' . '
~ GREENHITHE RIVERFRONT
URBAN DESIGN STRATEGY
Supplementary Planning Guidance
Approved June 2004 GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
CONTENTS
Fig i: Aerial photograph showing study sites and surrounding area
Contents: ' ) 1.0 Introduction
2.0 Site Context
3.0 Planning Policy Background
4.0 Design Context
5.0 Site Analysis
6.0 Strategic Principles
7.0 The Development Framework
Appendix GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION ONE: INTRODUCTION
1.1 clear indication of the Council's aspirations 1.4 STATEMENT OF PUBLICICTY The purpose of this document is to provide for the site and any development This guidance firstly sets out the existing This Design Strategy has been subject the urban design guidance for the Everards proposals will be assessed against this planning policy context for the Everards subject of formal public consultation (carried site and Pier Road Boatyard. Both sites document. If such proposals fail to satisfy site and Boatyard and subsequently out between 31 December and 16 February are located along the river Thames and the reqwrements of the guidance they will addresses the current urban design 2004 And the views of interested parties ) form an important and integral part of be refused planning permission while approach recognised as best practice. have been taken into account in its prepara Greenhithe village which is located within those that provide the necessary design Following this, strategic principles have tion. A copy of the CabineU General Assem the Dartford Borough boundary. The qualities will be ensured through use of been drawn up to highlight the key issues bly of the council report (dated 13 May and Dartford Local Plan provides the planning planning 90nditions. that need to be addressed by the 21 June 2004 ), which considered the re policy for the borough and is currently development guidelines. The Everards site sponses received is available for inspection going through the review process. The and Boatyard have then been analysed during office hours at the Civic Centre, plan includes general policies for the site 1.3 within their immediate surroundings and Home Gardens, Dartford. The Design Strat and more detailed planning policy The Everards site is located adjacent to opportunities identified. As part of the egy was adopted as Supplementary Plan guidance has already been produced and the newly developed Asda store, existing public consultation process, development ning guidance by the Council on 21 June adopted as Supplementary Planning residential uses and an aggregates facility. options were then produced which were 2004. Guidance. This document provides the The site has the potential to introduce an used for discussion at an event that took supplementary design guidance required environment with a mixture of uses and place within Greenhithe and attracted a For further information please contact: to achieve a quality of design and add vitality to the western end of the high total of 40 people. Feedback from this Planning Policy Team on 01322 343269 development appropriate to the importance street. The Pier Road Boatyard is located event identified preferred development and location of these two sites. at the opposite end of the high street and options which have been taken forward Room C3, Civic Centre, Home Gardens, is considerably smaller in area. It is and provide the basis for the more detailed Dartford, Kent DA1 1DR. contained within the Greenhithe design guidance. 1.2 conservation area and lies adjacent to [email protected] It is important that the Council has a clear several cottages that typify the character of policy framework with which development the area. proposals can be assessed. This guidance will therefore provide developers with a GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION TWO: SITE CONTEXT Fig 2.2: The green grid network ~~' · , / / 2.1 Greenhithe village is located east mainline railway station, which gives easy l' ~,'. '7 .... / of Dartford town centre on the south bank access to both Greenhithe Village and ~fti"E_. s · of the river Thames. Greenhithe is Bluewater shopping centre. Greenhithe connected to central London and Kent by a occupies a strategic position within the Thame!tGateway. ) Fig 2. 1: strategic site context / ~ ./ ..... lta\n i'" " grid ~ {..J&ting .,,.,.,_,ii .--/ · """ting!__...... _ ./ 9f ..nf'1d ... do"efiopmMM eitm. t&q~ifrng 8'fft'I grl:d on>'rl•fOfl • nd !Wei • E.c:\$dng nftg1Jbourhood ~·• 0 PropoRd~'hood cenbe
CutTent physk:d l>;Jmef to lint Fig 2.3: Strategic cycle network-; ' / -,. / '
ConlroUer of Her Majesty's StationeryOfficeO Crown Copyright 2002 Unaulhorisod reproduction Infringes Crown Copyright and may lead to
prosecullon or civil Proceedings Hatiottal Cydt Dartford Borough Council 100025870 2004 Notwofl. Routti tfCRl l OC411 c,ci. Rout..s GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION TWO: SITE CONTEXT
Existing 3 stO<"Y lh11•tllde hcusJagon pnvatc restd~ni.lal road
Exwting Aggregates tacll1y ~ po!cnlllll dusVPoUulion one! visual cmpac;t problems on SUIO\lll0•11Q area
Evetllfd ~ site · Pf&vlous use H boatyard Flcodlng and palenull contarrinabon issues. INGRESS .. PARK • Asda car park and petrol f.tliog Slall()n Underused public; green .. space with parking ond playareo ... ,,• ,, : ...... •• ..... Ill .. • .. " •II
Greenhitiie-113~ bus ' 'nt< 10 Blue~ter .,.,~. ror 1mpro. occc.:t~ from tho roundo~ "' ... .. •'Q Conse:rvancon area and High Street ff/ • generady characlerful nnd attractive ••• Village 1s PfedOmir.antly
.. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION TWO: SITE CONTEXT
)
Fig 2.5: The elevated railway station gives Fig 2.6: 'station road is a wide route into Fig 2. 7: New 3 storey housing at Sara Fig 2.8: Listed building on the corner ofthe views across to the newAsda store and the Greenhithe village butthere is no sense of Crescent announces entry to High Street. High Street and Station road immediately Everards site beyond. The Dartford river arrival orgateways to the village at the adjacent to the Everards site. crossing can be seen in the distance. southern end. The Everards site gives the opportunity to change this.
