Greenhithe Outline Design and Access Statement

Knockhall Road, GreenhitheDesign & Access StatementBarton Willmore LLPPrepared on behalf of Landhold Capital LtdOctober 2012

Barton Willmore7 Soho SquareLondonW1D 3QBwww.bartonwillmore.co.uk

Tel: 020 7446 6888Fax: 020 7446 6889 Ref: K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A5\Reports\Knockhall Road, Greenhithe Design & Access Statement\ 16934 Knockhall Road, Greenhithe DAS.indd Date: October 2012

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Section 1 Vision• Aims of the Proposal

Section 2 Background• Site Location and Description

• Planning Application Description

• Scope and Content of the Design and Access Statement

• Planning History and Policy Context

Section 3 Assessment• Context

• Site Opportunities and Constraints

Section 4 Design• Design Concept

• Scheme Parameters

• Illustrative Masterplan

• Character and Appearance

• Landscape Strategy

• Access and Movement

• Flood Risk, Drainage and Utilities

• Climate Change Impact

Section 5 Involvement and Evaluation• Design Development

Contents

1

Knockhall Road, Greenhithe - October 2012

The proposals for the site at Knockhall Road are based on the following aims:

• To create attractive new housing with

a genuine sense of place on currently

disused and inaccessible land

• To provide new parkland with stimulating

play facilities on the currently overgrown

slopes, complementing and linking to the

adjacent recreation ground

• To offer a new public footpath route

through the site linking the Knockhall Road

access to the existing path leading across

Craylands Gorge

• To provide attractive and well organised

parking facilities for the existing Bowls

Club, offering the Club their premises in

perpetuity

• To improve the rear access to numbers

25-63 Knockhall Road

Aims of the Proposal

2


1 Vision

Fig.1 Sketch Proposal on Aerial

3


M25

A282

A282

A2

A225

A225

A206

B255

A207

A2026

B2174

B260

M25

Dartford

The site is located on the south-west side

of Greenhithe, bordering on the woodland

associated with Craylands Gorge. The site

comprises an operational bowling green together

with car parking and club house/ outbuildings,

an area of heavily overgrown sloping scrub

woodland and a redundant sports pitch formerly

in private use by employees of the former Norske

Skog Paper Mill. With the exception of the

bowling green, the site has been vacant for over

10 years.

Site Location & Description

Fig.2 Site Location

Dartford Bridge

Dartford Tunnel

Bluewater Shopping

Centre

4


2 Background

Gravesend

A2

A226

A226

A227

B255

B259

A126

A126A126

Northfleet

Greenhithe

Bean

Tilbury

Grays

West Thurrock

The Site

Craylands Gorge and Woodland

5


Fig.3 Site Location

6


2 Background

Planning Application Description

The proposed development comprises an outline

planning application for development of up to

40 residential dwellings, provision of public open

space, parking, access, and landscaping. The

submission includes retention of the bowling

green, and the relocation and enhancement of

the bowling club facilities and car parking. All

matters are reserved except the point of vehicular

access.

Scope & Content of the Design & Access Statement

This document is set out to comply with the

guidance in the DCLG document “Guidance

on information requirements and validation”

(March 2010) Section 6 and the CABE document

“Design and access statements” (2006).

The four stages of the scheme development

process identified by CABE namely Assessment,

Involvement, Evaluation and Design are covered

as follows:

• The Assessment chapter documents the

relevant features and conditions of the site

and its surrounding area and culminates in

a constraints and opportunities drawing for

the site;

• The Design chapter shows how the

design concept, then the scheme

parameters, then an illustrative layout

were developed from the assessment

information;

• The Involvement and Evaluation chapter

records the process by which stakeholder

engagement and responses informed the

design development process.

Of the six areas of design information identified

by CABE, Use, Amount and Scale are covered

under “Scheme Parameters,” Layout is covered

under “Illustrative Masterplan”, Landscaping

is covered under “Landscape Strategy” and

Appearanceis covered under “Character and

Appearance” within the Design section. Access

also appears as a sub heading within Design, as

does Climate Change Mitigation and Adaptation.

7


A226 London Road

Greenhithe High St

“Ingress Park”

River Thames

Knoc

khall

Roa

d

B255 St Clem

ents Way

“Eastern Quarry 2” Site

Swanscombe Heritage Park

Fig.4 Site Aerial

8


2 Background

Planning History & Policy Context

Planning History

59/00102/FULA3 The use of the site as a sports

ground dates back to 1959 when an application

was permitted for the ‘Use of the Land as Sports

Ground’.

61/00007/FULA2 An application was approved

for ‘Additional Toilets, Groundsman’s Hut and

Store and Indoor Bowls Rink’ in 1961.

95/00117/FUL An application was submitted for

the ‘Erection of a Detached Single Store Building

for use as a Clubhouse’. The application was

subsequently withdrawn.

96/00111/FUL An application was approved in

1996 for ‘Erection of a Detached Single Storey

building for use as a Clubhouse with Car Parking’.

96/00717/FUL A further application was

permitted in 1996 for the ‘Erection of a detached

Single Storey Building for use as a Clubhouse

with associated Car Parking’.

05/00586/FUL An application was submitted in

2005 by Mark Project Ltd and Westbury Homes

for the ‘Redevelopment of land to provide 13 No.

3 bedroom town houses and 1 No. 4 bedroom

detached house with associated car parking /

garaging and new access road with additional

parking facilities for the existing Bowls Club and

sports pitch’ The application related to the main

car park area adjacent to the Bowling Green and

did not include redevelopment of the sport’s

pitch. Planning permission was refused in

November 2005.

An appeal against the refusal of application

05/00586/FUL was submitted in January 2006

and registered under Appeal reference: APP/

T2215/A/06/1197044. The applicant later

withdrew the appeal before it reached Public

Inquiry in March 2006

Planning Policy Context

The proposed development is in accordance

with statutory National and Regional Planning

Policy objectives in the form of the National

Planning Policy Framework (NPPF) and the South

East Plan.

In terms of Local Planning Policy, the

development accords with the objectives of the

Development Plan for Dartford Borough which

comprises the ‘saved’ Policies of the Dartford

Borough Local Plan 1995 and the Adopted

Core Strategy Development Plan Document

September 2011.

The planning policy context is discussed in full

in the Planning Statement accompanying the

application.

Design Policy Context

The illustrative proposals supporting this

application have been developed in accordance

with best practice guidance, including

“The Urban Design Compendium” (English

Partnerships and the Housing Corporation) and

“Manual for Streets” (DfT March 2007).

9


Knoc

khall

Roa

d

Fig.5 Context Plan

10


3 Assessment

Wider Context

Local Uses, Amenities, Linkages & Transport

The site is well connected to the local amenities

and facilities in the Greenhithe area. There

is primary and nursery school provision

within walking distance of the site and public

recreational facilities located adjacent to the site.

There is public transport provision along

Knockhall Road, offering a ‘hail-a-ride’ service

between Dartford and Valley Drive. The fastrack

service currently operates along London Road

with bus stops within 800m of the site.

Greenhithe rail station is on the mainline route

between Gillingham and London Charing Cross.

The station is within 1.2km walking distance of

the site.

