension shall not be in a form which would facilitate the future formation of a separate residential curtilage; v. the dwelling to be enlarged must have sufficient curtilage to accommodate the extension without undue visual intrusion into the openness of the Green Belt; vi. the appearance, massing, scale, form and materials of any extension shall be appropriate to the existing dwelling and the Green Belt setting; and vii. proposals for domestic garages and for other outbuildings will be considered on their individual merits but will be required to be well designed, discreetly sited and subservient to the scale of the main dwelling on the plot.

Footnote: For definition of “original dwelling” see footnote to policy RA5.

11.11 Major Developed Sites in the Green Belt - Hoo Junction 11.11.1 Annex C to PPG2 recognises that Green Belts contain some major developed sites. Where such a site is identified in a local plan, limited infilling or redevelopment which meets the criteria in paragraphs C3 or C4 of PPG2 is not considered to be “inappropriate development.”

11.11.2 Paragraph C6 of PPG2 states that the character and disposition of proposed redevelopment will need to be considered as well as its footprint. New buildings should be located so as to minimise impact on their surroundings and the openness of the Green Belt.

11.11.3 Where proposals relate to potential rather than complete development of the site, such proposals should be put forward in the context of comprehensive long-term plans for the site a whole.

11.11.4 Hoo Junction is a major developed site in the Green Belt, covering approximately 14 hectares. It is bor- dered by the Thames and Medway Canal to the north and the Hoo to Grain railway line to the south. Some 5.3 hectares on the eastern part of the site are currently occupied by industrial units of varying sizes and in a number of different uses.

11.11.5 The western part of the site, covering approximately 8.7 hectares, is open in character with a number of lagoons and has been subject to extensive tipping over many years.

nd Deposit VersionGravesham Borough 191 Council Gravesham Local Plan 2 Review Rural Area 11.11.6 Vehicular access is very poor, being via a badly maintained private road and rural and village highways. The site is remote from any other developed areas and bearing this and its history of contamination in mind, it is considered unsuitable for residential development. The Borough Council’s approach is aimed at improving the quality and appearance of the site, dealing with contamination and achieving limited improvements to the road access, whilst trying to contain the overall quantity of development and the traffic created.

Policy RA7 Major Developed Sites in the Green Belt — Hoo Junction Hoo Junction is identified for industrial/employment development on a “footprint” basis. Pro- posals will be subject to a comprehensive scheme for the layout, access and phasing of the development of the whole site. Such a scheme will be expected to comply with the following criteria:

i. industrial/employment development will not occupy a larger area of the site than the “footprint” of existing buildings (unless this would achieve a reduction in height which would benefit visual amenity) nor to exceed their height; ii. traffic movements not to exceed and ideally, be less than, those generated by the existing development on the site; iii. carriageway improvements to Canal Road, to facilitate access to the site; iv. detailed investigations to ascertain the extent and nature of tipping on the western part of the site, the existence of contaminants generally and the identification of appropriate remediation measures; and v. environmental works to improve the overall appearance of the site and to reduce the impact of development on the openness of the Green Belt.

Footnote: The relevant area for the purposes of (i) is the aggregate ground floor area of the existing buildings (the “footprint”), excluding temporary buildings, open spaces with direct external access between wings of a building and areas of hardstanding.

11.12 Other Developed Sites in the Green Belt 11.12.l With regard to smaller developed sites in the Green Belt, applications to change the existing use will be treated as departures from the Development Plan and will be considered on their individual merits, having regard to the policies in this Plan.

11.13 Culverstone Valley Area 11.13.1 The Green Belt in Gravesham contains a unique area of chalets and caravans occupying some 250 acres of land atGravesham Culverstone which was originally Boroughdivided up and sold off to Council individuals in the 1930s.

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Gravesham Borough Council

CULVERSTONE VALLEY AREA - Policy RA8

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11.13.2 This has resulted in an assortment of caravans, chalets and shacks being erected or brought onto the plots, originally for weekend and holiday use. From the outset, much of the development pre-dated planning controls but successive planning regimes have failed to stem the drift towards permanent occupancy of what is now a growing majority of the plots.

11.13.3 The area has poor access and generally lacks metalled roads, proper drainage and individual water supplies. It is included within an area where Green Belt and Special Landscape Area policies apply.

11.13.4 In controlling development within this unique area, the Borough Council has the following objectives:- • to maintain a general policy of restraint on new development consistent • with the Green Belt and Special Landscape status of the area; • to improve the overall environment to a level commensurate with the permanent residential occupancy of existing authorised development; • to improve existing authorised chalets and caravans in appropriate locations to a standard appropriate for permanent occupancy; • to retain the dominance of the landscape over the built environment; and • to retain, protect and enhance the wooded character of the area.

Policy RA8 Culverstone Valley Area In addition to the Rural Area and Natural Environment policies contained in this Local Plan Review, the following additional requirements will be applied in the Culverstone Valley Area, as defined on the Proposals Map:

i. New weekend and holiday chalets and caravans will not be permitted. ii. Proposals for the replacement of existing authorised chalets and caravans1, or the extension of existing authorised chalets1, on authorised plots2 will be considered on their individual merits but the Borough Council will expect the following criteria to be satisfied:- a. the existing caravan or chalet must be “authorised” and must be neither derelict nor abandoned at the time of the application nor have been so prior to the receipt of the pending planning application; b. the chalet or caravan to be replaced must be demolished or removed from the site before any replacement structure is first occupied; c. replacement accommodation will be for permanent occupation but will be limited to bungalows3 of not more than 1,000 sq. feet (92.9 sq. metres) of gross footprint area (measured externally) and of a design appropriate to a rural area; and GraveshamGravesham Local Plan 2nd Review Borough 194 Council Deposit Version Rural Area

d. not more than one unit of accommodation will be allowed on each authorised plot’ iii. Controls will be placed on the construction of new and additional outbuildings and related structures to ensure that their number, size and design do not conflict with the open rural qualities of the area.

Footnotes: 1 “Existing authorised caravans and chalets” means those existing with the benefit of a valid planning permission or known to have existed at the time of the original Gravesham Borough Council Culverstone Valley Survey in 1983, which were not derelict and abandoned at that time and have not become so since. 2 An authorised plot means one which is known by the Borough Council to have existed at the time of the original Gravesham Borough Council Culverstone Valley Survey in 1983 or as subsequently formed by the amalgamation of more than one plot and are not created by the sub-division of an existing plot. 3 The term “bungalow” means a dwelling being single storey in appearance. Loft conversions will be permissible where such conversions do not increase the hulk of the roof over and above that normally associated with a bungalow.

11.13.5 In co-operation with the Residents’ Association representing the area, the Borough Council will seek to encourage a programme of tree preservation, woodland management and new planting in the area and will encourage the lawful incorporation of unused. unoccupied and derelict plots into adjacent lawfully occupied plots.

11.14 Villages

11.14.1 Policy RS2 in the Kent Structure Plan has the objective of applying development restraint at most rural settlements. The intention is to restrict new residential development to redevelopment or minor development such as infilling (defined as the completion of an otherwise substantially built-up frontage by the filling of a narrow gap capable usually of taking one or two dwellings only) in suitable locations within their built confines. except where specified in a local plan or. exceptionally, where there is special local justification (for example_ specific local housing need for particular types of accommodation, which cannot reasonably he met in other ways).

11.14.2 However. the Structure Plan enables exceptions to Policy RS2 to be identified in local plans. Policy RS3 identifies two categories of village which might he treated as exceptions:- • Villages having potential for new residential deveelopment in excess of minor development or redevelopment.Gravesham taking account of such issuesBorough as the Green Belt, policiesCouncil for the countryside and the availability of services and infrastructure. • Villages of‘ such exceptional conservation or tourism importance which the primary planning policy towards all new residential development will be conservation and enhancement of special character.

Deposit Version 195 Gravesham Local Plan 2nd Review Rural Area

11.14.3 The Borough Council takes the view that Gravesham’s villages should for the most part fall within the context of Structure Plan Policy RS2. Consideration has also now been given to whether any of them might he identified for the purposes of Policy RS3. The conclusion drawn is that none has potential for residential development in excess of minor development or redevelopment and consequently identification under RS3(a) would not he appropriate. However, several villages are considered to have exceptional conservation importance (RS3(b)) and they are identified in the policies and proposals below.

11.14.4 The definition of villages and their boundaries was set in the original Borough of Gravesham Local Plan (adopted 1987) and the Local Plan First Review (adopted 1994). It is not proposed to make any changes in this Local Plan Review as no alterations are considered to he, justified.

11.14.5 The term “village” is used for planning purposes only and relates to the Structure Plan. The Borough Council has identified thirteen rural settlements as villages, as set out below in Policy RA9. There are other rural settlements, such as Harvel. Luddesdown and Thong, which many would consider to be “villages’’ but these are not designated as such in this Plan and Green Belt policies will be applied to them.

11.14.6 A brief commentary on each village is set out in the appendix at the end of this chapter.

Policy RA9 Village Boundaries

The rural settlements listed below are villages for the purposes of Structure Plan policies and their built confines are defined on the Proposals Map:-

Cobham1 Higham Upshire Sole Street Lower Higham Culverstone Green Three Crutches Hook Green1 Shorne1 Meopham Green1 Shorne Ridgeway1 Vigo Village Lower Shorne Istead Rise

Footnote: 1 Also the subject of Policy RA11.

Policy RA10 New Development within Village Boundaries

New development within the built confines of the villages identified in Policy RA9 shall:-

i. be restricted to minor redevelopment or to minor development in suitable locations (as amplifiedGravesham in paragraph 11.14.1); Borough Council

ii. have regard to the Statements of Parish and Village Character set out in the Appendix at the end of this chapter; and

Gravesham Local Plan 2nd Review 196 Deposit Version Rural Area

iii. not encroach upon nor adversely affect any valuable amenity open spaces.

In accordance with Structure Plan Policy RS1, all development permitted within villages should be well designed, appropriate in location, scale, density and appearance to its surroundings and acceptable in highway and infrastructure terms.

11.14.7 Policy RS3(b) of the Structure Plan gives emphasis to the conservation and enhancement of the special character in villages which are of exceptional conservation or tourism importance. Policy RA1 1 identifies those villages in Gravesham which are considered to be either wholly or partly of exceptional conservation importance.

11.14.8 This policy is not intended to preclude all new development. However, within these villages and more particularly, within their conservation areas, the Borough Council will apply a higher test than elsewhere in the villages, to fulfil the requirement that any new development should respect and enhance local character. Special attention will be given to design, scale, materials, space relationship, access, traffic generation, local need, the protection of noteworthy features and any other matters considered to have planning merit.

Policy RA11 Villages of Exceptional Conservation Importance The village of Cobham and those parts of the villages of Hook Green, Meopham Green, Shorne and Shorne Ridgeway which are designated as conservation areas, are identified as being of exceptional conservation importance. The primary planning policy towards all new development, including residential development, will be conservation and enhancement of their special character. In addition, developments should be small-scale and will be expected to accord with Policy RA10.

11.14.9 Some rural conservation areas or parts of them lie outside the boundaries of villages, as defined in this Plan and, in these areas, Green Belt policies and other countryside restraint policies apply.

11.15 Rural Affordable and Special Needs Housing 11.15.1 Annex A of Planning Policy Guidance Note 3 (PPG3) “Housing” deals with local plan policies relating to affordable housing for local needs in rural areas.

11.152 Rural housing provision may be the subject of an “exceptions” policy. This enables local planning authorities to grant planning permission for land within or adjoining existing villages which would not normally be released for housing in order to provide affordable and low cost housing to meet local needs in perpetuity.

11.15.3 Within the Green Belt, proposals for sites outside village boundaries will need to be justified by very special circumstancesGravesham and will be treated as Borough departures from this Plan. Council Deposit Version 197 Gravesham Local Plan 2nd Review Rural Area

11.15.4 The justification for releasing sites for affordable and low cost housing as an exception to normal policies of restraint is essentially a matter for local judgement and the Borough Council would have to be convinced that there was a genuine, identified local housing need. The first stage would be for a comprehensive survey to be carried out by Parish Councils. However, the Borough Council is proposing to commission a second Housing Needs Study early in the Local Plan Review period and this will provide a further opportunity to establish the position in the rural areas.

11.155 The Borough Council also has to be sure that there are adequate arrangements to ensure that the housing in question is reserved for the specific purpose of satisfying local needs. Legal agreements would be sought to prevent the loss of affordable housing through re-sale on the open market. The use of open market housing on inappropriate sites to cross-subside rural affordable housing would not be acceptable.

11.15.6 There is no reference in Government guidance to arrangements for releasing sites specifically to provide for special needs housing, including sheltered housing, in rural areas. However, as mentioned in paragraph 6.15.3 of the Housing Chapter, special needs housing can be provided on “exceptions” sites if there is a genuine identified local need.

11.15.7 A further important consideration is the Government’s policy on sustainable development, which aims to concentrate development within urban areas on previously used land through the application of a sequential approach, whereby urban potential is exhausted before greenfield sites are considered for development. In order to justify releasing land currently in the Green Belt for affordable housing, the Borough Council would have to be satisfied that the full potential of urban areas had been utilised.

Policy RA12 Affordable and Special Needs Housing in the Green Belt In very special circumstances, development for affordable housing may be permitted on sites within the Green Belt.