)
Fig 2.9: Bus stop/turnaround space and Fig 2.10: Surfacing, public art and planting Fig 2. 11: The Everards riverfront from Sara Fig 2. 12: The river front to the east 'public square' to the side ofAsda. The requires enhancement. Crescent. development ofthe Everards site will have an impact on this space and must provide overlooking and activity GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION TWO: SITE CONTEXT
)
Fig 2.13: Greenhithe High Street-on the Fig 2. 14'.: Greenhithe High Street-eastern Fig 2. 15: Pier Road Fig 2.16: PierRoad cottages Fig 2.17: No riverside western edge ofthe conservation area. The end towards Pier Road towards the Boatyard access from Pier road narrows. Predominantly 213 storey Road to Ingress Park
Fig 2. 18: The Pier Road cottages beyond the Fig 2. 19: The Boatyard buildings are currently Fig 2.20: The view to the Boatyard from Fig 2. 21: The north western corner ofthe new Boatyard. There is an existing dock and used by the sea-scouts. Ingress Park Ingress Park development several single storey structures within the Boatyard. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION THREE: PLANNING POLICY BACKGROUND
3.1 Various levels of established land to relieve demand for greenfield land Thames-side is identified as a significant 3.6 The Kent Structure Plan 1996, planning policy apply to both the Everards and ensure viability for a number of key centre for development. Kent Thames-side and the emerging Deposit Kent and site and Pier Road Boatyard. It is important services such as public transport. A will need to provide a considerable Medway Structure Plan 2003 policies are that this policy is carefully considered mixture of uses is supported in conjunction proportion of the dwellings envisaged for also relevant : before preparing detailed design guidance. with an e"ffort to foster alternatives to car Thames Gateway and while RPG9 does NK1 Dartford and Gravesham ) Through this approach it can be ensured use and hence improve sustainability of not identify specific housing requirements that the design guidance put forward urban areas. for the sub-region, RPG9a estimates a HP1 Housing Provision and Distribution complies with the overarching figure of 30,000 dwellings for Kent Regional Polley QL 1 Quality of Development and Design development strategy for the area and Thames-side. In addition to this RPG9a HP7 Range and Mix of Housing Provision therefore help achieve the aims set out at 3.3 Regional Planning Guidance puts forward a new environmental a national, regional or local level. Note 9 (RPG9) provides the wider planning standard with an emphasis placed on the QL2 Priorities for the Public Realm policy for the South East and highlights the need to improve quality. National Policy QL3 Movement and Accessibility in the Thames Gateway as an important area for Public Realm 3.5 Both the Everards site and the 3.2 Both the Everards site and Pier absorbing future growth in the region. The Boatyard are located on the banks of the QL5 Quality and Density of Development Road Boatyard are in urban locations and proximity of this part of the Thames Thames: RPG9b provides strategic are areas with the opportunity for Gateway to London, international QL6 Mix of Uses on Sites planning guidance for the river Thames regeneration. National planning policy transportation interchanges and Europe is and development alongside. Within the QL12 Existing Community Services and supports the regeneration agenda and considered ideal for accommodating Deficiency general objectives of the guidance it is both PPG1 and PPG3 provide guidance growth over the next 30 years and encouraged that development along the QL13 Provision for New Community that is relevant to the Everards site and the providing much of the needed housing river should be of good quality and Services and Infrastructure Boatyard. PPG1 addresses issues of supply. appropriate to its surroundings. desigri within the planning system and TP2 Transport and the Location of Possibilities of using the river as means of Development encourages councils to promote good transportation are promoted as well as design through their development plans or Sub-regional policy NR9 of the emerging Kent and Medway encouraging recreational uses and supplementary planning guidance. PPG3 Structure Plan on Development and Flood 3.4 RPG9a provides a planning improved access. Risk. encourages development on previously framework specifically for Thames developed land, while making best use of Gateway. Within this framework Kent GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION THREE: PLANNING POLICY BACKGROUND
3.7 The Historic Environment Local Polley - Adopted Dartford and supports increased accessibility to the access to the river and ensures security Borough Local Plan 1995 river and encourages recreational uses. The Boatyard site lies within the through natural surveillance. Everards is wholly located within the tidal flood zone Greenhithe Conservation Area. Planning 3.8 The Dartford local Plan was Policy Guidance Note 15 on Planning and {NR7) which seeks to avoid flooding issues adoptecNn 1995 and policy RT6 identifies the Historic Environment {PPG15) Local Polley - Local Plan Review by preventing residential development ) the Everards site as suitable for a marina provides detailed advice for the occurring below the flood risk level. A In conjunction with residential Everards Site assessment of planning proposals and cycle route has been designated along the development. Following the adoption of the their Impacts on all aspects of the historic 3.10 The local plan Is currently going ea stem boundary of the site {T4) and plan lt.bei:ame evident that a marina was environment. PPG15's paragraph 4.26 is through the review process. The first improvements to footpaths, cycleways and not a viable use and therefore the policy explicit in its advice that: "In exercising Local Plan Review was published in 2000 bridleways are envisaged particularly was not carried forward into the next beside the River Thames {LRT16). conservation area controls, local planning followed by the Second deposit draft in version of the plan. Other policies in the authorities are required to pay special 2002. This was further amended in Development proposals for the site are plan that are applicable to the site include attention to the desirability of preserving or January and April 2004. Both These drafts encouraged to be public transport improving accessibility to the river to help enhancing the character or appearance of of the plan suggest similar general policies orientated {DD1) by adopting a variety of establish it as a leisure and recreation the area in question ...." Paragraph 4.17 for the Everards site but the indicative sustainable qualities such as high destination and ensuring that the built makes the specific point that: "Many estimated capacity has been increased densities, reduced private parking environment is of high quality and well conservation areas include gap sites, or from 80 to 120 dwellings. This change provision and support for walking and designed {RT5). buildings that make no positive reflects new guidance