To Bluewater

Greenhithe High Street

11


800m

1200m

400m

Legend

Site Boundary

School

Retail

Library

Fuel Station

Recreation

Health

Vehicle Servicing

Employment

Bowls Club

Rail Station

Bus Stop

Railway Line

Public Right of Way

Strategic Road Network

Principal local roads serving site

Swanscombe Heritage Park

River Thames

A226 London Road

Knockhall Chase

Knockhall Road

12


3 Assessment

Topography

In the wider landscape, landform rises from

0metres (m) Above Ordnance Datum (AOD)

at the south bank of the River Thames,

approximately 750m to the north of the Site, to an

elevation of approximately 40m AOD on Alkerden

Lane, approximately 250m to the south-west

of the Site. In the immediate vicinity of the Site,

Knockhall Road climbs between elevations of

approximately 32m AOD and 38m AOD as it

extends south-west past the Site on the north-

western ridge of a valley formed by Craylands

Gorge and, to the south-west of the Site, a narrow

tributary valley extending further to the south-

west. The Site is situated on the western slopes

of these valleys. To the east of the Site, landform

within Craylands Gorge falls very steeply from the

Site boundary, at an elevation of approximately

25m AOD, to an elevation of approximately

5m AOD, approximately 25m from the Site

boundary before rising steeply to an elevation of

approximately 35m AOD at a point approximately

90m from the Site boundary, to form a plateau

extending east towards Swanscombe. In the

wider landscape, a number of quarries retain

steep faces, varying in depth up to approximately

20m.

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Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.

The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -

ScaleDate

RevisionProject No Drawing No

Drawing Title

Project

Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services

Environmental & Sustainability Assessment ● Graphic Design

Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull

bartonwillmore.co.ukCertificate FS 29637

003

K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L1 Site Context Plan.dwg - A1

Check byDrawn by

16934

Land at Knockhall RoadGreenhithe

L1

Site Context Plan

10.07.2012 1:5,000 @ A1

-

MK PC

Site Boundary

Existing Woodlands, Copses and Tree Belts +

LegendN

Existing Scrub +

0 100 200

50 150 250m

Figure 1For Illustrative Purposes Only

Contours/Spot Heights (Metres AOD) +

Existing Water Courses +

No.Public Rights of Way *

Listed Buildings ~

Country Park #

Scheduled Ancient Monument ~

Sustrans #

Metropolitan Green Belt

Conservation Area

Woodland

Landscape & Planning Designations ***

Area 81 Greater Thames EstuaryNational Landscape Character Areas #

Area 113 North Kent Plain

Western Thames MarshesCounty Landscape Character Areas **

Dartford and Gravesend Fringes

Mud/Shingle +

Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map** The Landscape Assessment of Kent October 2004*** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies

+110M

Adjacent Land within theApplicant's Ownership

Fig.6 Landscape Context Plan

Vegetation

There are dense corridors of woodland cover in

the vicinity of the Site, often associated with steep

valleys, transport corridors and former quarries.

These are dominated by sycamore species. In

addition, areas of hawthorn scrub extend across

more open areas of plateau landscape. Tree

planting within the streetscape of the surrounding

area includes avenues of London plane species

on Eynsford Road, Abbey Road and Lane

Avenue, set into paved footways and narrow

grass verges.

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6m

7m

11m

4m

19m 16m

6m

27m

31m

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53m

17m

31m

27m

17m

43m

43m

22m

23m

8m

34m

31m

26m

29m

28m

39m

33m

38m

38m

21m

43m

2m

3m

3m

4m

27m

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23m

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31m

31m

24m

13m

32m

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5m

5m

10m

5m

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5m

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5m

5m

5m

25m

15m

10m

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25m

25m

50m

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15m

35m

35m

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15m

30m

35m

30m

30m

35m

40m

30m

15m

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60m

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DS22

DS10

DS9

DR15

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DS25

DS24

DS7

DS6

DS5

DS3

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DS13

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DS20

DR4

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6

DS31

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ScaleDate


Drawing Title

Project





003


Check byDrawn by

16934


L1

Site Context Plan

10.07.2012 1:5,000 @ A1

-

MK PC

Site Boundary


LegendN

Existing Scrub +

0 100 200

50 150 250m





Listed Buildings ~

Country Park #


Sustrans #


Conservation Area

Woodland






Mud/Shingle +


+110M


13


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Globe Wharf

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Mast SWANSCOMBE

LOVER'S LANE

Greenhithe

Knockhall

FB

(disused)

FB

Horns Cross

TunnelTunnel

Tunnel

Tunnel

SportsField

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Path

Track

TunnelGdnsAllot

Trac

k

Path

Path

GdnsAllot

(dis)Pit

Works

Bluewater

Tunnels

Path

Trac

k

Track

Crossways

Track

Path

Tunnel

Jetty

Jetty

Conv

eyor

s

Trac

k

Trac

k

Trac

k

AllotGdns

Path

Subway

ChurchPath

Workings(disused)

Sewage

Lower Road (Track)


Botany Marshes

Tunnel

Path

Gre

en M

anor

Way

(Tra

ck)

Works

Path

Trac

k

(dis)

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ms' Road

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Path

Path

Track

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Path

Path

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Path

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Path

Workings(disused)

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Works

Superstore

TelEx

Cross FarmWestern

Farm

PW

Sta

PW

School

PO

Shopping Centre

Liby

Bus Sta

Alkerden

StoneCastle

The CraylandsSchool

Pav

PO

F Sta

PW

Liby

PW

PW

Ppg Sta

Station

TradingEstate

Schools

CounOffs

TheObservatory


Former

6m

7m

11m

4m

19m 16m

6m

27m

31m

47m48m 56m

53m

17m

31m

27m

17m

43m

43m

22m

23m

8m

34m

31m

26m

29m

28m

39m

33m

38m

38m

21m

43m

2m

3m

3m

4m

27m

6m

3m

3m

3m

44m39m

23m

27m

31m

31m

24m

13m

32m

31m

29m5m

5m

10m

5m

5m

5m

5m

10m

5m

5m

5m

5m

25m

15m

10m

25m

25m

25m

50m

45m

15m

35m

35m

10m

15m

30m

35m

30m

30m

35m

40m

30m

15m

45m

60m

40m

5m

5m

5m

5m

5m

0m 5m

5m

15m

10m

30m

35m

25m

40m

5m

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DR11

DR12

DR3

1

DR13

DR14

DS22

DS10

DS9

DR15

DR312

DS25

DS24

DS7

DS6

DS5

DS3

DS1

DS28

DS2

DS12

DS1

DS13

DS14

DS8

DS20

DR4

DR1

DS29

DS20

DR1

DR2

DS4

NU

1

DS17

DS2

6

DS31

DR8

DR14



ScaleDate


Drawing Title

Project





003


Check byDrawn by

16934


L1

Site Context Plan

10.07.2012 1:5,000 @ A1

-

MK PC

Site Boundary


LegendN

Existing Scrub +

0 100 200

50 150 250m





Listed Buildings ~

Country Park #


Sustrans #


Conservation Area

Woodland






Mud/Shingle +


+110M


14


3 Assessment

Local Character – Landscape

The Site is included within published landscape

character assessments at a national and

county level. The Landscape Assessment of

Kent (Jacobs Babtie/Kent County Council,

2004) provides a detailed description of the

Character Area Dartford and Gravesend Fringes,

within which the Site is located. The document

describes the strong urbanising influences;

the loss of former agricultural uses, woodland

and orchards; the fragmented nature of the

landscape; valuable landscape and ecological

features including scrub vegetation on scarps

along the southern edge of Swanscombe and

regeneration of grassland, scrub and woodland

in chalk quarries; and a weak sense of place.

The document describes the need for landscape

enhancement, including:

“...the evolution of new landscape features which will enhance the underlying landform and respect the current use of the land. Fragmented pockets of open land... may be linked to create a new landscape framework for amenity use and to recreate semi-natural habitats... where these are appropriate to the surrounding land use.”