Development will only be permitted where all of the following criteria are satisfied:

i. the proposal meets a genuine, identified local housing need as agreed with and verified by the Borough Council, for affordable, shared equity or rented accommodation arising from the particular parish or adjoining parishes within Gravesham where the scheme would be located; ii. the identified local housing need cannot be met through development on allocated sites or other land within the urban area of Gravesend/Northfleet or the built confines of the villages;

Gravesham Local Plan 2nd Review 198 Deposit Version Gravesham Borough Council Rural Area iii. the type and number of units proposed directly correlates to the identified local need and will be available at an affordable price or rent; iv. the proposed site is considered suitable for such purposes by virtue of its relationship in scale and siting to an existing village and its services, its proximity to public transport, and the absence of any adverse landscape, countryside conservation, environmental or highway impact; and v. the initial and subsequent occupancy is controlled through planning conditions and legal agreements, as appropriate, to ensure that the accommodation will remain available to meet the purposes for which it was permitted and will not pass into the general market for housing on subsequent disposal.

For the purpose of Policy RA12, local housing need shall be defined as follows:- vi. households resident in the parish or adjoining parishes within Gravesham currently occupying accommodation deemed as unsatisfactory by the Borough Council and incapable of being improved;’ vii. first-time purchasers from the parish or adjoining parishes within Gravesham; viii. persons who are close dependants of households with local connections, living in the parish or adjoining parishes within Gravesham;2 ix. households which include persons employed full-time in the parish or in adjoining parishes within Gravesham on other than a short term basis and living elsewhere; x. households which include persons about to commence employment in the parish or in adjoining parishes within Gravesham and whose employment requires them to live locally; or xi. any other very special cases which the Borough Council may deem appropriate.

This policy does not alter the presumption against inappropriate development in the Green Belt (see Policy RA2). Proposals for affordable housing in the Green Belt, which may include a special needs element, will be regarded as formal departures from the approved Development Plan and determined in accordance with the guidance set out in PPG2 and PPG3.

Footnotes: 1 A residential qualification is interpreted as three years continuous residence in the parish or alternatively, any five years out of the last ten.

2 A household with local connections is defined as one having immediate family resident within the area for a minimum of ten years.

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11.16 Business Development in the Rural Area Villages 11.16.1 Policy RS4 in the Structure Plan provides for business development at villages, for small-scale businesses or development requiring a rural location or development which is justified by local employment needs.

11.16.2 What constitutes a “small-scale” business will depend on local circumstances but the Structure Plan advises that such a business will normally be one which can be readily absorbed and integrated into a village in visual, functional and employment terms.

Policy RA13 Business Development within Village Boundaries Within those villages identified in Policy RA9, proposals for business development will be expected to satisfy the following criteria:-

i. the scale of the intended use must be appropriate to the locality; ii. the site itself and any building(s) intended for subsequent occupation should be physically suitable for the use proposed. Also, amenity, design, layout, access, parking and servicing arrangements must be satisfactory; iii. the use of the premises should not detract from the character and amenities of adjoining land uses; and iv. the local road network must be able to accommodate any increase in vehicular movements likely to be generated by the proposal.

Green Belt 11.16.3 Opportunities for businesses in the Green Belt will be limited to the re-use of redundant agricultural buildings, as specified in PPG2. However, the Borough Council will also take account of the advice in PPG7 which encourages the formation and growth of small-scale rural businesses. Such economic activity can provide employment, prevent the loss of essential rural services and generally contribute to the rural community.

Policy RA14 Business Development in the Green Belt Within the Green Belt, proposals for business development will be considered against Policy RA2 of this Plan and Kent Structure Plan Policies RS1, RS4 and MGB3.

11.17 Replacement of Existing Commercial Buildings in the Green Belt 11.17.1 Where a proposal is received from an established business in the Green Belt to demolish an existing commercialGravesham building and to replace it with anotherBorough for the same use, itCouncil will need to be demonstrated that a number of criteria can be satisfied, principally relating to the location, size and design of that building and access, traffic and parking considerations.

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Policy RA15 Replacement of Existing Commercial Buildings in the Green Belt Proposals to demolish an existing commercial building in the Green Belt and to replace it with another for the same use will be considered against the criteria set out below:-

i. the building must not detract from the openness of the Green Belt and the purposes of including land within it; ii. the form, height and general design should be in keeping with the surroundings and respect local building styles and materials; iii. the curtilage of the building should be clearly defined and appropriate; iv. access, vehicle parking and other traffic requirements must be met in full; and v. the replacement building must not exceed the original building, in terms of cubic content, by more than 10% or 500 sq. m. gross floorspace, whichever is the lesser.

11.18 Rural Local Centres and Small Shop Units within Village Boundaries 11.18.1 Rural local centres provide a valuable service to local residents, particularly the elderly and less mobile. The Borough Council will promote the retail and service function of such centres and resist changes of use which undermine this function. The residential use of upper floors will be encouraged as this can assist in increasing the vitality of centres and improving security.

11.18.2 Individual village shops also have an important role to play in rural communities but there has been a tendency in recent years for them to close. The Borough Council will resist further closures but regrettably it is not always able to influence the outcome. Proposals for new small individual shop units in villages will be encouraged where appropriate. However, increasingly, the trend is for petrol filling stations to include a small shop, thereby providing a dual service to rural residents.

Policy RA16 Rural Local Centres Small-scale retail uses to serve local needs will be permitted in the rural local centres identified on the Proposals Map. The loss of shopping units at ground floor level will not be permitted unless there is a sound planning justification. With regard to upper floors, residential use will be encouraged where compatible with other policies in this Plan, but office uses (Use Classes A2 and B1) will also be acceptable where this would not involve the loss of existing residential accommodation.

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Policy RA17 Small Shop Units within Village Boundaries Proposals for small individual shop units in the villages identified in Policy RA9 will be permitted where they serve the needs of the locality and are otherwise acceptable in policy terms. The Borough Council will generally resist applications which result in the loss of shopping units in these villages.

11.19 Community Facilities in the Green Belt 11.19.1 Proposals for new community facilities in the Green Belt are not normally appropriate and will be considered as departures to this Plan.

11.20 Rural Diversification 11.20.1 Structure Plan Policy ED5 provides for rural diversification to support the viability of farm businesses, subject to transport, landscape and other planning considerations. Diversification can include new leisure uses, rural recreation and rural tourism. Care must be taken to ensure that the nature and intensity of the proposed use is not detrimental to the openness of the Green Belt and that there is no adverse impact on the local environment or the amenity of residents.

Policy RA18 Rural Diversification Proposals for new leisure uses, rural recreation and rural tourism will be permitted where it can be demonstrated that there will be no damage to features of acknowledged importance, including areas subject to Green Belt and natural environment policies, the local residential environment and highway safety. Environmental enhancement will be encouraged.

Such proposals will be subject to Policy RA19.

11.21 Leisure Plots and Land Fragmentation 11.21.1 The fragmentation of landholdings can result in undesirable developments which can present a serious threat to the character and appearance of the rural area. Fragmentation can result from difficulties in selling agricultural holdings in one unit because of the cost involved or from pressures for non-agricultural uses, such as leisure plots and horse-riding or because higher prices can be achieved by fragmenting holdings. Such pressures for recreational activities are particularly strong in areas such as Gravesham, where the rural area is close to large urban centres, including London. Even where the land remains in agricultural use, fragmentation can lead to pressures for additional “agricultural” dwellings. Generally, the fragmentation of holdings is not subject to planning control but the Borough Council intends to use its planning powers to control pressures for development which may arise as a result of that fragmentation. A particular problem isGravesham the sub-division of land to form leisureBorough plots. Council Gravesham Local Plan 2nd Review 202 Deposit Version Rural Area

Policy RA19 Leisure Plots and Land Fragmentation The Borough Council will resist development on fragmented land and leisure plots and it will reinforce existing planning controls on such land as appropriate to the circumstances in each case, in order to restrain the damaging effects on the openness of the Green Belt and the character and appearance of the rural area.

11.22 Use of Land for Horse-Riding and the Erection of Stables 11.22.1 These may be associated with land fragmentation. Whilst the use of land for the riding of horses is appropriate to the open recreation functions of the Green Belt, it can be detrimental to landscape and agricultural policies. The location of the Borough is such that there is considerable pressure for such activities. The erection of stables and horse shelters can, unless well-designed and properly sited, be detrimental to the appearance of the countryside. The provision of jumps and other structures can look unsightly. Vehicles and trailers visiting the premises and inexperienced horse-riders on the public highway can be detrimental to road safety. The policy is designed to recognise the demand for such facilities but to carefully control their location and appearance.

Policy RA20 Use of Land for Horse Riding and the Erection of Stables Proposals for the recreational use of land in the rural area for horse-riding, riding schools and the erection of stables will only be permitted if they are compatible with the natural environment and transport policies in this Plan. Where proposals are acceptable in principle, the Borough Council will expect stables and horse shelters to be properly designed and constructed of sound materials appropriate to the rural area and to be in an acceptable location within the site.

11.23 Incorporation of Additional Land into Residential Gardens 11.23.1 Householders in the countryside sometimes seek to enlarge their gardens by the purchase of land from adjoining farmholdings. Repeated on a large scale, such activity would have the effect of significantly reducing the amount of productive agricultural land in the Borough and reducing the quality of its wooded areas. If accompanied by felling and the construction of domestic outbuildings and other structures, it could also be seriously detrimental to the openness of the Green Belt and the character and appearance of the rural area.

Policy RA21 Incorporation of Additional Land into Residential Gardens The incorporation into private residential gardens of productive or potentially productive farmland and woodland in the rural area will be resisted. Deposit VersionGravesham Borough 203 Council Gravesham Local Plan 2nd Review Rural Area

11.23.2 Where appropriate, the Borough Council will seek to minimise the environmental effects on affected land by the making of Article 4 Directions and Tree Preservation Orders.

11.24 Village Appraisals, Action Plans and Design Statements 11.24.1 One way of assessing the overall needs of the community is through a village appraisal. These are particularly valuable for considering the future housing needs of the village as a whole, which may depend on future employment and transport opportunities or the need to accommodate key workers. Higham Parish has already produced a village appraisal.

11.24.2 Village action plans emphasise what the village can do itself to solve its problems or improve its prospects. Although often associated with environmental projects, such action plans can also address wider social and economic issues.

11.24.3 Both village appraisals and village action plans make a direct contribution to Local Agenda 21 by aiming to meet local needs, including housing, in a balanced and sustainable way.

11.24.4 Village communities can influence the quality of new housing through the preparation of a village design statement. This sets out the environmental and building characteristics and qualities of the local settlement and developers are required to take this into account when applying to the Borough Council for planning permission.

11.24.5 The three documents referred to above could have a valuable role to play in ensuring that the future planning of villages in Gravesham is soundly based and well informed. If adopted by the Borough Council, these documents could take the form of supplementary planning guidance which would support policies in this Plan.

Policy RA22 Village Appraisals, Action Plans and Design Statements The Borough Council will encourage Parish Councils within Gravesham to prepare village appraisals, action plans and design statements for their areas.

11.25 Sustainability Appraisal 11.25.1 This chapter contains policies which seek to protect the character and appearance of the Green Belt and rural area, meet the needs of the rural area and encourage diversification within both the rural area and villages. The sustainability appraisal indicates that the policies have various impacts. Many of the impacts are unknown at this stage since they depend on both existing and proposed uses and the location of any development coming forward.

GraveshamGravesham Local Plan 2nd Review Borough 204 Council Deposit Version Rural Area

11.25.2 A number of policies have negative impacts. The policies on major developed sites in the Green Belt and the demolition of commercial buildings in the Green Belt both have an adverse impact on built environment energy efficiency and mineral conservation, since they allow the replacement of useable buildings. How- ever, this can be justified given the visual benefits which would accrue from replacing such buildings.

11.25.3 The policy on the Culverstone Valley Area would have negative impacts on landscape and open land, since it allows permanent development in the open countryside. However, the approach to the Culverstone Valley Area is considered acceptable, as the development allowed is of a limited scale and must replace an authorised caravan or chalet.

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Appendix

Statements of Parish and Village Character

Each statement consists of a general description of the Parish and then more detail on the main settlements therein.

Parishes of Cobham and Luddesdown (pop. 1,800, 1998 estimate) Cobham Parish is well known for its old picturesque village street and many fine buildings with historical associations, surrounded by green fields, woodland and orchards.

Luddesdown Parish is the smallest and most secluded of the five rural parishes in Gravesham, lying at the junction of four valleys behind Cobham. It is characterised by little winding lanes and paths between hills and valleys, woods and open fields.

Cobham Cobham is a traditional Kent village with Dickensian associations. Lying to the south of the A2 trunk road and being wholly within a designated Conservation Area, it remains largely unspoilt by modern residential estate development. The village core around the Church, Cobham College and The Old Leather Bottle is particularly attractive.

Conservation is of prime importance (see Policy RA1 1). Proposals for development, sensitive to the needs of the village, should seek to enhance the character of their surroundings, without exacerbating existing highway and traffic problems. Small developments displaying a very high standard of design may prove acceptable, particularly where they improve the social functioning of the village.

Sole Street The settlement is largely a modern residential settlement in a pleasant rural area, with few local facilities other than the railway station. This provides easy access to the Medway Towns and London. A tendency for residential development to spread along country lanes threatens the rural character of the locality. There is an older pre-war core along the road called Sole Street and part of Round Street, where plots tend to be generous. Landscaping and existing spaces within the village are important features.

Subject to the suitability of access, a satisfactory relationship with neighbouring properties and due regard for site features, e.g. trees, further infilling may be acceptable.

Deposit Version 207 Gravesham Local Plan 2nd Review Gravesham Borough Council Rural Area

Parish of Higham (pop. 3,700, 1998 estimate)

Higham Parish extends south-east from the Thames across the Higham Marshes and then climbs some 250 feet to the A2 trunk road, which marks Higham’s southern boundary. Close to this boundary is the head of an attractive dry valley, which runs north-east through the southern end of the Parish.