within PPG3 which cycling combined with support for the contribution to, or indeed detract from, the 3.9 The Boatyard is not specifically seeks to make best use of land through a concept of the sustainable neighbourhood character or appearance of the area; their designated in the 1995 adopted plan greater intensity of development at places where facilities are in close proximity and replacement should be a stimulus to although it is located within the Greenhithe with good public transport accessibility. residential developments have a mixture of j imaginative, high quality design, and seen conservation area. Policy B8 deals tenures {003). as an opportunity to enhance the area." In specifically with issues concerning addition to the generic guidance given in conservation areas and specifies that 3.11 located along the Thames, the "Greenhithe Conservation Area development must respect the special development on the Everards site needs to 3.12 Good quality design is Appraisal", this urban design strategy character of the area. With the site located be of high quality {RT1) that contributes to encouraged and the site should support provides particular design guidance to close to the river, policy RT5 Is applicable the riverside environment by improving this objective particularly due to its high address this objective. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION THREE: PLANNING POLICY BACKGROUND
profile riverside location (DD11 ). Finally, review and designates the Everards site 3.15 The whole of the site is included in 3.16 It is recognised that the present Station Road which runs adjacent to the predominately for residential development the tidal flood zone (NR7) which restricts parking regime in the vicinity is
Everards site is designated as part of the (H2a). A high ~ ensity scheme is dwellings from being located below the problematical. To address this concern, Green Grid network (DD6) and this should considered appropriate due to the location flood risk level and due to the risk of any proposals should not exacerbate the
therefore be reflected by a scheme that of the s ~e in close proximity to a railway flooding there should be no living present situation and should be able to ) supports the Green Grid concept of linking station and a future Fastrack bus route. accommodation below flood risk level. As demonstrate this. open spaces throughout the Borough. An increased figure of 120 dwellings (H 1) a consequence of the site's riverside Particularty relevant to the Everards site is is proposed for the site with a requirement location next to the Thames there is a a route that is to be established along the for 30% of the development to be policy requirement (RT1) for any Everards Plannlng Guidelines (2001) River Thames which will provide a affordable (H16). development to contribute to the riverside
connection to the Crossways Business location and to be of a high quality nature 3.17 The Everards planning Park to the west and Ingress Park to the as well as protect existing views and guidelines adopted as supplementary east. Pier Road Boatyard vistas. Where possible, development planning guidance in 2001 give more should improve accessibility to the river for detailed analysis of the issues concerning 3.14 Both Local Plan Review recreation, protect nature conservation the site. The guidelines highlight the Asda documents do not specifically designate 3.13 In the Dartford Local Plan interest and not interfere with tidal development adjacent to the site and the the Pier Road Boatyard . The Boatyard is Review (2000) policy R3 applies both to defences (RT3-6). The Greenhithe public square to be enclosed between the included in the Greenhithe conservation the Everards site and the adjacent Asda conservation area appraisal provides more two developments. To achieve an active area (BE1-4) and therefore the scale, site. The policy promotes the sites as detailed guidance and information about and vibrant urban space the development volume, form and materials of the suitable for mixed-use development, a the nature and character of the area and on the Everards site is encouraged to development must accord with the major element of which will be retail suggests that any future development in include active ground floor uses facing on character of conservation area. The facilities, The site is allocated to the area should use traditional materials to the Asda square. To mitigate the effects riverside footpath designation (LT15) and a accommodate 80 dwellings (H1) of which and building techniques and should retain of the aggregates wharf to the west, proposed cycle route (T4) run along the 20% must be affordable (H16). Since the the established building heights set by the design solutions such as single aspect river and adjacent to the site and provision redevelopment of the Asda store, the surrounding development. The appraisal east facing dwellings, east facing of these and access to the river should be Second Deposit Draft 2002 as amended highlights Pier Road and the surrounding balconies, non-residential uses and considered in development schemes for departs from the stance taken in the first properties as providing a low key and landscaping that reduces the visual and the site. intimate environment. noise intrusion are suggested. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION THREE: PLANNING POLICY BACKGROUND
3.18 With the site located along the 3.19 The development is encouraged river frontage, the guidelines encourage a to be urban in character using high quality riverside aspect and suggest dwellings materials. Vehicular access to the site is should face the river with the potential for to be from Station Road with pedestrian additional active ground floor uses such as and cycte access provided in connection ) a restaurant or pub. Development with the proposed link from the town proposals are encouraged to consider the square that runs along the river and enters scale of development on the eastern end the site on the north east comer. The of the site (Station Road and Sara existing fqotpath/cycleway further south Crescent) where development of 3-4 will be retained and enhanced. Further off· storeys would be appropriate. A figure site routes are encouraged especially to significantly higher than the minimum transport systems such as the Greenhithe density of 60 dwellings per hectare is railway station and the future Fastrack bus envisaged as the site Is close to both a system. Parking provision will be neighbourhood centre and the Greenhithe established with reference to local levels railway station. Proposals for buildings and PPG3 but with the site located in close higher than 4 storeys should include a proximity to public transport systems, a visual impact analysis. Removal of the reduced level of parking provision may be flood defence wall along the east and appropriate. Additional Issues regarding southern boundaries of the site is visitor parking and emergency access are suggested, although care will be needed to raised and the need for a transport avoid interference with remaining assessment highlighted. operational flood defence systems.
' GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION FOUR: DESIGN CONTEXT
4.1 Urban design and regeneration qualities to the Greenhithe sites the transport, maximising choice. has recently become increasingly identity of the village will be enhanced, 4.4 The principles set out in the Task important on the Government agenda. In providing streets and public spaces that Force Report, By Design and the Kent 1999 the Urban Task Force headed by are attractive and vibrant, improved access Design Guide provide the design context Lord Rogers reported that a new emphasis to the ri~erfront and a new environment for the Everards site and Boatyard and the should be placed on ensuring that the that is integrated with the existing urban basis for the design solutions put forward. viability of towns and city centres is fabric. improved and that new development is 4.3 The Kent Design Guide supports accommodated on brownfield land. The the Go11einment emphasis on good design report supports PPG3 and encourages and sustainability. Bringing together the higher residential densities as a solution to development industry, local authorities, the lack of land supply and suggests that a environmental bodies and consumer new emphasis of urban living should interests the guide sets out aims and evolve reinforcing the vitality and vibrancy objectives that have been jointly agreed to of city living. Development on the ensure that the urban environment and Greenhithe sites would represent an individual design projects achieve the efficient use of brownfield land and provide highest design standards. Particular the opportunity to establish high quality emphasis is placed on innovative mixed use development. architecture that reduces the demand on 4.2 The Commission for Architecture natural resources, securing mixed use and the Built Environment (CABE) development that minimises the need to ) subsequently published "By Design". A travel and promoting sustainable forms of series of key qualities are identified which transport such as walking and cycling. include character, continuity and These qualities will need to be enclosure, quality of the public realm, ease incorporated into the Everards site and of movement, legibility, adaptability and Boatyard where any development will diversity. Through the application of these promote a range of sustainable modes of GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION FIVE: SITE ANALYSIS
5.1 The Everards site and Boatyard help achieve this objective by incorporating within the village towards the river should encouraged to create a legible and easily are located within Greenhithe village. The a river walk element into their designs. Key be protected and enhanced, while visual understandable urban environment. Everards site is located to the west of the views from the high street and elsewhere links between important nodes should be village while the boatyard is located to the east. The village is well served by a variety of transport modes including rail, bus and Everards sit&-key location at the western end of Boatyard site Is at a pivotal point between the good road links. The High Street the village. Opportunities for ground floor acUve existing historic village and the new Ingress Parle uses, to add ress the Asda public space, to development. represents the natural focus of the village provide public space alongside the river and new Opportunity for small scale development that contextual landmark housing development addresses new and oki. and the Everards site and Boatyard have the opportunity to emphasise this fact, particularly the Everards site which could incorporate an extension of the High Street in its design. The Asda store on the outskirts of the village is a major magnet of activity and lies directly adjacent to the Everards site. The design of the Everards scheme should take Asda into account as well as its adjoining public space which at present is poorly used and unattractive.
5.2 The river is a major asset and river based activities have long been a strong ) element within the village. Links with the river should be encouraged and a comprehensive river walkway should be a long term objective. Both of the sites can
Fig 5. 1: contextual village wide site analysis GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION FIVE: SITE ANALYSIS
5.3 Urban Grain 5.4 Views and Vistas
• The High Street is generally narrow and has 2/3/4 storey development fronting directly onto the pavement-tight urban grain • Long views across to Everards and the river from the station.
• Loose grain within the new housing to the south of Greenhithe Village • Glimpsed channelled views of the river from the High Street • Asda supermarket and Industrial areas located to the west of the village • Views out to the river open up at east and west end of the High Street • Views from Eagles Cliff and remnants from the historic environment
H.gh Sli-e«• ~ar.y narrow Ingress Patk - Ufban general ""~ aloog and 213'• lloreT developmenl Vllage hgM grain w11h nVGl$ldG walk and river fronting difedly onlO contmuous i.u. !ronlages '\ Ille p.s;en111111 \ N-3 storey de-olopmenl io me-""" end end noo uniform cllan>a&r ca1p:irt1ng probloms \ of the t-.gl'I .VMI • lrO
.., GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION FIVE: SITE ANALYSls-MOVEMENT
5.5 Pedestrian and Cycle Routes 5.6 Vehicular Routes
• Some pedestrian links to the station from the southern residential area. • Currently a 2 way vehicular loop runs through the village. • Restricted pedestrian access to the river. • The High Street is very narrow at the central/eastern end in the conservation area with too many parked cars. • National cycle route proposed through the village to Ingress Park. • New Fastrack bus link to connect through the station to Ingress Park and beyond.
• New drop off area and station access proposed.
Ptoposed cyci& tO\Jle through village Bnd on to Link 1oad - slaboo road/ Ingress Park high s1teelllhe avenue Existing pedeslnan connecting through the routes Vlbg e road
Existing cycl1> routes ) Main ·n:iacts 8.f_Proac~no. lhe village .. .• . • .-.fl ...\. ~ ... --., .... \. r .•"'-.. .•.. ,.~ ...... ··~ ..... ,..."- ...... • \ I .,.• \, •' ~ ...... \ r' .. ·,., •' ~"1' ,• .,. • r " ~ . -
Fig 5.5: Pedestrian and Cycle routes Fig 5.6: vehicular routes GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY
SECTION FIVE: SITE ANALYSIS- EVERARDS
5.7 The Everards site provides the small grid blocks to ensure that key opportunity to establish new links with the amenities including Asda, the riverfront riverfront thereby making the river more and the train station are easily accessible. accessible and creating an environment Public space should be safe and at key which is safe, attractive and vibrant. Links points stJrrounded by active uses that ) to the train station and nearby bus stops ensure animation and vitality and support should be provided to encourage use of the retail elements that are already sustainable modes of transport and established. permeability should be enhanced through