The document specifies the need to create

edges to existing urban areas; semi-natural

habitats; amenity uses; landscape cohesion; and

linkages between natural habitats and developed

areas.

Local Character - Built Form

Maps prior to the end of the eighteenth century

identify the site as associated with Knockholt

Farm but no rural buildings remain in the area.

The oldest existing houses in the vicinity are

Georgian semi detached villas at up to 3.5

storeys in height however Knockhall’s character

is dominated by 2-storey late Victorian and early

to mid twentieth century terraced and semi-

detached development associated with a grid of

streets. The older Victorian stock is terraced with

a vertical proportion to windows, but the majority

of housing is in the form of later cottage style

developments with flatter proportions. It is fair to

say that much of the latter stock is very plain and

can create bleak street scenes. However the

ex-local authority properties on Knockhall Road

bordering the site itself were built with a stronger,

post Arts and Crafts, character, with generous

wide frontage design, projecting gables and

porches and distinctive chimneys. Subsequent

alterations have weakened but not destroyed their

appearance.

15


Overall the residential architecture in the

Knockhall area reflects generic suburban

products of the time of construction, and

can struggle to generate a sense of place.

Nonetheless this suburban tradition has many

strengths - buildings are organised in perimeter

blocks with clear street frontages and good sized

rear gardens. Bay windows in older properties

provide modelling to the facade and a sense of

inhabitation of the street. Weaknesses include

overly repetitive street scenes (whose qualities are

vulnerable to subsequent owner individualisation)

and inadequate provision for the car.

There is no dominant building material in the

area - facades are largely brick or render, with a

considerable incidence of roughcast/pebbledash.

The latter does not appear to create attractive

elevations in this locality. Roofs are pitched, in a

mixture of tile and slate.

Much of the quality of suburban development

is dependant on the extent to which a planted

landscape can be appreciated from the public

realm, and various local streets benefit from

either trees or generous well kept front gardens.

It is notable that small walled front gardens have

become fully paved over time, often creating a

harsh feel to the street.

In conclusion it is felt that the design for the site

at Knockhall Road should respond to these wider

considerations as well as site based conditions.

Fig.7 Georgian architecture on Knockhall Road

Fig.8 Typical victorian terrace in the area

Fig.9 Historic postcard showing Knockhall Road cottages, which back onto the site

Fig.10 Knockhall Road cottages today

Fig.11 An inter war cottage with generous planting

Key opportunities and constraints include:

• The site has a single point of vehicular

access from Knockhall Road;

• The upper and lower plateaus within

the site provide topography suitable for

residential development;

• Development on the upper plateau will

need to relate well to the linear terrace form

of no.s 25-63 Knockhall Road. There is the

opportunity to rationalise the access to the

rear service route to these properties.

• On the lower plateau there is the

opportunity for a layout whose character

is more determined by its location next to

woodland;

• A major opportunity exists to transform the

overgrown scrub woodland slopes into a

public open space that forms an attractive

and pedestrian friendly setting to both

areas of development overlooking it;

• A direct and attractive link could be

created across the site linking the

Knockhall Road access with the existing

footpath leading across Craylands Gorge.

This link and the supporting paths within

Site Opportunities & Constraints

the park could promote attractive pedestrian

and cycle routes onto Knockhall Road,

encouraging use of the bus route and local

shop;

The Bowling Green is in use and should be retained.

The club’s parking facilities could be reorganised in a

more attractive manner.

16


3 Assessment

Fig.12 Site Opportunities & Constraints

Legend

Site Access

Public Right of Way

Extent of Public Highway

Bowls Club to be retained and enhanced

Recreation Ground with sports pitches and play facilities

Steep overgrown bank

Existing Trees

Rear access to existing houses

Existing access between terraces

Existning building

Craylands Gorge

Potential for devleopment

Opportunity for pedestrian link

Potential connection

1 Local Shop

2 Jubilee Close Housing

3 Derelict Builders Yard

17


1

Knoc

khall

Roa

d

Upper Plateau

Lower Plateau

2

3

18


3 Assessment

Land at knockhaLL roadGrEEnhIthE

SItE appraISaL photoGraphS

auGuSt 2011

projEct no. 16934

SItE appraISaL photoGraph a

Derelict Changing Room Bowls Club Car Park Bowling Green

SItE appraISaL photoGraph B

Bowling Green Entrance Gates to Bowls Club Residential Properties on Knockhall Road

Residential Properties on Jubilee Close

Layout

The Site comprises approximately 3.33ha in a

roughly triangular shape. To the north-west, the

Site adjoins residential properties on Knockhall

Road and Jubilee Close. The Site boundary is

defined by a mixed species hedge flanking an

access lane extending along the rear of these

properties and a substantial hedgerow extending

along the north-eastern edge of a small area of

open space associated with Jubilee Close. The

Site includes a pedestrian access which extends

between properties on Knockhall Road opposite

the junction of Knockhall Road with Eynsford

Road. A vehicle access extends from the main

area of the Site to Knockhall Road in the northern

corner of the Site. To the north-east and south-

east, the Site boundary is defined by fencing

located within a tree belt which extends south-

east from Knockhall Road and around the south-

eastern corner of the Site. To the south, the Site

boundary is defined by further fencing, PROW

DS7 and a wall to a derelict builder’s yard. Within

this framework, the Site comprises three distinct

areas, described in further detail below.

Existing Landscape Features

In the north-western area of the Site, a plateau

of some 30m in width extends to the rear of

residential properties on Knockhall Road. This

area lies at an elevation of approximately 34m

AOD. This area comprises hardstanding, in

the form of a loose asphalt surfaced car park

together with an access lane to the rear of

properties fronting Knockhall Road, formed of

gravel and in-situ concrete outside site boundary;

a bowling green and small associated areas

of grassed open space; temporary buildings

associated with the bowling green as well as a

derelict changing room at the northern end of the

area of hardstanding; an assortment of boundary

features including chain link and palisade security

fencing, brick walls and entry posts at the former

entrance to the sports ground, security gates

and ornamental hedgerows; ornamental shrub

planting to the south-western edge of the bowling

green; scrub including buddleia species in the

vicinity of the derelict changing room; and a belt

of sycamore species, reaching approximately

6m in height, forming the north-western edge

Fig.13 Site Appraisal Photograph A

19




auGuSt 2011

projEct no. 16934






34m

25m

D

E

A

C

B

Bowling Green

DerelictChangingRooms

Jubilee Close

FormerSports Field

Sports Field

Knoc

khall

Roa

d

Clubhouse

Clubhouse

Eynesford RoadCr

ayla

nds

Gor

ge

Spring Vale

28.0

18.0

19.0

25.0

18.5

33.5

25.0

35.0

26.0

30.0

25.0

Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.


