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12.02547 Former Kent and Sussex

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12.02547 Former Kent and Sussex WESTERN AREA PLANNING COMMITTEE WEDNESDAY 5 DECEMBER 2012 REPORT OF THE HEAD OF PLANNING SERVICES APPLICATION FOR CONSIDERATION APPLICANT REFERENCE LOCATION PROPOSAL CONTACT ADDRESS DATE VALID GRID REFERENCE DATE OF APPLICATION BERKELEY HOMES (E. TW/12/02547 Kent And Sussex Redevelopment of the COUNTIES) Hospital former Kent and Sussex (David Hicken Mount Ephraim Hospital site. 200 Associates Planning ROYAL TUNBRIDGE dwellings, 43 Senior Eclipse House WELLS Living apartments, Eclipse Park TN4 8AT offices, Primary school, Sittingbourne Road open space, access and Maidstone parking Kent ME14 3EN) 13/09/12 558235/139871 11/09/12 MAJOR APPLICATION DEPARTURE APPLICATION This planning application is an Environmental Impact Assessment application that has also been advertised as a departure from the development plan because it involves the construction of housing on part of a site allocated for commercial and other town centre uses. If members are minded to grant planning permission, in accordance with the Town and Country Planning (Consultation) (England) Direction 2009, it will not be necessary to refer the application to the Secretary of State. 1.0 DESCRIPTION OF SITE 1.01 The Kent & Sussex Hospital closed in September 2011 following the opening of the new District General Hospital at Pembury. 1.02 The application site is located off Mount Ephraim on the fringe close to the centre of Tunbridge Wells. 1.03 The site is in two parts. The main site is located off Mount Ephraim and includes all the existing hospital buildings and parking areas. The site also includes a separate triangular shaped parcel of land, at the junction of Culverden Park and Culverden Park Road, which was previously used for staff parking. This is known as the Ardenhurst site. Main site 1.04 The main area of the site is approximately 4.3 ha (10.6 acres). It has an irregular shape and slopes steeply down from east to west by about 14m. 1.05 The existing main vehicular access is from Mount Ephraim and vehicles can also exit the site onto Culverden Park. There are two other pedestrian access points from Mount Ephraim. One is at the southernmost point of the site between Hill Brow and 48 Mount Ephraim. The other is between Westcombe House and No. 6 Mount Ephraim, in the north east corner of the site. 1.06 The site is currently extensively developed with hospital buildings that are substantial in scale, ranging in height from one to five storeys. The buildings include a variety of brick built, concrete and temporary structures built at various times since the 1930’s. The largest is the Culverden Wing, located towards the rear of the site, which was completed in 1985. None of the existing buildings are listed. Two detached houses, Nos 5 and 9 Culverden Park, are also located within the site boundary. The external areas of the site are mainly hard surfaced and include a car park with capacity for approximately 400 cars. All of the buildings are unused with the exception of Burslem House staff accommodation block, which is due to be vacated by March 2014. 1.07 The front of the site along Mount Ephraim is within the Royal Tunbridge Wells and Rusthall Conservation Area and there is a Listed Grade II Monument known as the George Whitefield Monument within the site near the northern end of the Mount Ephraim frontage. 1.08 There are a small number of trees within the body of the site and significant tree cover around the site boundaries. All of the trees are protected by a TPO. 1.09 The adjoining uses towards the Mount Ephraim frontage are commercial and retail in character. To the south of the site entrance is a parade of small Victorian shops with residential above, varying in height between two and four storeys. A number of these buildings are Grade II Listed Buildings. To the north of the site entrance, the site adjoins a row of three storey Victorian villas predominantly in office use, a modern 5 storey office building called Westcombe House, Abbey Court Medical Centre and an NHS Kidney Treatment Centre run by Guy’s and St Thomas’ Hospital. There is a motor dealership and shops on the opposite side of Mount Ephraim. 