Sara Cres NolM/Oosll Visualimpac:IOI aggregates work• Negawe..igt and bad neighboUr fof rOOIC:lonUol ,.__...,"'--1 « EVERARDS ) Imp ovements to Asda squ required g Fig 5.7.1: Everards site analysis Fig 5.7.2: Pedestrian and Cycle routes GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION FIVE: SITE ANALYSIS-BOATYARD 5.8 The site is located within the Greenhithe conservation area and surrounded by a number of small cottages Regeneration of the boatyard that typify the character of the area. The gives an opportunity to oonnect the · r walk. site is accessed via a narrow road (Pier \ ) Road) at the eastern end of the High Street which needs to be considered Opportunity carefully in relation to any redevelopment. to provide There is currently no access along the new single storey pav_il·_ _ _,__---~kls- waterfront which prevents permeability through the area. The Boatyard is (at the and time of the study), frequently used for pedestrian water sports training purposes that are links to In· predominantly children focused. A number of key views are available from the Boatyard and its environs towards the river and these need to be protected and enhanced. ) 0 10 15 20 Fig 5.8.1: Boatyard site analysis Fig 5.8.2: Boatyard site opportunities .. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SIX: STRATEGIC PRINCIPLES 6.1 The Everards site and the Boatyard 6.3 Access to sustainable transport 6.5 Protection of the Conservation increased sense of security through a are located in important parts of Area choice of routes. By creating a well defined Development proposals should seek to Greenhithe Village. It is therefore important \ urban fabric and permeable routes the improve access to sustainable forms of Future development should be of an that any future development protects and site's public realm will be more comfortable transpoi;t. The local area provides a range appropriate design and scale that respects enhances the qualities of the village. and attractive. of sustainable transport options which the character of the Greenhithe ) Through analysis of national, regional and includes trains, buses and a Fastrack Conservation area. This is especially 6.8 Quality local planning policy together with the system that is currently in the pipeline. relevant for the Boatyard, where particular relevant design context, a number of Greenhithe is located within the Thames Development proposals should ensure that attention is necessary to ensure that any strategic principles have been developed Gateway where a strong emphasis is pedestrians have easy and safe access to future development does not compromise which future development proposals being paced on achieving high quality such amenities. The train station and the qualities of the conservation area should adhere to. These are as follows: development. Development proposals existing bus stops are easily accessible within which it is located. should therefore be of a high quality 6.2 Relationship/Access to the river and future development proposals should 6.6 Enhance public space design and enhance their surroundings. seek to ensure that pedestrian and cycle Future development should have a positive The quality of a building's design has a links to these public transport modes are Development proposals should enhance relationship with the River Thames. dramatic effect on the surrounding urban provided. public space where possible. Active Access to the riverside should be environment. It is vital that the design of ground floor uses that create animation encouraged where possible and uses 6.4 Green Grid future developments respect the and vitality in public spaces and streets are should be arranged to ensure that the constraints and opportunities of the local Development proposals need to take into encouraged in an effort to achieve a riverside is both safe and vibrant. Through environment and steer away from off the account the Green Grid and incorporate vibrant network of routes and spaces that this mechanism it is hoped that an shelf solutions. In conjunction with this, designated pedestrian and cycle routes support village and visitor activity. increased pedestrian flow along the river is good quality materials that are durable and into their designs where necessary. The achieved combined with an increase of 6.7 Increase permeability sustainable are a vital requirement that ) Green Grid is a strategic scheme, to water-based leisure activities directly often determine the success of the end establish a Borough-wide network of open Development proposals should create accessible from the riverbank. product. spaces and links, thus increasing permeable street patterns that cater for a pedestrian and cycle movement through variety of users. Development block sizes the area by providing a network of routes should be selected to allow residents a that support such modes. more direct route to their destination and GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SIX: STRATEGIC PRINCIPLES 6.9 Densities 6.11 Views and Vistas development should contain measures to endure efficient water usage and water Development proposals which make Views and vistas should be enhanced and • saving devices . efficient use of urban land are encouraged. protected wherever possible. Development Such development supports a range of proposajs should seek to establish views The development should contain a mixture ) uses and services that are not viable at towards the river and into public space. of uses to ensure local travel distances lower densities, a factor that is particularly Vistas should focus on key architectural are minimised. important' for public transport providers. elements either within the new Due to the proximity of a public transport This will help ensure a compact urban form development or the surrounding urban node a larger proportion of trips made by where streets and spaces are well used fabric 'to ensure that landmark buildings sustainable modes of transport should be and overlooked hence promoting natural are emphasised and punctuate the public encouraged by measures to reduce car surveillance and as a consequence safe realm. Through this approach a rich and dependency. for all. These considerations need to interesting urban environment will be balanced against the sensitivities of the established which will encourage residents conservation area and the importance of and visitors to explore and discover the 6.13 Lighting Strategy retaining this area's unique character. area. The development should be lit to 6.10 Richness and Variety in Built 6.12 Sustalnability emphasise selected architectural and Form Buildings should be energy efficient to public realm elements. This will highlight Development proposals should provide a reduce their dependence on natural key landmarks during the evening and coherent approach to architecture resources. High quality materials should night, will provide interest and will improve including a variety of complementary be used that are durable and locally ) legibility. Public spaces should also be lit architectural styles with a range of striking sourced. Where possible high levels of to ensure that they remain safe and architectural elements that create interest insulation should be used to minimise heat attractive and promote and support the in the public realm. Through this approach loss. This should be combined with evening economy. The lighting strategy particular buildings and neighbourhoods achieving maximum solar gain by should be considered carefully to avoid will be immediately identifiable, orientating glazed elements of the light pollution and any negative impact on consequently improving the legibility of the development southwards therefore local residents. environment. reducing heating requirements. The GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.1 Detailed Design Guidance The following points provide the detailed design guidance for Fig 7. 1: An urban design framework for the Everards site setting out the objectives for redevelopment each site. Development proposals should ensure that they meet these requirements when attempting to secure planning pemiission. 