ScaleDate


Drawing Title

Project





003

K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L2 Site Appraisal Plan.dwg - A3

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16934


L2

Site Appraisal Plan

10.07.2012 1:1,250 @ A3

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Site Boundary

Contours/Spot Heights (Metres AOD) +/^


LEGENDN

0 20 40

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+110M

Sources:+ OS Mapping* Kent County Council Interactive Map^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A

Location of Photographic Viewpoints(Site Appraisal Photographs A-E)A

Adjacent Land within the Applicant'sOwnership

34m

25m

D

E

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Bowling Green

DerelictChangingRooms

Jubilee Close

FormerSports Field

Sports Field

Knoc

khall

Roa

d

Clubhouse

Clubhouse

Eynesford Road

Cray

land

s G

orge

Spring Vale

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003

K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L2 Site Appraisal Plan.dwg - A3

Check byDrawn by

16934


L2

Site Appraisal Plan

10.07.2012 1:1,250 @ A3

-

MK PC

Site Boundary

Contours/Spot Heights (Metres AOD) +/^


LEGENDN

0 20 40

10 30 50m


+110M

Sources:+ OS Mapping* Kent County Council Interactive Map^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A

Location of Photographic Viewpoints(Site Appraisal Photographs A-E)A

Adjacent Land within the Applicant'sOwnership

Fig.14 Site Appraisal Plan

20


3 Assessment



auGuSt 2011

projEct no. 16934

SItE appraISaL photoGraph E

Vegetation on North-Eastern Boundary of Site Vegetation on Southern Boundary of Site



auGuSt 2011

projEct no. 16934






Fig.15 Site Appraisal Photograph B

Fig.16 Site Appraisal Photograph E

of the wooded area in the centre of the Site.

This area is well contained to the north-west by

residential properties on Knockhall Road which

exert a strong urbanising influence on the area,

including a range of boundary features and

sheds, garages and other structures in rear

gardens and the existing access lane to the rear

of these properties. Longer distance views can

be obtained to the north, in which the eastern

pylon Thames Crossing high voltage electricity

lines can be seen. Views to the south-east are

generally contained by vegetation although

longer-distance views towards residential

development on elevated land in the vicinity of

Swanscombe can be obtained from the bowling

green area. In conclusion, this area of the Site

has a fragmented urban edge character and,

with the exception of the bowling club, is in poor

condition of and of low visual amenity.

From this plateau area, the land falls away steeply

to the east in the form of a densely vegetated

bank which extends north-south through the

central area of the Site. The landform in this

area drops by approximately 16m over the 60m

between the plateaux in the north-western area

of the Site and the south-eastern area of the

Site. Scrub and tree species in this area vary

21




auGuSt 2011

projEct no. 16934

SItE appraISaL photoGraph E

Vegetation on North-Eastern Boundary of Site Vegetation on Southern Boundary of Site



auGuSt 2011

projEct no. 16934






between approximately 5-14m in height and are

dominated by elm, hawthorn, sycamore and

ash species. This area of vegetation provides

a physical and visual barrier between the north-

western and south-eastern areas of the Site and

is largely inaccessible, with the exception of a

series of steps in the north-eastern part of this

area of the Site, now heavily overgrown, which

extends down the bank towards the south-

eastern area of the Site. The scrub woodland is

assessed as being of predominantly C grade by

Forbes-Laird Arboricultural Consultants.

At the foot of the bank lies a plateau of rough

grassland forming the south-eastern area of the

Site, formerly a sports pitch in private use. There

is some evidence of access, including a narrow

path around the perimeter of the space, and

antisocial behaviour, including fires. This area

lies at an elevation of approximately 18.5m AOD

and is surrounded and contained by vegetated

banks, reaching an elevation of approximately

28m AOD to the north-east, approximately 25m

AOD to the south-east and approximately 20.5m

AOD to the south. Vegetation on this landform

accentuates the containment provided to this

area of the Site. The tree belt which extends

22


3 Assessment

The grassland area is dominated by a range of

common species of coarse grasses, including

False-oat Grass, Couch and Cock’s-foot. Herbs

comprise a limited range of common species

including Common Ragwort, Stinging Nettle and

Thistles, with a somewhat more diverse herb

cover present on the margins of the grassland,

including Marjoram, Wild Carrot and Red Clover.

While the grassland is of low botanical interest,

nonetheless it supports populations of Slow-

worm and Common Lizard. Although these are

common and widespread species, nonetheless

they are legally protected against killing and

injuring.

along the north-eastern boundary of the Site

is predominantly formed of pedunculate oak,

sycamore and hawthorn species, reaching

a height of approximately 12m. The scrub

woodland belt on the south-eastern boundary

of the Site is formed predominantly of hawthorn,

field maple and ash species, reaching a height

of approximately 9m. The southern boundary of

the Site is formed of scrub woodland dominated

by hawthorn species, reaching a height of

approximately 8m. As a result of the topography

and vegetation surrounding the south-eastern

area of the Site, this area has a contained,

secluded character.

Ecology

A number of habitats are present within the Site,

with the most significant, in terms both of extent

and of associated ecological interest, being the

semi-improved rough grassland that dominates

the area of the former sports pitch and the area of

scrub and developing woodland on the bank to

the west of the rough grassland.

Fig.17 Visual Appraisal Plan

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LOVER'S LANE

Greenhithe

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(disused)

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Cross FarmWestern

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PO

Liby

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The CraylandsSchool

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16934


L3

Visual Appraisal Plan

10.07.2012 1:5,000 @ A3

-

MK PC

Site Boundary


Legend N

Existing Scrub +





Listed Buildings ~

Sustrans #

Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map

+110M

Partial Views

Truncated /No Views

Open Views

Visual Appraisal

Location of Photographic Viewpoints(Site Context Photographs 1-9)1

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LOVER'S LANE

Greenhithe

Knockhall

(disused)

FB

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Tunnel

SportsField

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SportsField

Track

TunnelGdnsAllot

Trac

k

Path

Path

GdnsAllot

(dis)Pit

Trac

k

Track

Track

Tunnel

Trac

k

Path

Works

Cross FarmWestern

Farm

PW

School

PO

Liby

Alkerden

The CraylandsSchool

Former

DS22

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Project





003


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16934


L3


10.07.2012 1:5,000 @ A3

-

MK PC

Site Boundary


Legend N

Existing Scrub +





Listed Buildings ~

Sustrans #


+110M

Partial Views

Truncated /No Views

Open Views

Visual Appraisal


0 100 200

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Dra

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LOVER'S LANE

Greenhithe

Knockhall

(disused)

FB

TunnelTunnel

Tunnel

SportsField

Tunnel

SportsField

Track

TunnelGdnsAllot

Trac

k

Path

Path

GdnsAllot

(dis)Pit

Trac

k

Track

Track

Tunnel

Trac

k

Path

Works

Cross FarmWestern

Farm

PW

School

PO

Liby

Alkerden

The CraylandsSchool

Former

DS22

DS10

DS9

DS25

DS24

DS7

DS6

DS5

DS3

DS14

DS8

DS29

9

4

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7

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1

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ScaleDate


Drawing Title

Project





003


Check byDrawn by

16934


L3


10.07.2012 1:5,000 @ A3

-

MK PC

Site Boundary


Legend N

Existing Scrub +





Listed Buildings ~

Sustrans #


+110M

Partial Views

Truncated /No Views

Open Views

Visual Appraisal


0 100 200

50 150 250m


24


3 Assessment


SItE contExt PhotoGraPhS

auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt

SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt

Lane to Rear of Properties on Knockhall Road

Approximate Extent of the Site

Bowls Club Car Park Bowling GreenLane to Rear of Properties on

Knockhall Road

Knockhall Road Site Entrance Lane to Rear of Properties on

Knockhall Road

Fig.18 Site Context Photograph 1



auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 4: VIEW FroM knockhaLL road, LookInG South

SItE contExt PhotoGraPh 3: VIEW FroM hardStandInG aSSocIatEd WIth rEcrEatIon Ground, LookInG South-EaSt

Knockhall Road Approximate Extent of the Site

Vegetation on North-Eastern Boundary of the Site

Recreation Ground


Recreation Ground

Bowls Club Car Park




auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt

SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt

PROW DS6Residential Properties on Pilgrims View

Craylands GorgeResidential Properties on Knockhall road Residential Properties on Pilgrims View




25




auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt

SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt

Lane to Rear of Properties on Knockhall Road


Bowls Club Car Park Bowling GreenLane to Rear of Properties on

Knockhall Road

Knockhall Road Site Entrance Lane to Rear of Properties on

Knockhall Road



auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt

SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt

PROW DS6Residential Properties on Pilgrims View

Craylands GorgeResidential Properties on Knockhall road Residential Properties on Pilgrims View




26


3 Assessment

The scrub and developing woodland is also

of low botanical interest, comprising a range

of common species of scrub and trees with

a limited ground flora. Ivy is abundant and

ecological survey has revealed that a number of

rare or uncommon insects are associated with

the mature Ivy growth, namely Ivy Ladybird, Ivy

Bark Beetle and Ivy Woodworm.

