Item A01 DEVELOPMENT CONTROL BOARD 3 April 2003 Item A01 Reference: 02/00129/OUT Officer: Mr A Legg Location: Site Of Former Joyce Green Hospital & Littlebrook Lakes North Of University Way Dartford Proposal: Redevelopment for employment (Science Park), residential, leisure & recreational uses, primary school, local centre, open space & wildlife areas, landscaping, earthworks & infrastructure with public transport route, stations & bridges over University Way Applicant: DBC & Prologis Developments Ltd Agent: Holmes Antill Home Farm Barn Prestwold Loughborough LE12 5SZ Date Valid: 14/02/2002 Parish / Ward: / Dartford Joyce Green RECOMMENDATION: Approval subject to the signing of a Section 106 Agreement within 6 months of the Committee resolution, outstanding matters being satisfactorily resolved and reference to the Secretary of State as a Departure from the Development Plan SITE SPECIFIC POLICY (1) Adopted Local Plan: Land at North Dartford - Policy E1; Development of Hospital Land - Policy GB3; Hotel and Tourist Provision - Policy RT9. Housing Development Site - Policy H1. (2) Local Plan Review: Major Development Site - Policy MDS4. Mixed Use Urban Villages - Policy DD2. Mixed Use Development - Policy DD4. Green Grid and Development Sites - Policy DD6. Housing Provision - Policy H1(20). Affordable Urban Housing - Policy H16. Provision of Employment Land - Policy E1. Overhead Power Lines - Policy BE17. Safeguarded Transport Scheme - Policy T3. New Hotel Development - Policy LRT10. Tidal Flood Zone - Policy NR7. Community Facilities - Policy CF3. INDEX In recognition of the fact that this is a substantial and lengthy report an index has been included for Members information and assistance. This should enable Members to identify and locate the various elements of the report. A01 1. Site Description Para. 3 2. Proposal Para. 8 3. Relevant History Para. 14 4. Comments from Organisations - first consultation Para. 19 5. Comments from Residents - first consultation Para. 90 6. Comments from Organisations - second consultation Para. 96 7. Comments from Residents - second consultation Para. 129 8. Relevant Policies Para. 135 Kent Structure Plan Para. 152 Adopted Local Plan Para. 159 Local Plan Review Para. 176 9. Development Control Managers Comments Para. 208 10. Principle of Development Para. 212 11. Environmental Issues Para. 217 a) Nature Conservation Para. 219 b) Noise/Air Quality Para. 228 c) Water and Flooding Para. 234 d) Drainage Para. 241 e) Contamination Para 252 12. Conclusions on Environmental Issues Para. 257 13. Fastrack and Transport Para. 258 a) Segregation Para. 281 b) Adoption Para. 284 c) Bridges Para. 286 d) Phasing Para. 290 14. Conclusions on Fastrack/Transport Para. 295 15. Layout and Design Para. 296 a) Improved Public Transport Links Para. 298 b) Mixed Use Development Para. 300 c) Quality and Energy Efficiency Para. 311 16. Conclusions on Layout/Design Para. 317 17. Employment Para. 318 18. Other Issues Affordable Housing Para. 326 Visual Amenity Para. 327 Overhead Transmission Lines Para. 330 Education and Community Facilities Para. 335 19. Section 106 Agreement Para. 341 20. Conclusion Para. 342 SITE DESCRIPTION (3) The application site lies to the north of University Way and comprises the area of the former Joyce Green Hospital and the Littlebrook Lakes. (4) The western and north western boundary is defined by the Metropolitan Green Belt and is part of the Dartford Marshes. To the north it abuts the Long Reach Water Treatment Works and Littlebrook Power Station. The approach road to the Dartford River Crossing makes the eastern boundary with University Way to the south and the residential estate of Temple Hill beyond. (5) The buildings of the Joyce Green Hospital have now been demolished leaving the site characterised by semi natural woodland, hedgerow and scrub grassland and lakes, although a more formally planted area within the former hospital is the subject of a Tree Preservation Order. It is vacant although it has been prone to unauthorised access for uses such as A02 fishing, motor bike scrambling and tipping. The principal physical features of the site are the lakes. (6) There are three existing points of access. The roundabout at the western end affords access from Joyce Green Lane and was principally utilized by the hospital. A more central location provides the access at Marsh Street with Littlebrook Manorway traversing the site to the east; this also serves Littlebrook Power Station. (7) This, together with the Queen Elizabeth II Bridge, provides the backdrop to the site. Across the site run six overhead power lines together with the additional constraints of two major sewers and the Esso oil pipeline. PROPOSAL (8) This is an outline application for comprehensive mixed-use development. It includes a combination of employment uses incorporating a science park, a business park and distribution uses that would provide the potential to create some 7,500 jobs from some 185,800 square metres of commercial floorspace. In addition to this, housing of up to 1500 new homes is proposed with a