7.2 Detailed Design Guidance: Everards site ) • The scale of development should rise from east to west • Development on the eastern edge of the site should be of a similar scale to the existing urban fabric and should provide a strong built frontage to Station Road I • A substantial green public space should be located : . High Street t '• towards the north east of the site .. t • The High Street should be visually extended into the • developm~nt to achieve an integrated urban fabric • Wherever possible ground floor uses around public spaces should be active (o•••l • A public pedestrian/cycleway route should be introduced ••••_µ .. along the river to enable the connection of existing and ' /'-. .... future development • Screening/attenuation measures should be incorporated Asda .. on the western edge of the Everards site to provide an -/_,-~ environmental buffer • Development adjacent to the aggregates wharf should face eastwards • The development should be pemieable and provide a key number of connections through the site Screening to negative edges • Private residential parking should be provided onsite .t_ Kay built frontages ·· • Key open views from the western end of the High Street landmarl< opportunities I I ) New riverside walk I •• should be protected Potential future river connections ,,. .. • The public space adjacent to Asda should be enhanced to Kay link from public space to river • provide an attractive useable amenity space Vehicular access • I • The south-eastern corner of the site provides the Open views - opportunity to announce arrival in Greenhithe with a Soft landscaped public space ' ... landmark building Improvements to hard landscaped public space • All residential units should be located above flood risk Aggregates site levels to be agreed in consultation with the Environment Everards site boundary ·· ' • •• Agency GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK Fig 7.3: The Pedestrian and Vehicular movement patterns for Everards 7.3 Detailed Design Guidance: Movement • A public pedestrian/cycle route should be established along the river to enable the future linkage of existing and new development • Private residential parking should be provided onslte to reduce the impact of the car on the environment. Where possible these should be within courtyards or in basements/semi I I basements or undercrofts. • • Any increases in demand for off site parking must be properly managed with developer contributions towards changes or additions to parking - I restrictions (LPR Policy TB). Such measures must be coordinated with Dartford Borough Council's borough • wide parking study due July 2004. key ••• • A new pedestrian route extending Primary pedestrian routes .. from the existing High Street should ) Secondary pedestrian routes ,,.I ..' be incorporated Into the development Vehicular access to site ... • • The development should be <· ,.. • permeable to allow for a number of Opportunity for vehicular connection interconnecting pedestrian routes Pedestrian 'nodes' Ill ... ~ through the site ~ •\ Parlclng to be within blocks with some oppor.::, -· tunity for limited controlled on street parking • •• • 'l ... GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK Fig 7.4: The view strategy for the Everards site 7.4 Detailed Design Guidance: Views and Visual Links • Landmark buildings/features should ) be established to create vistas and visual interest • The visual link from the existing High Street both into the site and to the river and Dartford Crossing should be protected and enhanced • Visual links towards the river from the south of the site should be provided to enable the optimum number of residential units to have a visual connection with the river and its - I environs key ••• Key visual links T Channelled views forming landmark opportunities • •I ) Key wide view from vii/age to river and bridge ,, • Soft landscaped public space • I •• Improvements to hard landscaped public space ...... 4 ' • l GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.5 Detailed Design Guidance: Fig 7.5: The frontages and edges framework for the everards site Frontages and edges • The built form should clearly define and enhance the public realm • Where possible active frontages should be located adjacent to key public spaces to ensure a vibrant and attractive environment • Screening/attenuation measures should be established to the west of the site to mitigate against any negative impacts such as dust or noise from the aggregates wharf I I • The development should use good quality materials that acknowledge the architectural style of the conservation area and its riverside setting I • Landmark buildings/features should be provided to improve legibility and visual interest .. • The river frontage should be provided ··. with set back upper floors/street key openings to allow light through to the ) , river edge .J New outward looking public frontages ,, - ..., Opportunity for frontage within site •• ..L.. Opportunity forpublic active frontages I ' Landmark opportunities •• Negative edges that require visual and acoustic screening •' • GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.6 Detailed Design Guidance: Fig 7.6: Pub/le realm strategy for Everards Public Realm • A substantial green public space should be created adjacent to the river and Sara Crescent. This should ) enhance views towards the river, reflect the open space and river walk at the eastern end of the village and act as a pivotal space between the village and the new development • Development should be arranged around a network of permeable and legible streets and spaces • The opportunity should be taken to improve the public space adjacent to I I Asda as an integral element of a new public realm network I ••• ) key Opportunity streets within site : ,,.I ••' Key link between Asda open space and new riverfront open space •• Key riversldB public realm I • ' Hard landscape improvements to Asda space ·- :' • .,l GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.7 Detailed Design Guidance: Fig 7. 7: The building heights framework for the Everards site Massing • The scale of the buildings should j I increase from east to west ) • The development should exhibit a variety of building heights and architectural details that should create interest and respect the surrounding environment • The development at the east of the site should respect the smaller scale and intricate nature of the existing urban fabric I • Development immediately adjacent to Station Road should be predominantly 3 storeys high. There is the potential .. for landmark features extending to - approximately 4 storeys I • Development occurring in the centre of the site should range from 3-4 key storeys. There is the potential for landmark features rising to Opportunity for 4-5 storeys and 7 storey landmark ··- approximately 5 storeys Opportunity for 3-4 storeys and up to 5 storey landmark •I • Development to the west of the site ) Opportunity for 3 storeys and up to 4 storey landmark should be 4-5 storeys high. There is the potential for landmark features Existing 2-3 storeys within village • extending to approximately 7 storeys • Key landmark opportunities ~ Key 'gateway' views into site i' ·:.. Opportunity for landmarks and variation along river frontage GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.8 Detailed Design Guidance: Fig 7.8: The land uses framework for the Everards site Land uses • The development should be ) predominantly residential with all habitable rooms located above flood risk levels in accordance with Environment Agency requirements • Development around key public spaces should provide the opportunity for active a1 and a3 ground floor uses with residential uses above • A new public space should be established along the riverfront acting I I as a pivotal connection between the existing village and new development • The development should provide a better context and spatial definition for - the existing public space north-east of Asda • • Development between Asda and Station Road should provide the key ·· opportunity to accommodate a1/a3 or Opportunity for residential uses b1 uses on the ground floor with ) residential uses above Opportunity for predominantly residential uses with ,,, active e1/a3 uses et ground floor • •• Opportunity forresidential