Two hedgerows form boundaries in the west of

the Site. One is predominantly composed of

non-native species and both are considered

to be of low ecological value. Other habitats

present include a number of buildings, areas of

hardstanding and amenity planting, all of which

are considered to be of negligible ecological

value.

In addition to the reptiles and invertebrates

identified above, the site will also support nesting

birds during the breeding season. No other

protected species were recorded from on site,

although foraging bats are likely to make some

use of the site.

Public Rights of Way

A number of Public Rights of Way (PROW)

extend through the landscape and townscape

surrounding the Site. These include:

• PROW DS7, which connects Knockhall

Road and Alkerden Lane, passing through

the south-western edge of the Site; and

• PROW DS6, which connects Knockhall

Road and Craylands Lane, crossing

Craylands Gorge approximately 220m to

the north-east of the Site.



auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt

SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north


PROW DS7Derelict Builder’s Yard


PROW DS7Alkerden Lane


27


Surrounding the eastern area of the Site lies the

Country Park of Swanscombe Heritage Park

which includes the recreation ground to the north

of the Site, Craylands Gorge and the plateau of

open space to the east of Craylands Gorge.

Visibility of the Site

A visual appraisal of the Site demonstrates that

it has very limited visibility in views from the

surrounding landscape and that no middle or

long distance views of the Site are obtained.

A number of factors contribute to visual

containment of the Site. These include: the

substantial belts of woodland forming the north-

eastern and south-eastern boundaries of the

Site, as well as the woodland on the bank to the

south-east of residential properties on Knockhall

Road, extending into the south-western area

of the Site; vegetation in the surrounding area,

notably associated with Craylands Gorge; the

intricate topography of the area surrounding the

Site which accentuates the screening effect of

the vegetation; and built form on Knockhall Road

which largely screens any views into the Site from

the north-west. Where the Site can be seen it is

in the context of dense vegetation, as well as the

existing urban edge of residential development

on Knockhall Road, visible from elevated land to

the east above the existing vegetation.

Access and Linkages

The site benefits from an existing access taken

from Knockhall Road that serves the site, the

Bowls Club and existing residential properties

fronting Knockhall Road. The access is narrow;

however, the land within the site is available

to provide an access to the required design

standards and improve upon the existing

situation.



auGuSt 2011

ProjEct no. 16934

SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt

SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north


PROW DS7Derelict Builder’s Yard


PROW DS7Alkerden Lane

28


3 Assessment

A second point of access is provided from

Knockhall Road to the site between numbers 43

and 45. This is narrow, restricting the potential for

two-way vehicle movements. A third point from

Jubliee Close exists via a right of access across

third party land, which therefore limits this use as

an access point to the site.

A public footpath runs adjacent to the south

west corner of the site, providing connection

to Alkerden Lane and Knockhall Road for

pedestrians. This footway can be connected

to the pedestrian infrastructure within the site

providing an opportunity of an alternative

pedestrian route between Alkerden Lane and

Knockhall Road.

Infrastructure

The site lies within an urban area that is served

by the usual utility providers in this region. The

existing utility infrastructure within Knockhall Road

is able to provide a supply to the proposed

development, with limited off-site reinforcements

in the case of electrical infrastructure.

There are no existing services crossing the site

which would constrain the development, albeit

the electrical supply to the Bowls Club will need

to be re-routed and the BT telephone box on

Knockhall Road will need to be repositioned.

Minor lowering or diversion of existing service

infrastructure is envisaged to facilitate the

construction of the new highway access.

Flood Risk

The site lies in Flood Zone 1 (the low probability

flood area) and is not considered at significant

risk of flooding from other potential sources of

flooding.

The topography of the site has resulted in the

provision of cut-off swales/channels within the

proposed layout to intercept any overland flow

arising on-site or from the surrounding land form.

29


Heritage and Archaeology

In line with national, regional and local planning

policy, together with adherence to professional

guidelines and best practice, we have adopted a

staged approach to dealing with archaeology at

the Knockhall Road Site.

The desk based assessment and subsequent

trial pit evaluation concludes that the Site has

the potential to contain archaeological remains

of national/international significance, dating to

the very earliest period of human activity, the

Palaeolithic (c.450,000-12,000 BC), specifically

the British Lower and Middle Palaeolithic. The

site lies adjacent to the Barnfield Pit, where pre-

Neanderthal human remains were discovered in

the twentieth century (‘Swanscombe Man’) and

the Greenhithe/Northfleet/Swanscombe area is

one of the richest for Palaeolithic archaeology in

the country.

Our fieldwork to date has established that

the Knockhall Road site contains an identical

geological sequence to that of the nearby

Barnfield Pit. Humanly struck flint has been

identified, although no organic preservation was

poor, and no bone has yet been found. It has

also established that while the topography of the

Upper and Lower Plateaus at the site have been

impacted by levelling, the slope across the north/

western parts of the site does appear to occur

naturally.

The archaeological advisors at Kent County

Council (KCC) have been consulted on and

have reviewed each stage of our work to date.

We have proposed that additional exploratory

works are carried out, following the granting of

planning consent, as a responsive exercise to the

detail of the development proposals. Additional

mitigation measures will then follow the results of

this exercise, again guided by the results of the

previous exercise.

With a suitable mitigation strategy in place, the

requirements of the developer, the progression

of academic research together with necessary

heritage protection measures can all be met.

condition.

30


4 Design

The concept for the design develops naturally

from the previously identified opportunities and

constraints. Key components are:

• Residential development on the upper

and lower plateaus both over looking the

new public open space;

• The overgrown slopes selectively cleared

and opened up between the two areas

of development, with a more strongly

wooded character retained on the south-

west corner of the site;

• A principal north south route is created

which provides a new pedestrian link

between the Knockhall Road Access

(and adjacent recreation ground) and the

existing public right of way leading over

Craylands Gorge;

• Vehicular access also follows the north

south route, with the point of arrival at the

lower plateau being a natural location for a

more formal component of public space

such as a village square.

Design Concept

Fig.23 Concept Plan

Legend

Vehicular Access

Existing Public Right of Way

New Pedestrian Link through site

Devleopment

Bowling Club

Public Open Space

Proposed Trees

Location for Village Square

1 Development on upper plateau provides overlooking to Public Spen Space

2 Public Open Space created on existing slopes

3 Development on lower plateau provides overlooking ot Public Open Space

KNOCKHALL CHASE

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The parameters plan (submitted for approval as

a full size sheet and reproduced opposite) takes

the key components of the Design Concept

and shows them at an appropriate level of

detail for an Outline Planning Application with all

matters reserved except for Access. Some key

components are fixed, as discussed under the

subheadings below:

Access

The vehicular access point is fixed as shown on

the Parameters Plan. See Access section later in

this document. Further pedestrian accesses are

shown, together with a proposed pedestrian link

(precise alignment illustrative).