The Parish consists mainly of agricultural farmland but set within its countryside are the villages of Higham Upshire, Lower Higham and Three Crutches, the small hamlet of Church Street and Higham’s several remaining great houses.

Higham Upshire The village, lying to the east of Gravesend, is located on relatively high ground to the west of Telegraph Hill. The village, which has historic connections with Charles Dickens, lies on the north side of the Gravesend/ Rochester Road (A226), enjoys a range of facilities and has attracted much residential growth in the past. The A226fMedway Towns Northern Relief Road junction is situated just to the east of the village. This has had a major impact on the character of the dry valley to the south and east of the village.

To safeguard its rural environs and the piecemeal growth of estate development, the planning intention is to contain further development within its built confines, to the north of the Gravesend/Rochester Road. As opportunities arise, further infilling may be anticipated. The generous plots, landscaping and outlook to and from Telegraph Hill are important features to protect.

Lower Higham The village occupies the lower terrain to the north of Higham Upshire and straddles the North Kent railway line and the adjoining disused Thames and Medway Canal. It is a settlement with few facilities and a piecemeal development pattern. The availability of rail travel from this location has attracted residential growth.

Further extension of this settlement is not envisaged, in order to prevent the further spread of residential development into its open agricultural surroundings and to avoid conflict with Green Belt policy. Any new development is expected to be relatively minor.

Three Crutches The settlement is a small residential outlier on the north side of the A2 Trunk Road and it is situated in close proximity to the Medway Towns Northern Relief Road / A2/M2 junction. Its northern surroundings up to the line of the Relief Road are essentially agricultural. Any further development is expected to be relatively minor and no more than infilling within its built confines.

Gravesham Local Plan 2nd Review 208 Deposit Version Gravesham Borough Council Rural Area

Parish of Meopham (pop 6,800, 1998 estimate) Meopham Parish is a large rural parish an area of 8.2 square miles. The centre is just 5 miles south of Gravesend and the River Thames. Its three villages (Culverstone Green, Hook Green, and Meopham Green) and the hamlet of Harvel, all separated by large tracts of agricultural land, nestle in a very beautiful part of the North Downs. It possesses a wealth of historic buildings (44 of them listed), a host of village greens scattered throughout the Parish and a Country Park. It is also bristling with well-documented footpaths, bridleways and byways, which traverse miles of attractive landscapes and open country.

Culverstone Green The village lies east of Wrotham Road (A227), in the south of Gravesham. It mainly consists of modern development. Recent residential growth has spread eastwards along Willow Walk but more particularly along Whitepost Lane, making the village rather dispersed in form. The pattern of growth has been piecemeal and local facilities are scattered.

The planning issue is seen to be the containment of suburbanisation. Associated objectives are to maintain the rural appearance of the area, to resist merger with the Culverstone Valley Area and Vigo Village.

Any new development is expected to be of an infilling/improvement/replacement nature, strictly within defined limits to the east of Wrotham Road. Features to protect include the generally spacious nature of plots and the extensive landscaping, with due regard for the existing tree cover.

Hook Green Hook Green is an attractive residential location straddling the Gravesend/Wrotham Road, with a range of local facilities including a railway station. The historic core is Hook Green itself (see Policy RA11), with nineteenth century development close to the station.

There is a need to contain the further outward growth of the community, to respect its open rural surroundings and to prevent merging with existing development in its environs. Further infilling may be anticipated within the village but particular care needs to be exercised to conserve the Green and its surroundings. Emphasis should be given to the maintenance and upkeep of the appearance of the area in terms of buildings, space and trees. With good local facilities, including a bus route and the railway station, the village has some scope for elderly persons’ accommodation, providing such development does not swamp local character through the massing of buildings.

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Meopham Green The village, lying a short distance to the south of Hook Green, is an attractive settlement. The Green, with windmill and hostelries, is renowned as a venue for village cricket, whilst the historic Meopham Court and Church (outside the village confines) reflect the community’s medieval origins.

Conservation and containment of residential growth are seen to be the two principal objectives. Thus, within strict defined built confines, minor development and minor redevelopment may be anticipated. Spe- cial care, however, will need to be taken when determining the appropriateness of any development within the designated conservation areas (Meopham Green and The Street), where the protection of established character is essential for retention of identity (see Policy RA1 1).

Parish of Vigo (pop. 2,300, 1998 estimate) Vigo Village, on the crest of the North Downs and at the southern extremity of Gravesham, is an example of modern village planning. It integrates residential estate layout and existing woodland and segregates pedestrian and vehicular movement by a system of footpaths focusing on a small shopping centre. Trosley Country Park lies to the south and east of the village.

The location of the village and its comprehensive design impose strict limitations on the nature of future development. Landscape features such as earth mounding, tree belts and screens, grassed strips alongside roads and areas of woodland, are important in the design concept and need to be protected from encroachment. Any new development is expected to be minor and in harmony with the original plan.

Parish of Shorne (pop. 2,500, 1998 estimate) Shorne Parish is situated to the east of Gravesend, stretching from Watling Street to the Thames. It is set in pleasant countryside and there are fine views from high ground across to Essex and London. The parish has three villages, these being Lower Shorne, Shorne and Shorne Ridgeway and whilst a certain amount of development has taken place here in recent years, these settlements retain their village atmosphere.

Lower Shorne The settlement is a small compact residential area of inter-war origins, on the north side of the Gravesend/ Rochester Road. It is designated “a village” for the purposes of this Local Plan Review, owing to the difficulty of applying appropriate policies if it was to be left in the Green Belt. However, it contains none of the facilities normally expected of a village.

It is not considered appropriate to extend this small settlement but minor development or minor redevelopment may be anticipated. This may include improvement and extension of existing dwellings, provided the proposal is in harmony with its surroundings and not excessive in scale.

GraveshamGravesham Local Plan 2nd Review Borough 210 Council Deposit Version Rural Area

Shorne Shorne is one of Kent’s traditional villages nestling in the folds of the country to the south of the Gravesend/ Rochester Road (A226). It enjoys many features worthy of conservation. Any intensification or spread of residential development would diminish its character or intrude into its rural surroundings.

Any proposals for further development are expected to be relatively minor. Nevertheless, they will need to respect the setting, scale and character of existing buildings and have regard to the tree cover. A rigorous observance of these requirements is necessary in the designated Conservation Area (see Policy RA11).

Shorne Ridgeway The settlement, to the south of Shorne village, is something of a residential outlier of varying density, centred on the junction of Tanyard Hill and The Ridgeway. The latter is a well-used route between the A2 trunk road and the Gravesend/Rochester Road (A226) at Higham Upshire. The core of the settlement around the Tanyard Hill/The Ridgeway junction is designated a Conservation Area (see Policy RA11).

To protect the rural character of this location, it is considered necessary to contain the spread and intensification of residential development within strict limits. Thus, within the built confines defined on the Propos- als Map, development of a relatively minor nature may be anticipated, which generally observes the scale and settings of existing buildings and the needs of conservation.

Istead Ward (pop. 3,900, 1998 estimate)

Istead Rise The settlement has inter-war origins and since the 1950s the village has become a large residential estate located in the rural area to the south of Gravesend. It has a range of community and shopping facilities. The extension of the Green Belt has been largely successful in restricting the village’s further growth.

Further suburbanisation northwards, up to the line of the Channel Tunnel Rail Link and westwards, towards the Borough boundary, is undesirable if the open rural character of this area is to be maintained. Any new development is expected to comprise infilling and minor redevelopment, including extensions to and major improvements of existing dwellings, where appropriate. In the older parts of the village, plots tend to be more generous and better landscaped and these features should be protected.

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Gravesham Borough Council HOUSING CHAPTER SIX

Gravesham Borough Council Housing

6.1 Aim 6.1.1 The aim is to facilitate a range of housing provision suited to the needs of the Borough in a sustainable way, consistent with economic, environmental, social and design considerations.

6.2 Objectives 6.2.1 The objectives are to: • ensure that sites suitable for housing development are identified to meet the requirements of the Kent Structure Plan, within the constraints of the Green Belt and rural areas policies in this Plan; • make optimum use of previously developed and under-used land within the urban area; • secure the conversion of vacant or under-used buildings, especially in and around the Town Centre; • ensure that new housing is sustainable in its location, design and construction; • provide a range and mix of house types, including an element of affordable and special needs housing, to meet identified needs; • encourage and facilitate the improvement and protection of the existing housing stock; and • resist insensitive redevelopment, infilling, extensions and conversions which are detrimental to the character of an area and adversely affect residential amenity.

6.3 Introduction 6.3.1 In the ten-year period leading to the 1991 Census, Gravesham experienced a net population decline. Projections of population produced by the Government and for the Kent Structure Plan 1996 indicated that this trend would continue, unless planning policy sought to influence the pattern of development.

6.3.2 Net out-migration has been the significant factor of the population decline, even during a period which saw Gravesham experiencing one of the highest rates of natural increases (i.e. number of births exceeding deaths) in the County.

6.3.3 Despite this net population decline, changes in the structure of the population will actually increase the demand for housing. Government figures show that over the next two decades, much of the projected increases will be in one person households. In 1991, the average household size figure was 2.58. This is predicted to reduce to 2.41 by 2001 and to 2.26 by 2011.

6.3.4 The conversion of the trend figures into household growth gives a predicted need for 2,200 dwellings within the Borough over the period 1991-2011. The Deposit VersionGravesham Borough 93 Council Gravesham Local Plan 2nd Review Housing

Kent Structure Plan 1996 sets a requirement in Gravesham for 4,600 dwellings over the period 1991-2011. The substantial difference between the projected requirement and the Kent Structure Plan 1996 requirement is to provide scope for:- • reduced net out-migration; • stabilisation of population levels; and • sustaining labour supply in support of economic development and regeneration, as a result of Gravesham’s key position in Kent Thames-side and the Thames Gateway.

6.4 Policy Context 6.4.1 Planning Policy Guidance Note 3 (PPG3) “Housing” was published in 1992. A draft revision to PPG3 was published by the Department of the Environment, Transport and the Regions in April 1999 for public consultation. Some of the changes proposed include:- • the adoption of a sequential approach to deciding which sites and areas are most suitable for

development - using previously developed sites and empty or under-used buildings before releasing greenfield sites;

• the preparation of urban capacity studies by local planning authorities -these would replace housing land availability studies as the principal means for authorities to establish the location of potential sites for new housing; and • promoting more sustainable patterns of development through:- • mixed use development; • increasing the supply and range of housing opportunities in urban areas and town centres; • increasing the density of development at and immediately around places with good public transport accessibility, such as town, district and local centres or in public transport corridors; and • reducing parking standards.

6.4.2 The final version of PPG3 was only published in March 2000 and, whilst some of its content has been anticipated in the preparation of this Plan, it has not been possible to fully reflect the guidance at this stage.

6.4.3 A similar situation exists with RPG9, “Regional Planning Guidance for the South East,” which was published in 1994 and is now in the process of being revised (see Chapter 2, paragraphs 2.2.5 and 2.2.6).

6.4.4 The Government published its proposed changes to the Draft Regional Planning Guidance submitted to it by SERPLAN in March 2000. Views have been invited by 19th June 2000 and the Govern- ment will consider these responses before issuing the final version of the regional planning guidance as aGravesham new RPG9. This is expected to Borough be in Autumn 2000. Council

6.4.5 The regional planning guidance will cover the period up to 2016 and will form the basis on which the next (Fourth) Review of the Kent Structure Plan and the next (Third) Review of the Gravesham Local Plan will be produced.

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6.4.6 The Draft RPG9 places a considerable emphasis on the importance of Thames Gateway and the implementation of the Thames Gateway Planning Framework (RPG9a). Published in 1995, RPG9a considers that Kent Thames-side has the potential to accommodate 30,000 new homes over the next 30 years or so. It states that the aim should be to create a sustainable relationship between homes, workplaces and the full range of facilities which support communities.

6.4.7 RPG9a states that opportunities should be identified for satisfying the full range of housing needs, from affordable housing to the “executive market.” However, it stresses that this does not mean that existing residential areas are to be given less emphasis and it advocates planning policies which encourage an improvement in the quality and amenities of both the housing stock and of the local environment.

6.4.8 RPG9a makes the point that the quality of the residential environment will influence perceptions of Thames Gateway as a place in which to live. Attractive open spaces and densities of development sensitive to their environments are encouraged. It advocates high densities where they can take advantage of public transport links, where there is ease of access to key facilities by cycle or on foot and where they enable residential and employment uses to be closely located, to provide a more sustainable form of development.

6.5 Housing Land Requirement 6.5.1 Notwithstanding the housing requirements which emerge from the final version of the Regional Planning Guidance for the South East (RPG9), this Local Plan Review is tied in with the existing adopted Kent Structure Plan 1996. The Structure Plan has a base date of 1991 and provides a framework for housing provision for the 20-year period 1991-2011. For Gravesham. the require-

ments are as follows: -

1991-2001 2001-2006 2006-2011 Kent Structure Plan Policy H1 2,000 1,000 1,600

6.5.2 Provisions for the first two periods are set, whilst those for the period post 2006 are subject to the Fourth Review of the Kent Structure Plan and the current review of the Government’s Regional Planning Guidance.

6.5.3 The strategy set out in the Structure Plan has taken into account the tightly defined nature of the Gravesend/Northfleet urban area and the importance of the Metropolitan Green Belt. It also recognises the potential of the Ebbsfleet Valley and the possibilities of recycling land in the urban areas.

6.5.4 The Structure Plan makes clear that these housing requirements do not imply any re-appraisal of the extent of the Green Belt in the Borough.

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6.5.5 The housing land supply figures for Gravesham, both existing and allocated in this Local Plan Review, are set out below and compared with the Structure Plan requirements.