uses with commerr:ial/b1 . - ' ' II uses OR a1/a3 uses at ground floor ., Opportunity for newpublic open space •. ' Opportunity lo Improve existing public open space -·- ••' • ' GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK ) Landmark features can be used on Apartments can be accommodated in tall sllm Strong roof tines can animate development. A tall epsrtment Lsndmsrl< buildings can terminate Building lines can pop in and out to accommodate car park Townhouses can relate to the riverfronts to gWe presence and views. buUdings rather than within a general mass. tower terminating a row oftownhouses successfully acts as a views and vistas and form effective ing, give variety and emphasise semi private spaces. street but maintain privacy, landmark. gateways into spaces or development I Balconies and a variation ofhe;ghts Trsdit.lonal Kent!Mariiime vernacular styles and materials can be Interpreted in a molTfl modem way and SmaHs hops and businesses can en/mate the ground floor of The Asdo public spaca needs to Small business units can be Bc:c-OfJ'1o and roof forms gives visual Interest. integrate waif with existing villages. residential developments and are particularly effeclive on comers be surrounded by more active modsted st ground floor and help as an orientation and landmark tool. uses IfIt ls to be successfuf animate streets during the day ) lntemal courtyards ofperimeter Townhouses can have raised ground floor levels to accom Raised ground floors can Archways through development allow enclowre to spaces blocks can be landscaped to modate flooding constraints. In this example a small commu Increase the sense ofprivacy whllst st/If allowing access. They also help define the conC6al car parking nity rowing centre Is accommodated at the end ofthe terrace when the buflding /ins Is tight on boundaries between public and semi public/private spaces the stroet edge. , GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK 7.9 Detailed Design Guidance: Pier Road Boatyard • River related uses will be encouraged careful consideration should be given Bridge access to extend the river walk to siting of development so as to allow from Ingress Park. (say) a dockside crane to access the Potential to extend beyond Bendigo river. Wharf • A new link along the riverfront will be established • A small single storey community I building should be located close to the Potential to provide river edge and tie in with the small new small commu scale character of the surroundings nity buildings The boatyard provides an oppor single s_to_re-'y------~-=-_. tunity for small carefully detailed • A single storey building should be community buildings that respect located towards the rear of the the size andpast uses ofthe site . •• • boatyard providing either storage or • •• facilities related to the boatyard use. : key .. • Operational parking on site attracting • •• Opportunity for improved pedestrian : ..· connections visitors must be properly managed and • • demonstrate that demands can be met ••• Existing pedestrian routes ••• • within the site . .•• ~ Frontages • Flood defences are to be • Any off- site parking must be properly improved by agreement with the managed with developer contributions ) Dry dock Environment Agency towards changes or additions to • The sensitivity of the site within parking restrictions (LPR Policy TB). Opportunity for high quality the Conservation Area needs to and distinctive architecture Such measures must be coordinated be addressed within any future with Dartford Borough Council's Opportunity to Improve play- development proposals. borough- wide parking study due July Existing green riverside park 2004. Fig 7.9.1: overall framework for the Boatyard GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY SECTION SEVEN: THE DEVELOPMENT FRAMEWORK F T EBO D ) Existing buildings = Built frontages Public open space b. Trees '?\ Views out across river ,... Pedestrian routes ~ vehicular routes ) Fig 7.9.2: south north section through the boatyard .. GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY .. ) ' . ' ) GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION This section of the report provides back to the group as a whole. The work information regarding the consultation groups were subsequently asked to event which was run jointly by Building consider various development options, for Design Partnership and Dartford Borough both the Everards site and the Boatyard. Council to engage the local community .. ) and other interested parties in the process This chapter describes each development of establishing development guidelines for option together with a table indicating the Everards site and the Boatyard. It positive or negative feedback from the should be noted that the information and public. As. a result of the consultation diagrams provided in this section were process' a clear preference for certain produced purely for discussion during the development options was established. consultation process and should not be Options 1 were considered most taken as a detailed design solution. appropriate for both the Everards site and the Boatyard. A total of 40 people took part in the consultation process which was advertised in the local press. On arrival the participants were encouraged to familiarise themselves with the information boards provided and were subsequently given an introduction presentation by the Council ) and Building Design Partnership. Following this, the participants were separated into small work groups with the task of identifying their aspirations for the Everards site and the Boatyard. These comments were then assembled and fed GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION - EVERARDS A.2.1 Option 1 Description This option represents a medium to high density solution for the Everards site. The development would contain a mixture of houses and flats to provide for a variety of income levels. The development form would be set back from the river to allow for a new public space adjacent to Sara Crescent which would ensure that views from Sara Crescent are retained and protected. The axis of the High Street would be extended into the development to N achieve integration with the existing urban Fig A.2.1: axono- CD metric sketch w '!2" •!... fabric and active ground floor uses would Fig A.2.2: Everards option 1 be incorporated to ensure activity and vitality along both the extended High Street permeable to ensure ease of movement Positive Public Feedback Negative Public Feedback and routes along the river and space and the newly established public space. • Public open space near adjacent to the . Parking Issues need to be considered river is welcomed The existing area around the Asda store adjacent to Asda would be enhanced to carefully improve access and support the green grid would become well defined and properly • River walkway will increase access along • Consideration should be given to traffic scheme by providing additional routes for impacts on the village enclosed with the possibility for further sustainable modes of transport such as active ground floor uses to reinforce the . The site is permeable Improving choice cycling and walking. This would be ) existing retail provision. The development . The public space is well defined combined with routes linking the scheme adjacent to the aggregates wharf would • Active uses create animation and provide with public transport in the near vicinity. face eastwards and a large landscape security buffer would be established to avoid any • Landscaping to the west is encouraged negative impacts such as noise or dust. • Improvements to the public space adjacent The development form would be . Extension ofthe high street is positive = High levels of support I IWJI GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION - EVERARDS A.2.2 Option 2 Description This is a medium to high density option j_ that would incorporate a mixture of houses and flats. The development form would extend the axis of the High Street while ) also creating a route which would run from the station, through the site and terminate at the riverbank. The development would 0 establish a tight knit urban form based on perimeter blocks and provide a strong .,_.,._...... ,... _....,.