Use and Amount

Land uses and areas for these are fixed as

shown on the Parameters Plan, namely Site

Access 0.105ha, Residential 1.104ha, Secured

Planted Area 0.349ha, Public Open Space

1.296ha and Bowling Club 0.48ha.

The application is for up to 40 dwellings,

reflecting a net density of up to 36.2 dwellings per

hectare.

Scheme Parameters

Scale

Maxima for height, width and depth of blocks are

fixed as follows:

• Storey height: up to 2.5 storeys

• Eaves height: up to 6m above grade

• Ridge height: up to 10.5m

• Length of continuous terrace of houses:

up to 70m

• Depth of house (front to back) at ground

level: 13m

• Depth of house (front to back) at upper

levels: 10m

Note that a further set of parameter plans has

been prepared for the Environmental Impact

Assessment. These drawings are based on the

parameters discussed above.

32


4 Design

Fig.24 Scheme Parameters

Residential:0.916ha

Residential:0.188ha

Site Access:0.105ha

Bowls Club: 0.48ha

Public Open Space:1.296ha

Pedestrian accessinto site from existingpublic right of waywithin this zone

33.89m

33.88m

34.39m

34.40m17.84m

18.14m

18.74m

18.62m

19.81m

19.69m

Secure PlantedArea: 0.349ha

Legend

Application Boundary (3.333ha)

Adjacent Land within the Applicants' Ownership (0.108ha)

Existing Public Right of Way (DS7)

Proposed pedestrian route between access points,precise alignment illustrative

Proposed Ground Level

Pedestrian access into Site

Vehicular, Pedestrian and Cycle access into Site

Residential Development

up to 39 units

Maximum Height, Width and Depth of Development blocks:

Storey Height: up to 2½ storeys Eaves Height: up to 6m above grade Ridge Height: up to 10.5m above grade Length of continuous terrace of houses: up to 70m Depth of house (front to back) at ground level: up to 13m Depth of house (front to back) at upper levels: up to 10m

Reproduced from the Ordnance Survey Map with thepermission of the Controller of HMSO. CrownCopyright Reserved. Licence No. 100019279.


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Residential:0.916ha

Residential:0.188ha

Site Access:0.105ha

Bowls Club: 0.48ha

Public Open Space:1.296ha

Pedestrian accessinto site from existingpublic right of waywithin this zone

33.89m

33.88m

34.39m

34.40m17.84m

18.14m

18.74m

18.62m

19.81m

19.69m

Secure PlantedArea: 0.349ha

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4 Design

Fig.25 Illustrative Masterplan

The Illustrative Masterplan demonstrates an

example scheme arising from the principles

embodied in the Parameters Plan.

A single vehicular access to the site replaces

the existing awkward entrance arrangements off

Knockhall Road. Access to the rear of the existing

Knockhall Road properties is provided off the site

access.

Development on the upper plateau is organised

in a linear fashion responding to the existing

terrace behind it. It is shown as semi-detached

houses, allowing parking to be accommodated

without conflicting with existing residents.

The bowling green and accommodation is

retained with parking provided in 2 locations - to

the north and south of the green. The southern

parking area has a 4 metre planted buffer

separating it from the gardens of Jubilee Close.

The scrubby woodland slopes are cleared to

create a significant area of public open space.

All proposed dwellings either face the open

space or are on short lanes leading directly onto

it. A variety of spaces are created here including

a natural play area, orchard and wildflower

grassland.

Illustrative Masterplan

The principal north south route through the site

is complemented by smaller paths of varying

gradient allowing either direct stepped routes

up the slope or more gently inclined routes at

gradients as low as 1:20.

Development on the lower plateau is arranged

in a looser, less formal fashion, acknowledging

its setting against woodland and giving the

development the character of a cluster of housing

wrapped by mature woodland on three sides. A

village square marks the key junction where the

north south route arrives at the lower plateau, and

joins up with the existing right of way leading over

Craylands Gorge. Informal shared surface routes,

softened by groups of street trees, lead off the

square. Housing is a mixture of detached, semi-

detached and short terraces, with terraces being

used particularly to enclose the village square

Along the south-eastern boundary of the

scheme properties abut woodland associated

with Craylands Gorge. An embanked area of

woodland sits within the site boundary, and it is

proposed that this is securely enclosed (in the

same manner as the Gorge itself) in order to

avoid a security risk to the properties in this area.

The secure area includes an area of surface

water retention pond.

KNOCKHALL CHASE

35


1

Legend

1 Knockhall General Store

2 Vehicular Access

3 Residential development approx 8 units

4 Natural Play Area

5 Informal Orchard

6 Wildflower Grassland

7 Residential development approx 31 units

8 Bowls Club

9 Viewing corridors through woodland

10 Village Square at heart of development

11 Surface water retention

12 Existing Public Right of Way

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4 Design

Fig.26 Aerial Sketch Perspective

Key

37


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4 Design

Fig.27 Materials Palette

Character & Appearance

As discussed above the character of the local

housing is typical of many older UK suburban

areas, and a design response for the Knockhall

Road site is required that recognises this and

addresses some key issues.

The proposed layout has a far greater variety of

house type than the surrounding developments,

with more varied dispositions to allow the car to

be accommodated without it dominating street

scenes or compromising rear gardens.

A strong green planted feel is considered

essential. This is primarily achieved by focussing

the development around a park, supported by

consistent planting of street trees in public realm.

Short, soft-landscaped front gardens are shown

in front of some houses - they are open rather

than enclosed for the reasons discussed earlier

in this report.

The illustrative proposals show a contemporary

architectural language based around the

suburban heritage discussed above. Principal

materials are brick and render, with touches

of contemporary timber cladding, and roofs

are in slate. These materials are shown used

consistently across the scheme. There is a

variety of window proportion including more

generous or projecting. The overall aim is to

deliver variety of form, with interest and modelling

to the elevations, within a harmonious whole.

39


Fig.28 Sketch view of square

Key

40


4 Design

Fig.29 Aerial Sketch Perspective

Key

41


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4 Design

Landscape Strategy

Fig.30 Landscape Strategy Plan

The overarching aims of the landscape

strategy are: to create an attractive setting for

the Proposed Development; to assimilate built

elements into the surrounding landscape/

townscape to minimise adverse effects on visual

amenity; and to enhance and extend the existing

landscape framework to improve the quality and

character of the local landscape and create multi-

functional and accessible green infrastructure.

Key objectives of the Landscape Strategy are to:

• Retain a strong vegetated setting for built

development, softening and assimilating

built form and the bowls club parking

into the landscape in views from the

surrounding area.

• Retain existing and create a variety of new

landscape features that provide the basis

for multi-functional green infrastructure,

including improved recreational and

biodiversity opportunities.

• Improve pedestrian/cycle routes through

the Site, including between existing

recreation routes and spaces and

residential areas.

• Create an attractive, safe and legible

environment for dwellings through the use

of hard and soft landscaping within streets

and open spaces.

• Create a legible distinction between public

and semi-private areas of the Proposed

Development, including a village square

and community orchard at the interface

between these zones.

• Provide a surface water attenuation area

within the development.

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Gateways: Formal character at principal interchanges with existing

movement networks. Use of London Plane trees at the Knockhall Road entrance to the

Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point

for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.

Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica

Residential Lanes: Semi-formal character with street trees, ornamental shrubs and

small areas of amenity grass. Softened frontage to built development. Plant species to include:

Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'

Viburnum Viburnum davidii

Bowls Club: Semi-formal character with street trees, ornamental shrubs and

amenity grass. Potential for use of cellular grass grid surfacing to provide a

softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,

clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close

and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid

risk of antisocial behaviour. Plant species to include:

Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'

Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar

Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained

scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the

Proposed Development as well as a safe environment forpedestrians and cyclists.

Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.

Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.

Orchard: Interface between the public and semi-private

south-eastern area of the Site. Locally characteristic fruiting trees of local provenance

above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition

between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.

Biodiversity opportunity. Potential for the orchard to be managed as a community

resource. Plant species to include:

Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.

Woodland with Rides: Extensive belts of woodland retained in the north-eastern,

south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be

partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.

Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar

Access Route: Canopy trees punctuate the route traversing the bank in

the centre of the site. Potential for changes in road surface to provide legible

crossing points, and serve as traffic calming. Plant species to include:

Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium

LEGEND

Wetland/Attenuation: Sustainable drainage for the residential area in the

south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well

as canopy trees to frame and contain the space. Plant species to include:

Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium

1 2 3

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4 Design

To achieve these objectives, a range of

landscape design measures are proposed. The

landscape areas of the Site will be divided into a

number of character areas, namely:

• Gateways: providing a formal character

at principal interchanges with existing

movement networks, in the northern

corner of the Site, adjacent to Knockhall

Road; and the south-western edge of

the Site, adjacent to PROW DS7. There is

potential for use of London Plane trees at

the Knockhall Road entrance to the Site to

provide a locally characteristic entry from

the main road. Formal planting of street

trees at the ‘village square’ will provide a

focal point for views into the space from

the approach down the bank in the centre

of the Site; a clear interface between

public and semi-private areas of the site;

and an intimate character to the frontage

of the proposed dwellings, including a

softened setting for car parking.

• Residential lanes: a semi-formal character

with street trees, ornamental shrubs and

small areas of amenity grass providing

an attractive setting for dwellings. These

features will provide a softened frontage

to built development, including in views

of dwellings in the north-western area of

the Site from elevated land to the east of

Craylands Gorge.

• Bowls club: the semi-formal character of

the residential lanes will be echoed in the

proposed landscape setting to the bowls

club which will introduce street trees,

ornamental shrubs and amenity grass as

well as scrub planting flanking residential

properties on Jubilee Close and the

potential for use of grass grid surfacing

to provide a softened appearance to the

parking areas. These features will create a

distinctive and more attractive environment

for the bowling green, clubhouse and

associated car parking, as well as maintain

a landscaped buffer between residential

properties on Jubilee Close and built

form and parking within the Proposed

Development. This area would be securely

enclosed to project the integrity of the

bowls club and avoid the risk of antisocial

behaviour within the car park area.

• Access route: canopy trees punctuate the

route traversing the bank in the centre of

the site, with the potential for changes in

road surface to provide legible crossing

points.

• Woodland with rides: extensive belts of

woodland will be maintained in the north-

eastern, south-eastern and south-western

areas of the Site. Woodland on the bank

in the centre of the Site will be partially

cleared to provide: enhanced structural

diversity; views across the falling landform

into the lower area of built development

and to Craylands Gorge and elevated

landscape further to the east; and a safe

environment for pedestrians and cyclists.

45


• Grassland with sparse scrub: on the

lower slopes of the bank, an area of

wildflower grassland with occasional

clumps of retained scrub will provide

an open aspect, enabling a visual link

between the upper and lower areas of

the Proposed Development as well as

a safe environment for pedestrians and

cyclists. This area will include a natural

play area, providing children with an

opportunity to explore and appreciate

nature through independent play, as well

as being overlooked from the access

roadway and cycle route. The natural play

area would also provide the opportunity

to acknowledge the rich archaeological

heritage of the Site, for example in the

form of sculpture and installation artwork,

as well as in the layout of the play features.

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4 Design

• Orchard: serving as an interface between

the public and semi-private south-

eastern area of the Site, the orchard

will include locally characteristic fruiting

trees of local provenance above a field

layer of wildflower grassland. This will

provide an attractive, structurally diverse

and functional transition between open

grassland on the bank in the centre of the

Site and the domesticated character of

the residential lanes in the south-eastern

area of the Site. The orchard will also

provide biodiversity opportunity. There is

potential for the orchard to be managed

as a community resource, reinforcing the

sense of ownership of the space and

contributing to the identity of the Proposed

Development.

• Wetland/attenuation: providing sustainable

drainage for the residential area in the

south-eastern area of the Site, the

attenuation basin will be managed as a

seasonally wet area, including a variety of

native marginal and wetland scrub species

as well as canopy trees to frame and

contain the space.

47


Canopy tree species used in the landscape

design should include the following, reflecting

locally distinctive species:

• Canopy trees in structural landscape

areas: pedunculate oak, field maple, wild

cherry and common ash;

• Orchard: locally appropriate pear, apple

and cherry species;

• Public realm within development area:

street tree cultivars of small-leaved lime,

ash and rowan; and

• Adjacent to wetland areas (planted

to avoid excessive overshadowing of

standing water habitats): willow species.

Understorey scrub species used in landscape

design should include Blackthorn; Hawthorn;

Elder; Hazel; Holly; Dogwood; Dog Rose; Goat

Willow; Grey Willow; and Gorse.

Wildflower grassland species mixes should

include:

• Woodland rides: BSH WFG8 Shaded

Areas, or similar;

• Open grassland: Emorsgate EM5 Meadow

Mixture for Loamy Soils, or similar;

• Attenuation basin: Emorsgate EM8

Meadow Misxture for Wetlands, or similar;

and

• Amenity grass for cellular surfacing to car

parking: BSH A24 (Wear and Tear), or

similar.

Surfacing should include self-binding gravel for

paths; block paving for shared surfaces within

residential lanes and the village square and,

potentially, for crossing points on the access

road; a grass grid cellular surfacing for the bowls

club; and bitumen macadam for other vehicle

routes.

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4 Design

Ecology Proposals

The only notable ecological interest identified

within the Site relates to the presence of

protected species, namely nesting birds and

two common reptile species, Slow-worm and

Common Lizard, and a number of rare and

uncommon woodland insect species, with three

species of note being associated with mature Ivy

growth.

The Ecological Assessment of the Site produced

to accompany the planning application

recommends the retention of some existing

areas of scrub/woodland supporting mature Ivy

growth, to benefit the associated insect species,

and the creation of an enhanced boundary

between grassland and retained scrub and

woodland, which would benefit reptile species

and invertebrates. Other recommendations

relate specifically to animal species within the

Site and include a recommendation to undertake

clearance of vegetation outside the bird breeding

season and to undertake a reptile translocation

exercise to remove vulnerable reptiles from the

footprint of the built development.

The retention of areas of woodland on the

sloping bank addresses the interests of the

woodland invertebrates, while the clearance of

some woodland and creation of rides provides

an opportunity to create an enhanced woodland/

grassland transition.

Fig.33 Slow Worm Fig.34 Log Pile

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The area of grassland and sparse scrub on

the lower slopes of the bank will provide further

habitat for reptiles, which will be translocated

from the construction area to this habitat. The

incorporation of wild flowers within the planting

will increase opportunities for invertebrates, which

will in itself benefit reptiles from the increased

foraging opportunities.

Reptile refugia or hibernacula in the form of log

piles, located within the grassland or within the

grass/woodland transition zone will provide

further enhancements for reptiles and will also

benefit invertebrates and fungi.