hotel, primary school, local centre including community facilities and sports facilities. A range of housing is proposed including a variety of types to reflect the need to provide affordable housing within the development. This is shown predominantly to the west and north west of the site although another significant residential element is shown to the east of Marsh Street and north of University Way. This would abut the southern shores of the larger but remodelled lake. The business and logistic parks are identified to the north and east of the lakes and up to the eastern boundary with the existing Dartford river crossing. The science park element is to the west of Marsh Street adjoining University Way to the south. North of this is shown to be the local centre including a retail element together with facilities such as a health centre and doctors surgery. Further north would be a primary school, hotel and more formal sports and leisure facilities. This will be tied in with open space, recreation and wildlife areas. Fundamental to this proposal is the provision of a dedicated public transport system with a route that takes it from Dartford Town Centre through the residential area of Temple Hill and across University Way and through the centre of the application site. From there it crosses the Dartford River Crossing and into Crossways before travelling onto Bluewater. This is known as Fastrack and the development includes the provision of Fastrack stations along the route. (9) Although this proposal is submitted as an outline application with all matters reserved it includes a significant amount of supporting information and details. The aim is to show, with an emphasis on quality, how this key site within the Thames Gateway, can be developed so as to create the best environment for a sustainable community that takes full advantage of new technology and innovation. At the same time the natural environment will be preserved and enhanced, developing the Green Grid principles and introducing Blue Ways to increase public access. The latter are water corridors that run through the development providing wild life habitats and areas of landscape together with forming part of the overall surface drainage system. (10) The application is accompanied by an Environmental Impact Assessment and a Traffic Impact Assessment. In addition separate assessment reports have been compiled in respect of Fastrack. (11) Additional and revised information was submitted dated November 2002. The principal changes proposed an alteration to the route of Fastrack as it approached the site through Temple Hill. As originally envisaged it would have travelled from Trevithick Drive onto Wellcome Avenue and then to Central Road, north to the roundabout in University Way and then across to enter the site from the west. As now proposed the Fastrack route would take it down Sharpe Way from Trevithick Drive and from Joyce Green Lane across a safeguarded strip of land to the rear of Salmon Way and into the site over a new bridge over University Way. This has been incorporated within further submissions that supply additional information to the Fastrack and Traffic Impact Assessments. Revised details have also been provided for the Environmental Impact Assessment with particular reference to the Flood Risk A03 Assessment, and Environmental Site Investigation Report. A revised illustrative Urban Village Masterplan has also been submitted. (12) The application also allows for the removal of the overhead power lines that currently traverse the site. Those to be replaced will be routed underground with terminal towers erected at the boundary of the site. These towers would be the subject of a separate application. (13) The application has been advertised as a major development and as a departure from the adopted Development Plan. Any resolution to approve would be subject to referral to the Government Office of the South East. RELEVANT HISTORY (14) Outline planning permission was granted in April 1994 for the use of an area of land east of Littlebrook Manorway and west of the Dartford River Crossing for light industry, office and high technology (Class B1); general industry (Class B2); warehousing (Class B8); hotel, ancillary retail and service uses; leisure and recreation facilities; associated roads, parking and landscaping (ref. DA/93/0529/OUT). In May 1995 outline planning permission was granted under reference DA/93/0528/OUT for the same form of development on the land between Marsh Street, University Way, the A282 and Littlebrook Power Station. (15) A further outline planning permission was granted in May 1995 carrying the same description under reference DA/93/0570/OUT. Whilst retaining the same western, southern and eastern boundaries as DA/93/0528/OUT it included a sliver of land within Littlebrook Power Station to the north. (16) In December 1994 an application to vary Condition 23 of planning permission DA/93/0529/OUT was granted. This variation allowed for the phased implementation of development in parallel with improvements to Junction 1A (ref.