~.._..__...... _ f " D urban edge to the riverfront. Towards the --~~;::::.:;_ :::---..._~...... ______J ...... _..,. ...._... west of the site a landscape belt would ----..-~_..,_..._ ·----...... ,__..,. mitigate against any potential negative N impact from the aggregates wharf. Key CD routes along the river and adjacent to the Fig A.2.4: axonometric Fig A.2.5: Everards option 2 Asda store would be established to sketch reinforce the pedestrian and cycle Positive Public Feedback Negative Public Feedback networks while encouraging access to the • Riverside walk will suffer from overshad riverfront. As the main public space within • Link to train station will support sustainable modes of transport owing the scheme, the Adsa square is the focal point in this option and would need to be • River walkway will provide better access to . Lack ofpublic space the river improved significantly to become an ) • Extension ofHigh Street through the . View to river from existing properties attractive public space. Active ground floor scheme will integrate the new development would be affected with the existing urban fabric uses surrounding the square would be incorporated to ensure an interesting and • Landscape buffer will mitigate against the vibrant environment. negative effects ofthe aggregates wharf =Medium levels of support Fig A.2.6: Summary ofcomments mml GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION EVERARDS A.2.3 Option 3 Description This option explores the opportunity for a high density solution involving landmark L residential towers. The towers would increase in height from east to west and ) exposure to sunlight would be maximised through this type of development form. A route along the river would be created to improve access and increase activity along the riverfront. The tower elements of the scheme would be surrounded by feature landscape treatment creating interest and variety. The High Street would be N Fig A. 2. 7: axono extended into the scheme to reinforce the metric sketch ~ ~xi "l..- importance of this axis within the village Fig A.2.8: Everards option 3 and ensure that the development integrates with the existing urban fabric. The development would be permeable Positive Public Feedback Negative Public Feedback ensuring ease of movement and easy . River walkway will increase access to • Public space is not well defined access to the river. Development to the the river west of the site would face the river or • Built form represents 60's layout eastwards therefore minimising any impact from the aggregates wharf. • Density is too high • View from existing properties will be = Low levels of support Fig A.2.9: Summary ofcomments • GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION - BOATYARD A.3.1 Description Boatyard Existing - . ..,"'9 As it exists the Boatyard is used for river ---\ btl«>O based activities. This option would retain ,-.. the existing use of the dry dock which is \... used for boat storage and provides direct access to the river twice daily at high tide. A.3.2 Description of Boatyard Option1 This option retains the boatyard use in an upgraded form. A new swing bridge adjacent to the river provides a continuous river walkway that will improve access to the river environs. A small new community building is provided in close proximity to the river edge the scale of which is in accordance with the character of the conservation area. This could provide for a Fig A.3.1: Boatyard as existing Fig A.3.3: Boatyard option 1 variety of community activities including Negative Public Feedback much needed changing facilities. Another Positive Public Feedback Negative Public Feedback Positive Public Feedback building would be located to the rear of the • Would retain the existing • Access along the river is not . New community building is a • Any new development will boatyard for storage or residential use boatyard use which is impor- currentlypossible positive feature need to be single storey tant historical use within the associated with the boatyard. village . New river walkway will im • Issues regarding emergency prove access vehicles need to be ad- • The Conservation area dressed would be protected . The existing boatyard use Is retained which ensures • Problems ofaccess would historical links with the river not be exacerbated = Medium levels of support = High levels of support Fig A.3.4: Summary ofcomments Fig A.3.2: Summary ofcomments ~ GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APP.ENDIX: CONSULTATION -BOATYARD A.3.3 Description ofBoatyard Option 2 This option explores the idea of placing an active use along the riverside taking advantage of the views available. The active use would take the form of either a ) cafe, restaurant or community hall. A terrace and a riverwalk would also form part of the scheme creating animation and improved permeability. To the rear of the boatyard two houses would be constructed together with associated parking facilities. A.3.4 Description ofBoatyard Option 3 This idea explores a residential option which include a number of flats within a Fig A.3.5: Boatyard option 2 Fig A.3. 7: Boatyard option 3 three storey building. Parking would be provided underneath the development and Positive Public Feedback Negative Public Feedback Positive Public Feedback Negative Public Feedback private terraces would be located towards • River walkway is a positive • Boatyard use is lost and • This type ofdevelopment is the front and the rear of the building. A feature therefore the historical link not appropriate in this loca private garden area would be located with the river . towards the rear of the property together • Views from existing proper• The scale of the develop ) with a small out building. Access along the ties would be lost ment is too high and river would not be possible due to the large • Access would be problem blocks views of the river from existing properties private terraces. atic due to narrow carriage width • The community will lose • • Existing parking problems an important historic use will be exacerbated by the • Vehicular access would cafelrestaurant use be problematic = Low levels of support = No local support Fig A.3.6: Summary ofcomments Fig A.3. 8: Summary ofcomments GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION- DENSITY ILLUSTRATION Fig A.4.1: Density potential 1 A.4.1 Mixed Use Medium density option • Mix of town houses, apartments, ground ) floor retail/cafe uses, start up office units and community centre Total 94 dwellings 62 apartments 32 houses Site Area • 1 .4 ha Public Open Space - 0.3 ha Community Centre - 0.05 ha Offices • 0.05 ha Net housing area - 1ha Gross Density • 67 dwellings/ha Net Density - 94 dwellings/ha GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APPENDIX: CONSULTATION-DENSITY ILLUSTRATION Fig A.4.2: Density potential 2 A.4.2 Medium/High density option Mix of town houses and apartments ) Total 133 dwellings 105 apartments 28 houses Site Area - 1 .4 ha Public Open Space - 0.3 ha Net housing Area - 1 .1 ha Gross Density - 95 dwellings/ha Net Density - 120 dwellings/ha ) GREENHITHE RIVERFRONT URBAN DESIGN STRATEGY APP.ENDIX: CONSULTATION-DENSITY ILLUSTRATION Fig A.4.3: Density potential 3 A.4.3 High density option Mostly apartments ) Total 176 dwellings 173 apartments 3 houses Site Area - 1.4 ha Public Open Space - 0.3 ha Net housing area - 1.1 ha Gross Density - 125 dwellings/ha Net Density - 160 dwellings/ha )