1991-01 2001-06 2006-11 TOTAL STRUCTURE PLAN REQUIREMENT 2,000 1,000 1,600 4,600 COMPLETIONS (1991-1998) 1,037 1,037

LAND SUPPLY (1998 on) - Large Sites 814 1,406 1,818 4,038 - Small Windfalls (1998 on)’ 159 265 265 689 - Large Windfalls (2000 on)’ 40 200 200 440 TOTAL SUPPLY - _____ 2,050 1,871 2,283 6,204

Footnote: Estimated at 53 units per annum (small windfalls) and 40 units per annum (large windfalls) - see note (g.) following Policy H1.

6.5.6 Whilst there is sufficient land to meet the overall Structure Plan requirements, it is very difficult to predict accurately the rate at which individual sites will be developed. However, any shortfall in one period may be carried forward and compensated for by higher provision in another.

5 Year Housing Land Supply 6.5.7 PPG3 requires planning authorities to demonstrate that they have a 5 year housing land supply on the basis of Structure Plan housing allocations. The table below indicates a shortfall of 539 units at 1998, for the period 1998 -2003.

Structure Plan Requirement 1991-01 2,000 Completions 1991-98 -1,037 Residual Requirement 963

Structure Plan Requirement 2001-2006 = 1,000 Therefore, 2001-2003 400 Total 5 year requirement (1998-2003) 1,363 5 year supply -824 Shortfall to 2003 539

6.5.8 However, it should be noted that this does not take into account sites which are not currently allocated for housing but which already have or are likely to receive planning permission, for example Rosherville Way (226 units) and Lennox Road Pit (142 units). The inclusion of these sites would clearly reduce the shortfall.

6.5.9 It also needs to be borne in mind that the Structure Plan housing requirements reflect the strategy set out inGravesham RPG9a, which identifies Kent Thames-sideBorough Council Gravesham Local Plan 2nd Review 96 Deposit Version Housing

(Gravesham and Dartford) as one of the two main centres of development. Within the Local Plan Review period, major opportunity sites at Ebbsfleet Valley, Gravesend Waterfront (including Northfleet Embankment and the Canal Basin Area) and North East Gravesend will be expected to contribute towards Kent Thames-side and wider Thames Gateway housing needs.

6.6 New Housing Sites 6.6.1 The table below identifies housing sites of 5 units or more which will meet the housing requirements set out in Structure Plan Policy H1.

6.6.2 It should be noted that the number of units within each time period is indicative only. It is not considered necessary or reasonable to impose any phasing constraint on these allocations as the timing can be difficult to predict accurately because of external factors, particularly in the case of the major development sites.

6.6.3 The major development sites are dealt with in detail in Chapter 3.

Policy H1 New Housing Sites The following sites, as shown on the Proposals Map, are allocated for new housing development:

Ref. Address 1998- 2001- 2006- 1998- No. 2001 2006 2011 2011 1. Admiral Beatty 10 10 2. 28 All Saints Road, Northfleet 6 6 3. Bank Street, Gravesend 6 6 4. Campbell Road Pit 15 15 5. Canal Basin Area 300 300 6. Coachworks, Glebe Road 14 14 7. Cervia Way, Westcourt 9 9 8. “The Colonial” PH (site of),Rochester Rd 15 15 9. Commercial Wharf, West Street 60 60 10. 76 Darnley Road (adj. to) 9 9 11. Denton Retreat/Lower Range Road 15 15 12. Detling Road 14 14 13. Dover Road (south of) 40 40 14. 115 Dover Road/Buckingham Road/ 5 5 Shepherd Street (site of) 15. Ebbsfleet Valley 964 964 16. Esso Garage, Valley Drive 10 10 17. “FleetGravesham Tavern” PH (site of), Waterdales Borough 9 Council 9 18. Gravesend Town Centre Renewal Sites 31 129 160 19. Harvel Works, Harvel 6 6

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Ref. Address 1998- 2001- 2006- 1998- No. 2001 2006 2011 2011 20. High Street, Gravesend (Phase I) 51 51 21. Horn Yard, Market Square and St. 141 141 Andrew’s Gardens 22. Janta Fashions, Burch Road 47 47 23 K.T. (Dartford) Ltd., Old Perry Street. 5 5 24 Landseer Avenue 61 61 25 Lansdowne Square 28 28 26 Lennox Road Pit 142 142 27 London Road (former depot site) 37 37 28 Lord Street/Parrock Street 224 182 406 29 “Markers Retreat” PH (site of), Lower 7 7 Range Rd. 30 Mark Lane/Waterton Avenue 6 6 31 North East Gravesend 65 100 165 32 Northfleet Bus Garage 36 36 33 Northfleet Works/Grove Road East 500 500 34 Old Sea School Site 31 31 35 Rosherville Way 100 126 226 36 Scotts Yard, Empress Road 6 6 37 Southill Bank Club, Parrock Road (adj. to) 10 10 38 Shaws Laundry (site of) 12 12 39 Springhead Road/York Road (garage at 5 5 junct. of) 40 St. James’s Street 16 16 41 St. Thomas’s Almshouses, Wrotham 39 39 Road (Phase 2) 42 Stuart Road 83 83 43 Third Avenue, 74 74 44 Tivoli House (rear of), Windmill Street 20 20 45 Trinity Road C.P. School (rear of) 36 36 46 Trinity Road/Allanbrooke 24 24 47. Tudor Close 6 6 48. Unigate Dairies, Rochester Road 8 8 49. Unigate Dairies, Bedford Road 10 10 50. Vale Road Yard 40 40 51. 149/151 Waterdales 6 6 52. 37 Waterton Avenue 12 12 53. 96/98 West Street 6 6 54. West Street /Blockbuster 43 43 55. 40-45Gravesham Windmill Street Borough 6 Council 6 56. 95 Windmill Street (rear of) 12 12

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Ref Address 1998- 2001- 2006- 1998- No. 2001 2006 2011 2011 57. 115/117 Wrotham Road, Gravesend 8 8 TOTAL 687043181 OVERALL TOTAL 814 1,406 1,818 4,038

Notes:- • The base date is April 1998. • The sites identified comprise:- a. Those agreed in the study “Housing Land Supply in Kent 1998” (Kent Planning Officers Group/House Builders Federation). b. Those indicated in the “Gravesend and Northfleet Urban Housing Potential Study” prepared by Llewelyn-Davies (November 1998). c. Additional sites allocated by this Local Plan Review. d. The Gravesend Town Centre Renewal Sites are as follows (see also paragraph 6.16.4):- • Northern End of High Street (Phase 2) • Rear of Brewhouse Yard • North of Milton Road (East Crescent Road/Bentley Street) • North of Manor Road The number of potential units has been conservatively estimated on the basis of 50 per hectare. e. The number of potential units on the Stuart Road and West Street/Blockbuster sites has been conservatively estimated on the basis of 50 units per hectare. f. The capacity and phasing on each of the sites is based on outstanding planning permissions, knowledge of the intentions of landowners and developers and the expected timing of development and the Borough Council’s intentions for its own landholdings. g. An estimate has been made for the development of small sites on the basis of the annual average completion rate between 1993/4 and 1997/98 (53 units per annum) and for large “windfall” sites based on the rate at which these have become available between 1993/94 and 1997/98 (40 units per annum).

6.7 Windfall Sites 6.7.1 During the course of the Local Plan Review period, other large sites may become available for housing. Such development on these “windfall sites” may be permitted but this will depend upon compatibility with adjoining uses and also proximity to public transport and essential facilities.

6.7.2 PPG3 states that planning authorities should make specific allowances for all the different types of windfallsGravesham in their plans, except greenfield Borough windfalls. Council

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Policy H2 Windfall Sites Residential development on unallocated sites within the urban area of Gravesend/Northfleet and within the built confines of villages1 will be permitted provided that:

i. existing uses on adjacent sites do not create an unsatisfactory residential environment; ii. the site is well-related to public transport, a primary school, shops and community facilities; and iii. such development would not constrain development options on adjacent sites.

Footnote: 1 See Policy RA9

6.8 Design of New Housing Development 6.8.1 When considering planning applications for new housing development or for the extension or conversion of existing buildings, the Borough Council will have regard to its currently adopted Residential Layout Guidelines and the revised Kent Design Guide.

6.8.2 The existing Residential Layout Guidelines were published as supplementary planning guidance in February 1996 and it is recognised that they will need to be reviewed to reflect current Government guidance on raising the density of residential development. This will be a priority task. The revised Kent Design Guide seeks to promote good design in new buildings and the public realm and to encourage developers and designers to be innovative and creative and to embrace issues of environmental sustainability. The revised document was published in March 2000 and the Borough Council will be considering then whether to adopt it as supplementary planning guidance.

6.8.3 Security will be another important issue when considering applications for residential development and the Borough Council will have regard to the document “Secured by Design,” published by the Home Office. The layout of dwellings, gardens, common open spaces, roads and footpaths can help to reduce both the fear and risk of crime.

6.8.4 The needs of the disabled are also very important and the Borough Council has a duty to take these into account. Development proposals will be expected to demonstrate that all the necessary requirements have been satisfied and the advice of the Disabled Working Group will be sought in this respect.

Policy H3 Design of New Housing Development In considering proposals for residential development within the urban area of Gravesend/ NorthfleetGravesham and within the built confines Borough of villages1, whether forCouncil new development or for the extension or conversion of existing buildings, the Borough Council will have regard to its currently

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adopted Residential Layout Guidelines, the new Kent Design Guide, Secured by Design and the recommendations of the Disabled Working Group.2

Footnotes: 1 See Policy RA9 2 See Policy H11

6.9 Character of Existing Housing Areas 6.9.1 In order to reduce the need to develop fresh land, the Borough Council is committed to making the most efficient use of urban land and to concentrating new housing development within urban areas and the built confines of villages.

6.9.2 However, a balance needs to be struck between maximising development opportunities and ensuring that the residential character of an area is not compromised through the process of “town cramming.”

6.9.3 The development of small infill sites (less than 5 units) and small-scale redevelopment can be a valuable source of additional dwellings but it can also dramatically change the character of an area. Backland, rear garden or tandem development can create special problems with overlooking, loss of privacy and unsatisfactory access and servicing arrangements.

6.9.4 To provide guidance for the future, “Statements of Housing Type and Area Character” and “State- ments of Parish and Village Character” indicate the main features which the Borough Council will seek to protect. These Statements can be found at the end of this chapter and at the end of Chapter 11 (Rural Area) respectively.

Policy H4 Character of Existing Housing Areas With regard to proposals for infill, rear garden, or backland development and also for the redevelopment of sites within the urban area of Gravesend/Northfleet and the built confines of villages, the Borough Council will have particular regard to the Statements of Housing Type and Area Character, the Statements of Parish and Village Character and the adopted Residential Layout Guidelines. Tandem development (one house directly behind another shar- ing an access) will not be acceptable.

Where proposals affect a conservation area or a listed building, the policies set out in Chapter 10 (Built Environment and Conservation) will be of paramount importance.

6.10 Density Gravesham Borough Council 6.10.1 Both PPG1 and PPG3 promote high density as a way of creating sustainable development by optimising the use of urban land.

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6.10.2 PPG3 states that new housing development built at less than 20 dwellings per hectare is unlikely to sustain local services or public transport, ultimately adding to social exclusion. Local planning authorities are advised to examine critically the standards they apply to new development, particularly with regard to roads, layouts and car parking.

Policy H5 Density i. In the case of proposals for residential development on sites which are well-related to public transport and local services or where public transport can easily be connected, the Borough Council will expect a minimum density of 50 dwellings per hectare to be attained and will encourage higher densities where appropriate. However, where proposals affect a conservation area or a listed building, a lower density will be acceptable. ii. On other sites within the urban area, densities of less than 20 dwellings per hectare will not be acceptable. iii. With regard to existing residential areas, both within the urban area of Gravesend/ Northfleet and the built confines of villages, proposals will be considered on their merits, taking into account the Statements of Housing Type and Area Character and the Statements of Parish and Village Character.

6.11 Conversion of Existing Buildings 6.11.1 The conversion of existing buildings is a means of increasing the housing stock and providing smaller units of accommodation to meet the needs of one and two person households.

6.11.2 In general terms, it will be assumed that existing residential properties of not more than 2 storeys and not more than 6 habitable rooms would be suitable for continued family occupation. Conver- sion of larger residential properties into flats will normally be acceptable and could help to create a more sustainable land use pattern.

6.11.3 However, regard must be paid to the character and amenity of existing housing areas where single family occupancy is the norm and where traffic, parking and other environmental considerations make intensive forms of occupancy unacceptable.

6.11.4 There is a considerable amount of floorspace above shop units and other commercial premises which is under-utilised and the conversion of these spaces could substantially increase the dwelling stock. In the Town Centre, for example, such a policy approach would bring life to the area outside working hours and reduce the fear of crime and disorder.

6.11.5 However, experience with the “Living Over the Shop” initiative has made it clear that residential conversion of upper floors is often very difficult to achieve. Concerns over security, means of access andGravesham car parking can be Borough Council

Gravesham Local Plan 2nd Review 102 Deposit Version Housing obstacles to a successful outcome. Nevertheless, the Borough Council will support this policy approach in appropriate locations. Proposals will be assessed on their merits and, in certain cases, policy requirements may be relaxed to facilitate development.