1.10 The rear of the site adjoins the residential streets of Royal Chase to the south and Culverden Park to the north. These streets are characterised by 2 to 3 storey detached properties set in large individual plots with substantial gardens. An area of woodland known as Great Culverden Park adjoins the site to the west. This is designated as an Area of Landscape Importance, a Site of Local Nature Conservation Value and is known to contain badgers, bats and breeding birds. The woodland is privately owned by the residents of the surrounding residential properties and managed as a limited company, Great Culverden Park Ltd. 1.11 The northern site boundary also abuts the rear of Abbey Court, (4-storeys), a three storey block of flats (3 Culverden Park). A detached house at 11 Culverden Park adjoins the site to the west of the entrance off Culverden Park. 1.12 The Local Plan allocates this site for redevelopment through two policies. Policy CR4(c) allocates the front section of the site adjoining Mount Ephraim for a mixed use development including offices, hotel and/or community and leisure uses. This policy states that the site should provide improved pedestrian crossing facilities on Mount Ephraim and in design terms new development should maintain a strong frontage to Mount Ephraim and provide new tree planting. The rear section of the site is allocated for residential use through Policy H7. This policy states that the site should provide a minimum of 200 dwellings at a net density of approximately 60 dwellings per ha. It also stipulates that an equipped children’s play space should be provided on the site. Within the policy justification it states that the main vehicular access will be from Mount Ephraim and that there shouldn’t be a through route, except for emergency vehicles. Ardenhurst site 1.13 The application site also includes a separate triangular shaped parcel of land known as the Ardenhurst site, which is located on the opposite side of Culverden Park to the main site. It has frontages to Culverden Park and Culverden Park Road. This area was used as a 43 space car park for hospital staff car parking and has an area of approximately 0.3ha (0.71 acres). 1.14 The Ardenhurst site sits at a higher level than Culverden Park and the levels continue to rise towards Culverden Park Road. 1.15 There is significant vegetation on the boundaries of the site, including a group of trees at the apex of the site and a stand of silver birches within the centre. All of the trees on the site are protected by a TPO. There is an attractive stone retaining wall along the Culverden Park frontage. 1.16 The surroundings of the Ardenhurst site are predominantly residential in character. 1.17 Adjoining the site on its western boundary are the premises of Crossways, which have a 3 storey building fronting Culverden Park and a part 3 storey part 4 storey building fronting Culverden Park Road with a shared rear garden between these buildings. The Crossway premises are occupied by younger adults (18 to 65 years) with mental health difficulties. 1.18 There are blocks of flats on the opposite side of Culverden Park Road, including the 3 storey Deacon Court and Bell Court and the 5 storey Edison Court (formerly the North Telephone Exchange site) at the junction of Culverden Park and St John Road. Also, to the south of the Mount Ephraim and Culverden Park junction, is the substantial Southern Telephone Exchange building. 1.19 The Ardenhurst site is not allocated for development in the Local Plan. However it is located within the Limits to Built Development in the Local Plan where, under Policy H5, use for residential purposes is acceptable in principle. 2.0 PROPOSALS 2.01 Full planning permission is sought for a residential-led mixed-use development. The main components of the development are: 200 flats and houses on the main site 43 senior living apartments, including communal facilities, on the Ardenhurst site an office building with 60 basement parking spaces located on the Mount Ephraim frontage a primary school with 15 basement parking spaces located on the Mount Ephraim frontage open space including an equipped children’s play area at the western edge of the site and an informal amenity area in the southern part of the site landscaping, including water features. a fenced ecological buffer (Ecological Protection Zone) wrapping around the western and southern perimeter (0.54 ha) separate accesses from Mount Ephraim and Culverden Park with no vehicular through route residential parking at the ratio of 1 space per one bed unit; 1.5 spaces per two bed units; and 2 spaces per three bed plus units and 20 additional visitor spaces. Overview of proposals on main site 2.02 The layout comprises a main entrance on Mount Ephraim, located between the proposed primary school and office block and a further main entrance on Culverden Park framed by new residential buildings. The Mount Ephraim entrance serves the upper part of the site and the Culverden Park access serves the lower level. There are pedestrian and cycle links between the two accesses but, with the exception of an emergency access, there would be no through route for vehicles. 2.03 The layout of the site has been designed to provide a sense of arrival and a series of spaces within the scheme, each having their own identity and sense of place.
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