Policy H6 Conversion of Existing Large Residential Properties The Borough Council will permit the conversion of existing large residential properties into smaller units of accommodation provided that: i. the property is in an appropriate area for conversion into such a type of housing; ii. the property is of such a size and arrangement as to be generally unsuitable for single family occupation; iii. the proposal is in compliance with the statements of Housing Type and Area Character and the adopted Residential Layout Guidelines; iv. the proposal does not harm the amenities of the occupiers of adjacent properties or the character of the area, by virtue of increased vehicular activity, noise, loss of privacy or the impact of any alterations or extensions; v. the proposal is in accordance with the adopted Vehicle Parking Standards, unless it can be demonstrated that a reduced requirement is appropriate because of the close proximity of public transport; and vi. the proposal satisfies highway requirements, in particular with regard to access.

Policy H7 Conversion of Existing Buildings The Borough Council will permit the conversion of existing buildings into residential use provided that: i. the structure is sound and suitable for conversion; ii. the building is in an area appropriate for residential use; iii. the proposal does not harm the amenities of the occupiers of adjacent properties or the character of the area, by virtue of increased vehicular activity, noise, loss of privacy or the impact of any alterations or extensions; iv. the proposal is in accordance with the adopted Vehicle Parking Standards, unless it can be demonstrated that a reduced requirement is appropriate because of the close proximity of public transport; and v. the proposal satisfies highway requirements, in particular with regard to access.

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6.12 Loss of Residential Accommodation 6.12.1 The Borough Council considers it very important to limit the loss of residential units in order to reduce the need for additional dwellings on fresh land. Also, it wishes to ensure that the residential amenity of an area is not adversely affected by inappropriate changes of use.

Policy H8 Loss of Residential Accommodation The Borough Council will resist the loss of residential accommodation through change of use or redevelopment, unless it can be demonstrated that:-

i. the existing dwelling no longer provides accommodation of a satisfactory standard and is incapable of being improved at reasonable expense; ii. the character of the area is no longer appropriate for residential use; or iii. the proposal involves new business or employment development on an appropriate site.

6.13 Affordable Housing 6.13.1 Draft PPG3 states that a community’s need for a mix of housing types, including affordable housing, is a material planning consideration which should be taken into account in formulating development plan policies and in deciding planning applications involving housing.

6.13.2 For the purposes of this Local Plan Review, affordable housing is defined as:- “Houses for either rent or sale at discount compared to open market value, where a planning agreement ensures that this discount remains available in perpetuity to people identified by the Council as being in housing need.”

6.13.3 Circular 6/98 “Planning and Affordable Housing” (April 1998) supplements PPG3 by emphasising the Government’s preferred approach to planning and affordable housing. It defines affordable housing as including both subsidised and low cost market housing. Where there is a demonstrable lack of such housing to meet local needs, the local plan is expected to include a policy which seeks an element of affordable housing on certain sites.

6.13.4 The Borough Council, together with Dartford Borough Council and Kent County Council, com- missioned a Housing Needs Study (published 1996), to assess the likely requirement for subsidised housing during the Local Plan Review period. This assessment was based on seven scenarios and these produced a needs range of between 212 and 468 units of affordable housing per annum. As at 30th September 1999, there were 1,242 households on Gravesham’ s waiting list. Therefore, the actual and projected minimum need for affordable housing over the period 2001 to 2011 is 336 units perGravesham annum. Borough Council Gravesham Local Plan 2nd Review 104 Deposit Version Housing

6.13.5 Subsidised housing may be provided in a number of ways:- • through cross-subsidy, whereby a developer, usually via a Registered Social Landlord (RSL), provides a prescribed number or proportion of low cost and subsidised units as part of a housing development (in exceptional cases a lump sum may be paid by the developers towards the provision of such units elsewhere); and • through “rural exception” schemes, where policy restrictions in rural areas are waived in order to make provision for social housing, for example on the edge of villages.

6.13.6 The provision of affordable housing on the larger sites (as defined in Policy Hl), by way of cross- subsidy, will be negotiated on the following basis:- • In general, 25% of the units shall be subsidised housing. Developers will be expected to provide, at their own expense, fully-serviced sites for these units, properly integrated within the overall development. Construction of these units and their subsequent management will be the responsibility of an RSL proposed by the Borough Council. The Borough Council will nominate tenants from the common waiting list. Variations on this arrangement may be possible by negotiation and at the complete discretion of the Borough Council. • An element of low cost market housing may also be provided. Low cost market housing is that where the initial purchase price is reduced via subsidy from the developer. Such housing is intended for outright sale on the open market and RSL involvement is not normally required. The number of units and their specifications shall be determined by negotiation with

reference to the following factors: - • The nature of currently prevailing housing needs among those who are able to afford non- subsidised provision, relative to the current availability of accommodation. • Current income levels among prospective purchasers. • The need to provide an adequate range and mix of dwelling types. • Developers will be required to enter into a legal agreement, together with any partner RSL, detailing appropriate arrangements.

6.13.7 It is proposed to publish a guidance note on affordable housing to explain in more detail the requirements of the Borough Council’s policy.

6.13.8 The major development sites, together with other urban sites providing over 25 residential units, represent the main opportunities for cross-subsidising affordable housing.

Policy H9 Affordable Housing On all sites which are proposed for housing development, 25% of residential units shall be for affordable housing (as defined above), on the basis of the following size thresholds:

i. InGravesham the urban area of Gravesend/Northfleet, Borough sites over Council1 hectare or where 25 units or more are proposed.

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ii. In the following villages, sites over 0.5 hectare or where 15 or more units are proposed: Cobham Vigo Village Shorne Sole Street Istead Rise Shorne Ridgeway Culverstone Green Lower Higham Lower Shorne Hook Green Three Crutches Meopham Green Higham Upshire

Policy H10 Payment in Lieu of Affordable Housing In exceptional circumstances and at the complete discretion of the Borough Council, where it can be demonstrated that the inclusion of an element of affordable housing within the development site would be inappropriate, direct provision by the developer of affordable housing on another site may be considered as an alternative.

In such circumstances, the Borough Council will expect provision to be made at a level above the specified target for on-site provision, as set out in Policy H9, to take into account the additional scope which is created for market housing to be provided on the original site.

6.14 Lifetime Homes 6.14.1 This is housing which includes basic design features to ensure that a new dwelling meets the needs of most households at all stages of their life.

6.14.2 The Borough Council considers that minimum levels of access and adaptability should be provided both in all housing that it funds and in market housing. Design guidelines will be published sepa- rately as supplementary planning guidance.

Policy H11 Lifetime Homes The Borough Council will expect an element of Lifetime Homes to be provided on all new housing sites and this will apply to all housing types. Negotiations with developers will be conducted on the basis of the following targets: -

i. minimum prescribed Lifetime Homes standard -25%; and ii. minimum wheelchair standard percentage to be assessed on a site specific basis and after detailed discussion with relevant statutory service providers and voluntary groups.

6.15 Special Needs Housing 6.15.1 The HousingGravesham Needs Study discovered that Borough 22% of households in GravesendCouncil had at least one household member with a long term illness or disability.

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6.15.2 Conventional housing may not be suitable for people with special needs and therefore this Plan must ensure that a range of residential accommodation is provided to cater for all sectors of the community. Special needs housing is accommodation designed or adapted specifically for those with disabilities, illness or infirmity, for example, sheltered housing.

6.15.3 In the rural area, special needs housing can be provided on “exceptions” sites if there is a genuine identified local need (see Chapter 11, Policy RA 12).

Sheltered Housing 6.15.4 Sheltered Housing is defined as purpose-built or converted self-contained or shared accommodation protected with a complete system of fire protection and emergency alarms and supported with communal facilities and generally a resident warden. Higher densities than for conventional housing may be acceptable but there should be adequate amenity open space within the development. Parking standards will be dependent upon how well the site is served by public transport.

Institutional Uses 6.15.5 Residential institutions, such as residential care homes for the elderly, homes for the mentally ill, nursing homes and residential schools, colleges or training centres, can be provided either through the conversion of existing property, often large detached houses, or through new purpose built accommodation.

6.15.6 Planning permission is not required for small scale uses involving six or less residents living together as a single household. “Care in the Community” will often fall into that category.

6.15.7 Larger residential institutions, which generally involve full time special care for the residents by staff, raise more difficult planning issues. Locational factors, including access to local services and the supply of dwellings suitable for such use, particularly property conversions, tend to result in the concentration of institutional uses. This can result in a loss of privacy, overlooking, noise and disturbance, thereby adversely affecting other local residents. Whilst seeking to accommodate institutional uses, where planning permission is required, the Borough Council will have regard to the suitability of the premises and the impact of the use on the character and amenities of the locality.

Policy H12 Institutional Uses In considering proposals for institutional uses, the Borough Council will consider the following factors:

i. theGravesham suitability of the land and Boroughbuildings for the purpose Council and the availability of adequate amenity open space and car parking for staff, visitors and service vehicles within the development; ii. in areas where the occupants have a degree of mobility and independence, the proximity of the property to shops, public transport and community facilities;

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iii. the character of the neighbourhood, including the number of other institutional uses in the vicinity and the impact on the amenities of neighbouring properties; and iv. in respect of proposals regarding the conversion and/or extension of existing properties, the effect on the character of the building and its setting and the impact on neighbouring properties.

6.16 Town Centre 6.16.1 The Borough Council wishes to encourage residential developments in the Town Centre where there is the opportunity to take advantage of a wide range of facilities and good public transport. Reference has already been made to the considerable amount of floorspace above shop units and other commercial premises which is under-utilised (see paragraph 6.11.4).

6.16.2 Certain areas within the Town Centre may have potential for renewal schemes, which would help to make better use of the existing housing stock and increase housing provision. High density developments would be particularly suited to a central location. Parking requirements might be reduced or waived because the Town Centre is well served by public transport, subject to the particular circumstances of the site.

6.16.3 The successful scheme for the northern end of the High Street (Phase 1) is a good example of how targeted areas can benefit from partnerships between the Borough Council and Registered Social Landlords. The identification of areas which would benefit from schemes for renewal will focus the attention of the public and private sectors on where partnerships and funding initiatives should be given priority.

6.16.4 The following areas have been identified as having potential for renewal schemes during the Local Plan Review period and these are discussed in more detail in Chapter 3 on the Town Centre:- • Northern End of High Street (Phase 2) • Rear of Brewhouse Yard • North of Milton Road (East Crescent Road/Bentley Street) • North of Manor Road

6.17 Sustainability Appraisal 6.17.1 This chapter contains policies on the provision of new housing, the design, character and density of new housing, the protection of existing residential accommodation, and affordable and special needs housing. It should be noted that the impacts of the new housing allocations within the major development sites and Town Centre have been considered under those chapters of this Local Plan Review. Gravesham Borough Council 6.17.2 The sustainability appraisal shows that none of the policies within this chapter have negative impacts. The new housing sites allocated are generally on previously-developed land rather than on greenfield sites and this means that,

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overall, they have positive impacts on the categories of global sustainability, natural resources, local environmental quality and social stability and choice. Similarly, the policy on windfall sites allows residential development within the urban area of Gravesend/Northfleet and the villages only if it is well related to public transport and social and community facilities, which is entirely in line with the principles of sustainable development.

6.17.3 The other policies are particularly beneficial in terms of their impacts on local environmental quality and social stability and choice.

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Gravesham Borough Council Housing

Appendix

Statements of Housing Type and Area Character

This guidance applies to proposals for infilling, rear garden or backland development, developments within a housing area on previously non-residential sites and minor redevelopment of sites within the urban area of Gravesend and Northfleet and the built confines of the villages, as defined on the Proposals Map.

Pre-1919 Villas The character in these areas derives from spaces between buildings, the design and proportions of the buildings and landscaping. Redevelopment to a higher density is difficult, particularly where it is necessary to safeguard the character and appearance of any adjacent conservation area or listed building. Proposals must reflect the scale, massing, proportion and materials of existing, adjacent and surrounding buildings. Existing landscaping must be respected and amenity areas, particularly to the rear, should not be dominated by parking. Development which involves a substantial loss of rear garden area will generally be resisted. A high quality of design will be required.

Pre-1919 Terraced Housing These areas are characterised by quite high densities. The townscape quality derives from their regularity and the amenity space from small rear gardens. Such areas are generally lacking in car parking and typically front gardens are absent. Where redevelopment or new development occurs car parking and amenity standards shall be met unless exceptionally justified. New development should not exceed by more than one storey that of existing development in the area. Scale, sympathetic elevations and the protection of existing rear gardens are likely to be important considerations.

Inter-War Terraced Housing These are areas characterised by a lower density than the pre-1919 stock, principally because of larger rear gardens, almost universal small front gardens and sometimes rear access. Amenity for the area derives largely from the open character of the land at the rear of the terraces. On-street parking tends to be a serious problem, even where rear access ways and parking facilities exist, since growth in car ownership has outstripped the facilities available. The re-development of land at the rear would not be acceptable on an ad hoc basis because of loss of amenity to existing frontage dwellings. Favourable consideration would, however, be given to the comprehensive redevelopment of entire blocks of residential properties, which include the frontage building, to a higher density.Gravesham The acceptability of such Borough proposals would be subject Council to the location of the site in relation to the public transport network, any conservation area or listed building, the provision of car parking and amenity space to meet the needs of the occupants.

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Inter-War Detached/Semi-detached Housing This category includes dwellings with large rear gardens, usually well stocked with trees which contribute considerably to an attractive open and semi-rural character. An increase in the density of development may be achievable if a number of modest dwellings on large plots can be assembled and demolished. Such proposals would be subject to retaining the existing soft landscaping and safeguarding the character of the area. This would rule out development which involves a substantial loss of the rear garden area. The development of “backland” will usually be unacceptable due to the loss of amenity to existing frontage development and length of accesses.

Inter-War Municipal Housing In Gravesham this tends to be two storey semi-detached stock or short terraces, usually as houses but sometimes as low rise 2 or 3 storey flats. Densities tend to be fairly low by present day standards with rear gardens creating an open character. Such property often suffers from inadequate parking facilities which tends to lead to extensive on-street parking. “Right to Buy” legislation has resulted in a number of such properties now being privately owned in Gravesham. There may be scope for some redevelopment of entire blocks of residential properties on a comprehensive basis to a higher density. This would be subject to the location of the site in relation to the public transport network, any conservation area or listed building, and the provision of car parking and amenity space to meet the needs of the occupants.

Post-War Municipal Housing This tends to be of two types:-

Suburban Early post-war suburban estates tend to reflect the pattern of inter-war stock, usually to slightly higher densities and with a general lack of off-street provision for cars. The stock is usually 2 storey terraced or semi-detached houses, with some low rise fiats. There has been sufficient time for landscaping to mature. Where provided, rear car parking areas are communal and may be poorly maintained. A number of properties are now privately owned. Some immediately post-war dwellings are system-built and potentially a problem. There may be scope for some redevelopment and, if so, there is merit in this being done comprehensively and to a higher density. The acceptability of such proposals would depend on the location of sites in relation to the public transport network, any conservation area or listed building, and the provision of car parking and amenity space to meet the needs of the occupants. Any significant areas of planting should be retained.

High Density Some parts of the urban area were redeveloped comprehensively under slum clearance powers in the 1960s, although this was less extensive in Gravesham than in many towns. Often this resulted in flattedGravesham developments, sometimes medium Borough rise. There may be Councilsome opportunities for improvements if the stock is refurbished or redeveloped.

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Post-War Private Housing This can be classified in two ways:-

Early post-war Early post-war private estates tend to follow the inter-war pattern, of mainly two and three bed- room terraced and semi-detached houses. However, they were usually built to a higher density, with smaller gardens but normally making some off-street provision for cars. More recent developments have tended to be at higher densities and coupled with increasing car parking standards, these have resulted generally in smaller rear gardens.

Recent post-war In the 1980s and 1990s, private developers have shown more interest in amenity and appearance and, whilst densities remain high, more effort has been put into external design and hard and soft landscaping. Also layouts have been more informal on the pattern of the original Design Bulletin 32. Another recent trend has been for private developers to offer a greater range of dwelling types. Developers are building a higher proportion of small detached dwellings, dwellings for smaller households, including flats and sheltered elderly persons accommodation. Flats in particular have recently been built to very high densities.

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Gravesham Borough Council TRANSPORT CHAPTER FIVE

Gravesham Borough Council Transport

5.1 Aim 5.1.1 The aim is to achieve an efficient, integrated and balanced transport system which makes best use of the existing transport network, seeks to enhance it, improve safety and benefits the environment, whilst facilitating sustainable development opportunities in the Borough and across Kent Thames- side.

5.2 Objectives 5.2.1 The objectives are to:- • encourage the development of alternative modes of transport by promoting better facilities for public transport users, pedestrians and cyclists and discourage the growth in the use of private cars; • have parking policies which assist in restraining unnecessary car usage; • manage existing highway space to the best advantage of all forms of traffic (public transport, cyclists, private and goods vehicles); • make specific provision for a new public transport interchange in Central Gravesend and the future development of Fastrack; and • reflect national infrastructure and other policy initiatives.

5.3 Introduction 5.3.1 Since the First Review of the Local Plan, there has been a considerable change in the national approach to transport policy. The previous philosophy concentrated heavily on providing capacity for the car, as road and parking space, to go towards meeting projected traffic growth. This im- pacted negatively on public transport and over a long period of time has led the car to be the dominant form of travel in the Borough and elsewhere. It has increasingly been realised that this approach is not sustainable. Attempting to meet projected traffic growth is not possible due to the capital cost, the obvious environmental damage from major road schemes, and the impacts of congestion, noise and air pollution from the use of the network.

5.3.2 This has given rise to a much greater emphasis on managing demand, particularly through the use of public transport, which is a much more sustainable means of travel, particularly in urban areas, where the pattern and number of trips can support it economically. However, the current lifestyles of Gravesham residents rest heavily on the use of the car, and some forms of development, for example superstores, are based upon its existence. The current modal split has come about as a result of a long period of growth in car ownership and usage, and a corresponding decline in public transport. Altering the balance will occur over time as a cumulative result of the operation of many policies, including those by Central Government.

5.3.3 Travel is not just about bus, car or train. Cycling and walking can, and should, form a very important part Graveshamof travel patterns, both for work Borough and recreation trips. The Council existence of a network of safe and pleasant routes connecting residential areas to other facilities is a core objective of the Green Grid and the

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emerging Kent Thames-side transport strategy. Increased use of these modes of travel has health benefits (for example reduced pollution, exercise) especially for school children, as well as transport benefits.

5.3.4 There are a number of approaches that the Borough Council can take to travel demand management through this Local Plan Review and other policies, for example the distribution and form of new development, car parking standards and positive provision for public transport. However, many other agencies will also be involved in managing and enhancing the transport network and partnership is required. These include the Highways Agency (A2 trunk road), Kent County Council (transport authority), Railtrack and Union Railways (providers of rail infrastructure), Connex South East (provider of rail services), taxi firms and Arriva (provider of most bus services in the Bor- ough). The attitudes of transport users, developers, and major existing employers are also important.

5.4 Government Policy 5.4.1 Government policy has undergone considerable development in the last few years and the process is not complete. Currently primary guidance comes from PPG1 3 on Transport, which is in the process of being revised. The Government White Paper “A New Deal for Transport: Better for Everyone” (1998), backed up by a series of ‘daughter’ papers covering such areas as public transport and freight, further adds to this. RPG9, Regional Guidance for the South East, also in the process of being reviewed, and RPG9a, the Thames Gateway Planning Framework, provide further guidance. PPG1 1 requires a Regional Transport Plan to be produced by an appropriate body. SEEDA’s economic development strategy places an emphasis on the importance of transport provision, particularly the Channel Tunnel Rail Link, in delivering its overall aims and objectives.

5.4.2 PPG13 sets out the following series of transport objectives:- • to manage demand in order to reduce overall traffic levels, to be achieved by promoting alternatives to the private car and enabling people to reach destinations with less need to travel; • to foster forms of development which relate well to different types of transport provision and encourage use of walking, cycling and public transport; • to promote development within urban areas at accessible locations; • to strengthen existing local centres to offer a range of facilities and protect their vitality and viability; • to maintain and improve choice in transport mode; and • to limit the provision of parking to discourage reliance on the car for work and other journeys where there are alternatives.

5.4.3 The systemGravesham of Government funding for transportBorough is being changed Council so that from 2000/2001 Kent County Council will have to prepare a Local Transport Plan (LTP) covering the whole county for a 5 year period. This replaces the Transport Policies and Programme (TPP) process. It will bring a longer term perspective on capital funding which should allow better integration of all

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modes of transport. The Medway Council will prepare is own LTP for its area. The Road Traffic Reduction Act 1997 requires highway authorities to seek to lower the rate of traffic growth, and to reduce traffic movements overall.

5.5 Policy Approach 5.5.1 The publication of RPG9a (Thames Gateway Planning Framework) in 1995 with the growth point status accorded to Kent Thames-side, resulted in a number of transport studies being carried out for the wider area. At an early stage it was clear that the level of development outlined in RPG9a would probably not be sustainable using a traditional car-based approach, because of the infrastructure cost, land take and environmental damage. Therefore, enhanced public transport provision is essential to deliver the regional strategy, though given the scale of development, it is highly likely that absolute traffic levels will rise, albeit at a reduced rate.

5.5.2 An outcome of these studies was the concept of the Fastrack system, a network of routes with a frequent high quality bus service, where the bus has priority over other traffic. This is shown dia- grammaticallyGravesham above. This approach offers Borough flexibility in implementation Council and is financially feasible. Phase 1 is a core route from Dartford to Gravesend via Bluewater with a mixture of dedicated “track” and on-street running. Necessary safeguarding is included on the Proposals Map. Bus tech- nology is advancing so that low floors, a range of propulsion systems and other features are now possible. The results of this work are summarised in the Kent Thames-side Association document “Looking to an Integrated Future” (1999). Fixed systems (trolley bus or tram) do not offer such flexibility, though the design work should not preclude this in the longer term.

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5.5.3 Segregation will be achieved by a combination of dedicated routes, bus lanes and on-street running, with bus priority measures. Priority, frequency of service, quality and provision of passenger information are key elements, but not the only ones, in providing an attractive alternative to the car. Integration with other forms of enhanced public transport provision, particularly rail, is essential to achieve a system which is attractive overall to the user. Ease of interchange between bus, rail, walking and cycling form a core part of the transport strategy.

5.5.4 The car will continue to be an important mode of transport, but its use will inevitably be restricted by design (bus priority, car parking provision) and become less attractive due to congestion. As indicated above, trying to build additional road capacity on a sufficient scale to meet demand is not considered a feasible option. The introduction of decriminalisation of parking in the Borough offers an improved means of enforcing on-street car parking restrictions. This will aid the flow of traffic, particularly public transport, reduce local environmental problems and aid the development of sustainable travel patterns by managing car park provision.

5.5.5 Changing policy in public car park provision and the standards applied to levels of provision in new development will all work together to encourage public transport usage. The changing land use pattern in the urban area, and across Kent Thames-side as a whole, will also offer greater opportunities for public transport usage, offsetting some of the loss of capacity. In 1991, slightly fewer than 20% of journeys to work were by public transport (63% by car) and the objective through land use and transport policies is to increase the public transport percentage significantly.

5.5.6 However, some additional road space will be required to give reasonable access to the development opportunities and ensure that they are linked to the national highway network. Allied to this will be a continuing programme of measures to ensure a safer environment within predominately residential areas, particularly around social and community facilities such as schools. The existing built environment, with all its constraints, will inevitably mean that solutions are sometimes a compromise between the ideal and the appropriate. The overall approach is already being adopted through the Kent Thames-side Urban Transport Strategy, which was accepted by Government for funding in December 1998.

5.6 Development and Public Transport Location of Development 5.6.1 A major theme of this Local Plan Review is the integration of land use and transport planning. Therefore, the location of development in relation to the transport system as a whole is a critical factor, though not the only one. The sequential approach will be adopted, as a test of development location, starting from the premise that development proposals must be well located to appropriate transport provision. Public transport nodes will be the primary location for most forms of development, but the policies must be read in the context of the strategies outlined in the other chapters of this Plan.Gravesham Proposals Borough Council

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will still need to take into account their relationship to the primary distributor (for through traffic) and district distributor (for internal circulation) networks shown on the Proposals Map (see section 5.7).

5.6.2 Major development proposals, as defined below, will require a Travel Assessment (TA) to be carried out. This will need to demonstrate how it meets the requirements of the policies of this Plan, and how the developers will manage travel demand. The scale of the TA will be relative to the scale of the development and the transport issues raised. Depending on the scale and nature of the proposals, a Parking Strategy and Green Travel Plan may also be required (the latter being appropriate for all major employers in the Borough). As a guide, major proposals in Kent Thames-side means those which meet one or more of the following criteria:- • residential development in excess of 200 units; • Use Classes B 1 or B2 development over 5,000 m2; • Use Class B8 development over 10,000 m2; • retail development over 1,000 m2; • development generating in excess of 100 trips in/out combined in peak hour; • development generating in excess of 100 off-street parking spaces; or • development which is likely to have a major impact on the existing travel network.

Policy T1 Location of Development In considering development proposals, the Local Planning and Highway Authorities will consider the impact of the generated travel demand on the transport system as a whole and on the environment, and in particular, whether the proposed development:

i. is appropriately related to the public transport network, or can be made so by the applicant, as the primary requirement; and ii. can be adequately accessed from the primary and district distributor network identified on the Proposals Map, as the secondary requirement.

Contributions towards the improvement of public transport provision and highways will be required, depending on the scale, location and local circumstances of the proposal. Major developments will be required to provide Travel Assessments, including a Parking Strategy and a Green Travel Plan.

Bus-based Public Transport 5.6.3 The Fastrack concept is not just about a series of key routes; it is about the whole approach to public transport,Gravesham including links to the ruralBorough area. Therefore, it isCouncil appropriate to outline a general approach to bus-based public transport in order to bring as many of the benefits of the Fast rack approach to the rest of the bus network as possible.

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Policy T2 Bus-based Public Transport Proposals which support the maintenance, enhancement and upgrading of the bus network, including bus priority measures, physical infrastructure, integration with other transport modes and the provision of information systems, will be supported, subject to environmental constraints.

5.6.4 The need for enhancement of public transport and the resulting Fastrack concept for Kent Thames- side has been summarised above, and outline design work has been carried out to identify land, outside development sites, which may be required to develop the system. Phase 1, linking Dartford Station and Gravesend Town Centre with the new hospital at Darenth Park, Bluewater, Greenhithe Station, Stonebridge Road, Northfleet and Gravesend Railway Station, is expected to be developed over the next few years. Phase 1 of the new Public Transport Interchange at the station in Graves- end is being funded under the Kent Thames-side Urban Transport Strategy. Further phases, broadly related to the major development areas in Kent Thames-side, will be developed in due course, depending on the phasing and timing of sites. The major factor for this Local Plan Review is the detailed timing of development at Ebbsfleet.

Policy T3 Safeguarding for Fastrack Land shown on the Proposals Map will be safeguarded for the construction of the Fastrack public transport system and the Gravesend Station Public Transport Interchange. Develop- ment will not be permitted on the safeguarded land if it would prejudice the implementation of the scheme.

Railways 5.6.5 The Borough is currently served by two railways. The North Kent line runs through the urban area, connecting it to the Medway Towns to the east, and with London Bridge, Charing Cross and Can-

non Street via Dartford and south east London to the west. The Chatham - Victoria line runs through the rural area, with stations at Sole Street and Meopham. Both have connections to the east of the county, and the North Kent line also connects to mid Kent via the Medway Valley line at Strood.

5.6.6 The existing railways provide a backbone for the public transport system in Kent Thames-side and stations are major transport nodes. For the existing railway lines in the Borough, the aim is to improve station facilities (including access for the disabled), particularly interchange with other modes, and to enhance the service frequency. Car parking at stations frequently causes problems, notably in the rural area, and needs to be tailored to local circumstances.

5.6.7 Opportunities exist for enhanced frequencies and additional services. These can be achieved by a variety of means, for example, through the current resignalling and extending trains which currently terminateGravesham at Dartford through to GravesendBorough or further east. Council The Thameslink 2000 scheme (which

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will expand links through Central London and London Bridge and is due for completion by 2006) and the Thames Gateway Metro concept (linking the North Kent and North London lines via a tunnel at Woolwich) could add to the service pattern. Consideration is also being given to the completion of the partially implemented 12-coach scheme to Dartford (current maximum 10 coaches) and to the extension of this through to Gillingham for operational reasons. Significant works in the area of Gravesend Station would be required to achieve this.

Policy T4 Existing Passenger Railways The Borough Council will encourage proposals to enhance existing track capacity and services, regenerate stations, station access and other enhancements where these support other Plan policies and are acceptable environmentally. Levels of car parking provision will depend on circumstances.

5.6.8 The Channel Tunnel Rail Link (CTRL), authorised by the Channel Tunnel Rail Link Act 1996, will connect the Channel Tunnel at Folkestone with St. Pancras station in London. Phase 1 is now under

construction alongside the A2, linking onto the Chatham - Victoria line at Fawkham junction. Phase 2 will pass north under the A2 and through the Ebbsfleet, where there will be an International and Domestic Station, and a connection off the North Kent line. International services will run to Lille, Paris and Brussels, and through connections at those places to Europe in general. Domestic journey times from London to Ebbsfleet and Gravesend will be under 20 minutes. Faster domestic journeys will also be possible to/from Ashford and East Kent.

5.6.9 The Channel Tunnel Rail Link route is covered by a safeguarding direction, which is shown on the Proposals Map. Phase 1 is due to open in 2003, and Phase 2 in 2007, and it is only at this latter time that the catalytic benefits of the CTRL will be felt in the Ebbsfleet and Kent Thames-side as a whole. The safeguarding also includes provision, mainly in Dartford Borough, for a new road junction on the A2 and a connection through to the South Thames-side Development Route Stage 4 (see below).

Policy T5 Channel Tunnel Rail Link The current safeguarded zone for the Channel Tunnel Rail Link is shown on the Proposals Map and will be protected from inappropriate development. The Borough Council will press for the early completion of the full Rail Link project, including the access roads necessary for Ebbsfleet International and Domestic Station, and associated development, but with appropriate environmental safeguards.

River-basedGravesham Passenger Services Borough Council 5.6.10 The foot passenger ferry service to Tilbury provides an important local link, being a connection between the north and south part of Thames Gateway. Surveys show that the majority flow is from Gravesend to Tilbury. Kent County Council and Thurrock Council financially support it. However,

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patronage has declined in recent years due to changing employment opportunities in Essex and the loss of a direct rail interchange at Tilbury Riverside. In the future, it will be an important connection from south Essex into the employment, retail and leisure opportunities in Gravesend and Kent Thames-side.

5.6.11 It is also desirable to ensure that the land-based facilities for river transport are integrated with the rest of the Town Centre and its transport links. Currently the ferry uses the West Street Pier but the Town Pier would be an alternative if it is refurbished (see Chapter 4 of this Plan). Either could be used as calling points for additional river services, whether for leisure or public transport use. For example, potential exists for services to Central London, where hydrofoil craft can provide com- petitive journey times.

Policy T6 River-based Passenger Services The Borough Council will continue to press for the retention of the ferry service to Tilbury, and the safeguarding of the necessary shore-based infrastructure to support it, and other river-based passenger services on both sides of the River Thames.

Cycling and Walking 5.6.12 Cycling and walking are an important means for making local travel trips, as well as having a recreational function. The highway network provides an extensive set of routes and, in addition, there is the public rights of way network. Taken together these reach every part of the Borough. The Green Grid concept (see Chapter 13 of this Plan) provides a framework within which to place key links as connections between major origins and destinations, open spaces and out into the countryside. Part of the National Cycle Route 1, an element of the Sustrans Millennium Cycle Route, is proposed to cross the Borough from east to west via the Town Centre.

5.6.13 The Borough has a cycling strategy which identifies a series of routes, the provision of which will be encouraged though a variety of funding sources. This will be kept under review. Safety is a particularly important element of cycling and the lack of it, real or perceived, is a major source of discouragement to users. As a wider network becomes more fully established, cycling will be able to make a significant contribution to local travel movements.

PolicyT7 Cycling The Borough Council will encourage the use of cycles as a means of travel for short and medium distance trips and for recreation and, to this end, will seek to implement a network of cycle routes across the Borough. It will work with all relevant agencies and funding sources to achieve this, as part of the Green Grid. In particular, it will encourage the completion of NationalGravesham Cycle Route 1 and protect this Borough route from any development Council which would prejudice it.

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5.6.14 The overall objective for walking is to make the footpath and footway network a safe and attractive means of travel, to ensure it is well sign-posted, and to enhance the linkages where possible. Safety is equally an issue for pedestrians, especially when walking besides and crossing over major roads. Opportunities exist for new or enhanced routes in both the urban and rural areas, in part as a by- product of other transport infrastructure investment. From the recreation point of view the creation of circular routes is particularly useful. The walking and cycling routes form an integral part of the Green Grid, being the “glue” which sticks the various open space elements together. In addition to Policies T8 and T9 outlined below, Policies NE1 5 (Chapter 9), TR3 (Chapter 12), LT 11 and LT 12 (Chapter 13) are also relevant.

PolicyT8 Walking The Borough Council will encourage walking as a means of travel for short distance trips and recreation. It will encourage the maintenance and enhancement of the network of footways, footpaths, bridleways and other public access routes throughout the urban and rural areas, particularly in the context of the development of the Green Grid. Where agreement can be reached with landowners, the creation of new public rights of way, or their upgrading in status, will be supported.

Policy T9 Green Grid Links In pursuit of the Green Grid, the Borough Council will encourage and facilitate, subject to landowner agreement, the development of footpath and bridleway links, in particular:

i. along the A2/CTRL corridor from Pepper Hill east to Knights Place Farm; ii. as part of CAMS from Knights Place Farm to Lodge Lane, Cobham; and iii. along the former Gravesend West railway line in the urban area (Springhead Linear Park).

The Borough Council will also encourage and facilitate the development of enhanced footpath links on the following corridors:-

iv. East of Gravesend (Marling Cross to Shorne Marshes); and v. Medway Towns Northern Relief Road (A289).

5.7 Highway Network and Traffic Management 5.7.1 The emphasis on public transport does not mean that the highway network should be ignored. At the most basic level it is important that it is maintained to an adequate standard, has its safety enhanced,Gravesham and that appropriate use is made Borough of available road space. Council For example, to effectively manage bus priority measures the introduction of an Urban Traffic Control system, linking the various traffic signal junctions together, would be desirable. This optimises

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traffic flows, aids public transport movement and maximises highway capacity for other vehicles.

National Network 5.7.2 The current highway system is dominated in terms of scale and use by the A2 trunk road, which is at or approaching capacity at peak times. As well as an important internal route for Kent Thames- side, it links the area to and from the M25 and to the rest of the country. The A2 primarily provides an important international and national artery for traffic to and from the Medway Towns, East Kent, the Channel Ports and the Channel Tunnel. The Highways Agency is commencing work on the widening to four lanes of the A2/M2 east from Cobham, the necessary powers for which were obtained in the Channel Tunnel Rail Link Act 1996. The recently built Three Crutches Interchange for the Medway Towns Northern Relief Road (A289), already makes provision for this scheme.

5.7.3 The Government has announced that by 2005 it will have started schemes to widen the A2(T) through Gravesham (Phase 1 Bean to Tollgate, Phase 2 Tollgate to Cobham) and to improve the A2/ M25/A282 junction in Dartford (which would include 4 lanes eastwards to Bean). The net result will be four lanes throughout the Borough, which is important to give capacity for new development. The Channel Tunnel Rail Link Act 1996 also makes provision for a new junction on the A2(T) at Southfleet Road, just outside the Borough to the west, which will serve the Ebbsfleet International and Domestic Station and associated development. This will become part of the wider Kent Thames-side transport network, offering increased options for access to the national highway network.

Policy T10 National Road Schemes Proposals will be resisted which might compromise the following Highway Agency schemes identified in the national roads programme:

i. A2/M2 widening (shown as part of Channel Tunnel Rail Link safeguarding); and ii. A2 widening (Borough western boundary at Pepper Hill to Cobham).

Local Network 5.7.4 Kent County Council, as Highway Authority, has a programme for the construction of the Northfleet

Southern Bypass (South Thames-side Development Route Stage 4 - STDR4), which will also serve as a local access to the Ebbsfleet. The necessary railway bridge is already under construction. With the new A2(T) junction on Southfleet Road mentioned above and the existing Thames Way (STDR5), this will provide a new alternative route to Gravesend Town Centre. Although STDR 1, within Dartford Borough, has been constructed there are no local authority proposals to complete the South Thames-sideGravesham Development Route asBorough originally conceived. Council Gravesham Local Plan 2nd Review 84 Deposit Version Transport

5.7.5 However, there is a need for a strategic east-west link though the major development areas such as the Ebbsfleet and Eastern Quarry (in Dartford), to the south of the A226 corridor. This will be provided as part of the transport infrastructure that will be funded as part of those major developments. There will also be development funded transport infrastructure linking the development sites along the riverside, which will have connections to the A226, the Ebbsfleet/Eastern Quarry link and the A2(T). Together, these links will form an east-west and north-south grid.

5.7.6 Within Gravesham the aim is to ensure that a balance is struck between the free flow of traffic, priority for public transport, and environmental constraints. Some of the measures already referred to above will help the flow of traffic, as will a modal shift away from the car by enhancing public transport.

5.7.7 Gravesend Town Centre needs special attention to balance the conflicting aims of maximising access (internal and external), optimising car parking, maximising the development and regeneration opportunities provided by some car park and other sites, and creating an attractive and safe environment. The various elements, not all of which are yet fully defined, need to work together as a balanced and integrated policy.

5.7.8 The initial elements are the plans to enhance public transport, as the Town Centre is the primary transport node in the Borough. The Fast rack proposals are part of this. A second element is to divert as much traffic as possible which does not need to access the Town Centre away from it. A “bypass” route already exists in the form of Old Road East and West, running westwards from Lion Roundabout, together with Dover Road and Perry Street, depending on the final destination. This would benefit from traffic management measures, for example Urban Traffic Control (UTC). The third element is to consider the flow of traffic in and around the Town Centre, and its relationship to car parking and access. Studies in this area are ongoing.

5.7.9 A number of highway schemes have existed in and around the Town Centre. The change in approach means that some of these are now redundant or are being used in ways different to that originally envisaged (for example the Garrick Street Gyratory is now the Gravesend Station Public Transport Interchange). Further review work is underway on the future transport system for the Town Centre. New development or regeneration of particular sites may give rise to the need for additional highway works, both for access and public transport reasons. For example, significant development at the Canal Basin will require improvements to the Ordnance Road/Milton Road junction, for which an outline scheme exists, though there may be other alternatives. At West Street, a widening line exists for new development at Commercial Wharf, which is allocated for housing. It would be advantageous, if possible, to remove the former railway bridge, which im- poses a height restriction on this route and this would facilitate the provision of NCR 1.

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Policy T11 County Road Schemes The following transport schemes are safeguarded on the Proposals Map:

i. South Thames-side Development Route Stage 4 (Northfleet Southern bypass); ii. widening line for West Street, west of Bath Street; and iii. widening line for West Street, east of Bath Street.

Highways Access 5.7.10 Accesses onto the public highway system can create problems on major routes since they can hinder the free flow of traffic and can pose a safety hazard. With the increasing emphasis on public transport, with bus lanes and priority at junctions, there is an added dimension. Therefore, it is necessary to have policies which protect against the formation of new accesses on the key general and public transport linkages in the Borough.

5.7.11 Traffic Management, using measures such as signing, lorry routes and junction signalling, will be used to maximise the capacity of the highway network and to ensure that trips in and through the Borough are undertaken on appropriate routes. This is particularly important for the Town Centre.

5.7.12 The balance to this is to ensure that off the major highway network, in predominately residential sectors and the visitor-orientated areas in the Town Centre and riverside, traffic calming measures are applied. This is to ensure that excessive speed is reduced, “rat-running” is discouraged and a safer environment is created for pedestrians and cyclists. The “Safer Routes to Schools” initiative and Home Zones are examples of this sort of approach. There are a wide variety of approaches to traffic calming measures, which need to be assessed in each specific case. In doing this, a balance has to be maintained with such matters as easy access for emergency services and the environmental benefits.

5.7.13 The principal highway and public transport network as shown on the Proposals Map is made up of:-

• primary distributors - main links for long distance travel to and from the Borough;

• district distributors - for local distribution within and between the main residential, industrial and other areas and the primary network; and • local distributors to channel traffic within areas free from extraneous traffic, where environmental considerations will predominate. It should be noted that there are some elements of the network which are exclusively or predominately for public transport use.

Policy T12Gravesham New Accesses on Highway Borough and Public Transport Council Network The formation of new accesses or the intensification of the use of existing accesses to the roads forming the principal highway and public transport

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network shown on the Proposals Map will not normally be permitted. However, exceptions may be made where it can be shown that:

i. the flow of public transport and other traffic will not be impeded; ii. no danger would arise in highway safety terms; and iii. a properly-formed access can be created, in a location and to a standard acceptable to the Local Planning and Highway Authorities.

Policy T13 Traffic Management Traffic management measures will be introduced as appropriate to realise the best use of the highway network in terms of safety, traffic capacity and environmental conditions. Where suitable alternative routes exist, the use of heavy commercial vehicles will be discouraged in areas of sensitive environment or on such roads where it is considered expedient to preserve or improve the amenities of the locality.

5.8 Freight 5.8.1 The movement of goods is essential to the economic health of the Borough. However, commercial vehicles can place a significant burden on the environment if they use inappropriate routes. Trans- fer of freight to rail or water may reduce the volume of commercial traffic on the road network at strategic level, but can have highly significant adverse impacts at a local level. Every movement has to have an origin and a destination. In Gravesham, the majority of the major commercial traffic generators are located along the riverside, and therefore vehicles have to travel through the urban area to reach the A2(T) and M25. Policy T13 above deals with the use of the most appropriate routes. Policy TI provides for Travel Assessments and these will be particularly important in major developments which generate significant amounts of commercial traffic.

5.8.2 Consideration has been given to whether the Borough has the scope to accommodate any form of regional or sub-regional freight facility. Such facilities are generally large space users and require excellent communications links. The size of, access constraints to and objectives for, the major development and regeneration sites in the urban area do not make them suitable for such a large scale regional use. This is not to say that they should not have rail or port access and exploit it at a more local scale, appropriate to their size and environment.

5.8.3 The Green Belt and the many other environmental constraints mean that a new freight facility outside the urban area would not be acceptable. Hoo Junction has been considered, since it is already a rail freight and track infrastructure facility and the junction of the freight-only branch line to Grain and Thamesport. Road access to the site is only possible down very narrow country lanes, and the environmental impact of upgrading this site for development, given the relatively small existing Graveshambuilt footprint (taking the site Borough Council

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as a whole), has led to the location being considered inappropriate for major expansion as a freight interchange. However, there is a potential opportunity, subject to economic viability, for rail access facilities at what is now Northfleet Cement Works in the longer term. This is likely to be post 2006, dependent on the future of the Works and constraints caused by the construction of the Channel Tunnel Rail Link.

Policy T14 Freight The Borough Council will seek to encourage commercial traffic to use the most appropriate routes to reach the trunk road network. Any major new development which generates a significant volume of commercial traffic will require the production of a Travel Assessment on how it can be acceptably handled, given the other policies and proposals of this Local Plan Review. Transportation by rail and water will be encouraged.

5.9 Construction traffic 5.9.1 One particular type of commercial traffic is that arising from major construction projects (including any direct disruption to the transport network required by virtue of the development), of which a considerable number are expected to occur in or adjacent to the Borough. Developers of major construction projects will be expected to produce Traffic Management Plans in association with the Borough Council, the Highway Authority, neighbouring local authorities and others who may be carrying out projects around the same time. This is to ensure that disruption to the existing community and transport links is minimised wherever possible. Use of rail or water transport will be encouraged wherever feasible.

Policy T15 Construction Traffic Developers of sites which will generate large volumes of construction traffic will be expected to produce Traffic Management Plans and to co ordinate these with the relevant agencies and other developers who may be having an impact on the transport routes concerned. Use of rail and water transport will be encouraged where compatible with other policies.

5.10 Car Parking 5.10.1 Government policy seeks to reduce the levels of car parking provision as part of the overall approach to discouraging car-based travel. This has to be balanced against the economic viability of schemes from the developers point of view (which in turn reflects the views of users) and the local environmental impact which may arise if parking provision is not made. All development requires potential, if not actual, provision of car parking in some form or other given that the car is, and will remain, a main mode of transport.

5.10.2 The County Council, as Highway Authority, adopts a set of car parking standards which are subject to regular revision. These have recently been amended to be maxima rather than minima. These will be takenGravesham as the starting Borough Council

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point for car parking provision and then modified to suit particular circumstances, for example public transport accessibility. Travel Assessments will play an important role here. Overall development location is guided by the other policies of this Plan, which favour locations which are on or can be provided with public transport. For the purposes of funding, public transport is here defined as including rail, bus, ferry, cycling and walking.

Policy T16 Car Parking Standards Provision will be made for vehicle parking in accordance with the Kent County Council Vehi- cle Parking Standards, as interpreted by the Borough Council. Lower standards for non- residential development will be expected if the development is located at or adjacent to a transport node.

5.10.3 A development control issue which has arisen is the interpretation of the standards in relation to Use Class B 1, since an office use will have different requirements to industrial premises per unit floorspace. The policy starts from the office floorspace standard but allows for modification.

Policy T17 Car Parking for Use Class B1 In the case of proposals for development in Use Class B!, the Borough Council will expect car parking provision to start from the standard for offices. Lorry parking and manoeuvring areas should be provided, unless the applicant is willing to enter into an agreement to restrict the uses to which the permission relates.

5.10.4 Gravesend Town Centre and Ebbsfleet are/will be the two primary transport nodes and, in these locations, lower levels of car parking provision would be particularly appropriate. Full parking provision on sites in the Town Centre and at Ebbsfleet would reduce development or redevelopment opportunities significantly, and be contrary to the public transport approach. The Town Cen- tre has a supply of publicly available car parks which (regardless of actual ownership) are essential to the health and well-being of Gravesend. This has to be set in a context where many of the competitors, for example Bluewater or food superstores, offer free car parking. The management policies are critical in seeking to make effective use of available space and balancing out the needs of shoppers, workers, visitors and local residents. An analogous approach will need to be developed for the Ebbsfleet when detailed proposals come forward and as it evolves. In both cases, Travel Assessments of individual applications will be the appropriate means of assessing actual car parking provision and its form. For example, retail warehousing applications in the Imperial Busi- ness and Retail Park will have different implications to Use Class B la offices in the traditional Town Centre.Gravesham Borough Council 5.10.5 Currently, there is a surplus of car parking spaces in Gravesend Town Centre, which has allowed proposals to come forward for the development of some of the current sites, as outlined elsewhere in this Plan. The objective will be to restrict car parking to a level, over time, compatible with improvements to the

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public transport system and the operation of national policies to restrict traffic growth. It is known that some 70% of trips to the Town Centre are currently generated from within the Gravesend/ Northfleet urban area, and, in principle, a reasonable proportion of these could be shifted to public transport, provided the quality, frequency and reliability are sufficient.

5.10.6 In the Town Centre, the priority will be to provide short-stay car parking for shoppers and visitors, with long-stay (commuters and workers) as a secondary consideration. New development, excluding residential, will not normally be allowed parking other than for operational reasons (which is taken to specifically exclude staff or visitor car parking).

5.10.7 The Borough Council has taken over the enforcement of parking restrictions on the public highway, as part of the decriminalisation process. Within the terms of the approved scheme, these powers will be used to ensure that parking restrictions are consistently enforced.

Policy T18 Town Centre Car Parking and Ebbsfleet The Borough Council will seek to ensure that there is an adequate supply of car parking for shoppers, visitors and local residents in the Town Centre. Long-stay car parking will be given a lower priority through pricing and other mechanisms. New development, except residential, will be restricted to making provision for servicing and operational car parking needs, unless otherwise justified in the context of a Travel Assessment. At Ebbsfleet, similar principles will be applied as the development grows and evolves.

5.10.8 Residential development is an area where it is necessary to assume that property occupiers will wish to have cars, unless they choose to live in certain specific types of development (for example sheltered accommodation). It is necessary to draw a distinction between car ownership and car usage. The policy objective is to encourage greater use of public transport, not to restrict car ownership. Therefore, it is necessary to take a more generous approach to standards for residents. The approach to visitor spaces will vary depending on the location, but at the primary transport nodes provision may not be made on site. Therefore, new residential development will need to meet the KCC car parking standards, on site or elsewhere. However, given the Town Centre’s location on the transport network, this is most likely (along with Ebbsfleet) to be the location where reduced standards may be possible, subject to detailed justification.

Policy T19 Residential Development Car Parking The Borough Council will expect the adopted residential car parking standards for each unit of accommodation to be provided on-site unless exceptionally justified. At the main transport nodes, visitor car parking will be subject to agreed reduction, through travel demand man- agementGravesham demonstrated by a Travel Assessment. Borough Parking in those Council circumstances will generally be limited to one space per unit within the curtilage of the

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property, with other spaces potentially provided communally, either in managed on-street parking bays or off-street, at a reduced standard.

5.11 Sustainability Appraisal 5.11.1 This chapter contains policies which seek to encourage the development of modes of transport other than the private motor car, to make appropriate use of the highway network, and to restrain unnecessary car usage. The sustainability appraisal indicates that the policies which promote public transport, cycling, walking and reduced levels of car parking score positively for some or all of the four categories of global sustainability, natural resources, local environmental quality and social stability and choice.

5.11.2 The policy which safeguards the zone for the Channel Tunnel Rail Link has a number of negative environmental effects. This can be justified given its positive effect on the economic regeneration of the area once the Ebbsfleet International and Domestic Station has been completed and the wider national economic benefits which will derive from this major infrastructure scheme.

5.11.3 The policies which promote national and county road schemes also have a number of negative effects but the national ones (which involve widening the A2 and M2) are necessary since the A2 is approaching capacity at peak times and the county ones are part of an existing programme of highway improvements.

5.11.4 The policies on freight and construction traffic would have negative effects on mineral conservation, since they are likely to result in increased traffic movements and therefore increased use of fossil fuels. However, such effects are a necessary prerequisite for major new development.

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Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council Gravesham Borough Council CONSULT

Regulatory Services – Environmental Protection Comments

Case Number 20110632 Case Officer Mr Harry Burchill Address Land Adj The George PH Wrotham Road Meopham Proposal Outline application for residential development for two dwellings. Determination Date 12th March 2012 Consultation Expiry Date 24th February 2012 Date of Response 01 February 2012

There are a number of issues which this Service would need to have resolved in the event outline permission is granted as follows:

The proposed development is in close proximity to the George PH which is licensed to have live music until midnight. It may also be the case that plant/equipment associated with the pub could be affecting this land. Any detailed design of these buildings should ensure openings to habitable rooms are avoided in the façades facing the pub.

The following comments are made:

Scheme of noise attenuation for proposed noise-sensitive development near a noise source A scheme detailing noise attenuation provided by the construction, including design and installation of windows shall be submitted to and approved in writing by the District Planning Authority prior to commencement of any works on site. The scheme shall take into account predicted/measured noise levels arising from typical noise from late night live music at the adjacent George PH and measured noise levels emanating from the general operation of the pub including any noise from plant/equipment etc. Reference shall be made to Planning Policy Guidance (Planning and Noise) PPG24, British Standard 8223:1999: ‘Sound insulation and noise reduction for buildings – Code of practice’ and BS4142:1997.

(For information this Service would accept the following standard: Noise levels no higher than NR25 Leq 5min to be experienced within any habitable room associated with the use of the pub).

Contaminated land No development approved by this permission shall be commenced prior to a contaminated land assessment (in accordance with the CLEA guidelines and CLR 11 methodology) and if necessary an associated remedial strategy, together with a timetable of works, being submitted to the Local Planning AuthorityGravesham for approval. Borough Council a) 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. CONSULT b) 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. c) 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. The Local Planning Authority shall approve such remedial works as required prior to any remediation commencing on site. 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. d) 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). 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. e) 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 our in full in accordance with the approved methodology. 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. f) Where applicable, a monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over an agreed period of time, and the provision of reports on the same, must be prepared and approved in writing by the local planning authority.

Following completion of the measures identified in that scheme, and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced and submitted to the local planning authority.

Traffic Noise. A scheme taking into account the existing noise levels due to traffic shall be submitted and approved in writing by the District Planning Authority prior to commencement of any works on site. The noise scheme shall detail the noise attenuation provided by the construction, including design and installation of windows and shall also consider noise levels in gardens. Reference shall be made to Planning Policy Guidance (Planning and Noise) PPG24.

Gravesham Borough Council Mr Clive Gilbert Heritage Service Manager (Development Management) Planning & Environment Gravesham Borough Council Enterprise & Environment Invicta House Cygnet House County Hall 132 Windmill Street Maidstone Gravesend Kent, ME14 1XX Kent Tel: (01622) 221540 DA12 1BQ Fax: (01622) Web site: www.kent.gov.uk

Email: [email protected] Ask for: Ms Wendy Rogers Your Ref: Our Ref: Date: 12 March 2012 For the attention of Mr Harry Burchill

Dear Mr Gilbert

Re: 20110632 – land adj The George PH Wrotham Road Meopham

Thank you for consulting us on the above application for residential development for two dwellings.

The site of the application lies within c.100m of two sites of prehistoric remains both providing evidence for an Iron Age and Romano British settlement in this area (HER No: TQ 66 NW 45 & 8). One site is the west and the other to the south. Associated remains may survive on the application site and it would be appropriate for some archaeological work to be undertaken. I recommend the following condition is placed on any forthcoming consent:

AR1 No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work in accordance with a written specification and timetable which has been submitted to and approved by the Local Planning Authority.

Reason: To ensure that features of archaeological interest are properly examined and recorded.

I would be pleased to discuss any of the above further and provide a specification for the archaeological work on request. Yours sincerelyGravesham Borough Council Wendy Rogers Senior Archaeological Officer

This is available in larger print on request

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