Lighting will be designed to minimise light spill

on to adjoining areas of developing woodland, to

avoid any adverse effects on foraging bats which

may use the Site.

The incorporation of these proposals will ensure

that the biodiversity value of the Site will be

maintained and enhanced, while providing

attractive greenspace for new residents.

Fig.35 Brown Argus Butterfly

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4 Design

Proposed Access

The access to the site will be taken directly from

Knockhall Road in close vicinity to the existing

access point. The access to serve the proposed

development will replace the existing access

point, with a 5.5m wide access and continue

to serve the Bowls Club and existing residents

fronting Knockhall Road.

Internal Circulation

The access road will slope at a maximum of 8%

to connect to the proposed residential units in the

lower plateau. A 3.0m wide cycleway/footway will

be provided alongside the main access road with

further pedestrian pathways at a gradient of 20%

across the slope.

Access & Movement

Fig.36 Site Access Alignment

Parking Provision

The parking provision on the site has taken into

consideration the existing on-street parking

in Knockhall Road and the Bowls Club. The

removal of on-street parking across the site

access will be relocated with parallel parking

bays on the proposed access road.

The parking provision allocated to the residential

units will be an average of 2 spaces per dwelling

which is above the minimum parking provision

required by the current parking standard.

A parking provision of 43 spaces for the Bowls

Club will be provided. The current parking

standards require a minimum of 16 spaces for

this type of land use.

Pedestrian and cycle movement

The proposals are laid out to create a pedestrian-

and cycle- friendly environment. All residential

streets are shared surface, and a range of

pedestrian and cycle routes are shown on the

illustrative masterplan, especially crossing the

sloping public open space. These allow a choice

between direct, stepped pedestrian routes up

and down, and longer, gentler routes suitable for

cycling.

Fig.37 Access & Movement Diagram

KNOCKHALL CHASE

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Key

Vehicular Site Access

Pedestrian Site Access

Principal Vehicular Route

Secondary Vehicular Route

Shallow Ascent Footpath (1:20 gradient)

Other principal footpaths within site

Existing Public Right of Way

Off Street Parking

On Street Parking

Bowls Club Parking

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4 Design

The site lies in Flood Zone 1, the low probability

flood area. The site specific Flood Risk

Assessment also concludes that flood risk

from other potential sources of flooding is not a

significant issue in this location.

The proposed surface water management

scheme includes permeable paving, dry and wet

swales and a strategic infiltration basin. Disposal

of surface water runoff from the site will be via

infiltration in line with planning policy, the SuDS

hierarchy, and best practice.

The proposed foul water management scheme

includes a pumping station (consisting of a

below-ground chamber with an above-ground

compound) to lift flows from the lower plateau to

the upper plateau adjacent to Knockhall Road;

from here flows will be routed to the existing

Southern Water network. Through a formal

Capacity check, Southern Water has confirmed

that no off-site upgrades will be required to

accommodate the scale of development

Flood Risk, Drainage & Utilities

Fig.38 Infiltration Basin Diagram

proposed.

All the utility providers have been contacted

to establish their ability to serve the proposed

development. All providers are able to provide a

service from their local infrastructure.

KNOCKHALL CHASE

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Location of Infilltration

Basin

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Location of compound for

pumping station

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4 Design

Building energy use

The proposed dwellings at Knockhall Road would

be designed to meet high levels of sustainable

design and construction, with all homes

designed to meet Code for Sustainable Homes

level 3. This represents best practice levels of

sustainability.

The Code for Sustainable Homes (the Code)

was introduced into new build residential units

in December 2006. It has undergone a number

of amendments since then, and the latest

revision came into effect in November 2010. It

is this version that the proposed development

at Knockhall Road has been assessed against

at this stage. The Code covers nine categories,

including energy, water use, materials, pollution,

surface water drainage, health and well-being,

management and ecology.

In terms of energy use and CO2 emissions, the

homes would be designed to prioritise energy

efficiency. This would be achieved through the

specification of very energy efficient building

fabric and materials, ensuring the dwellings are

well insulated and therefore reducing their heat

loss and energy demand.

Climate Change Impact

In addition to this, the dwellings would be

designed to take advantage of solar gains where

possible. Using the sun for its ‘free’ energy can

significant reduce energy demand, and also

allows residents to enjoy a bright and daylight rich

home.

Within well insulated homes, such as these

proposed at Knockhall Road, hot water becomes

the most significant energy demand. Therefore

it is proposed that Waste Water Heat Recovery

Systems (WWHRS) are installed, or other such

appropriate measures. WWHRS use a heat

exchanger on the bath/shower outflow to take

heat from the waste water and pre-heat incoming

fresh water, in the process reducing the energy

required for hot water.

All homes would be installed with sustainable

water consumption technologies, such as

aerating or low flow taps, showers and WCs, to

ensure that water consumption is reduced. The

Code requires that a maximum water use of 105

litres/person/day is targeted, which represents

a 30% improvement upon typical water

consumption in the UK.

57


Drainage

The proposed surface water management

scheme has been developed with reference to

the requisite 30% allowance for climate change.

Flood Risk

The site does not lie within the ‘climate change’

flood zone. Furthermore, current allowances

for climate change are not likely to increase the

likelihood of flooding from other sources.

Waste

Buildings will be designed to allow convenient

separation and storage of waste and recycling,

and convenient routes to kerbside collection

points.

Transport

As discussed, the site is well connected to

local facilities and amenities, and is laid on to

encourage use of alternative pedestrian and/or

cycle friendly options to join Knockhall Road.

Landscape and Ecology

In addition to the retention and enhancement

of significant areas of vegetation, as well as the

creation of new landscaped areas providing

structural diversity and recreation, a large number

of trees are proposed to be planted across the

site, providing shelter and summer shading to

the development. The landscape proposals will

also provide a variety of habitat opportunities,

maintaining and enhancing existing biodiversity

value.

58


5 Involvement & Evaluation

A series of initial explorations looked at different

layout conceps. All were designed to allow a

principal north-south through route with a link

to recreation ground, which had emerged as a

requirement in early discussions with the local

authority:

• The “Solar” option was based on

maximising solar orientation with

development facing south but this was

felt to result in a very rigid layout, failing to

create a sense of place.

Design Development

• The “Highway” option was based around

the shortest possible highway access

through the site. This resulted in a very

intrusive roadacross the lower plateau.

• The remaining “Village Square” options

explored more informal layout focussing

on a village square. This layout was tested

both with housing facing the sloping open

space, and with housing backing onto it.

Various degrees of enclosure were also

tested for the village square. The most

open option, 5, was preferred as this

minimises properties that might back onto

open space.

Fig.39 “Solar” Concept Fig.40 “Highway” Concept Fig.41 “Village1” Concept

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Fig.42 “Village2” Concept Fig.43 “Village3” Concept Fig.44 “Village4” Concept

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5 Involvement & Evaluation

Knockhall RoadGreenhithe

Draft sketch section through pro-posed Bowls Club parking

06.07.12 1:100@A3 AB CA

16934 sk120706-i B

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15 Jubilee Close

Garden to 15 Jubilee Close

Passage behind Garden to 15 Jubilee Close

Secure enclosure to bowls club parking

4 metre wide planted buffer between Jubilee Close rear gardens and bowls club parking

Approximate line of existing slope

Line of parking area re-graded to 1:40 fall

Fig.45 Sketch Section through proposed Bowls Club parking

The Illustrative masterplan was then developed

and taken through stages of refinement. Three

stages are shown here:

1. Initial masterplan based on Village Square

Option 5, with a large village square / play

space. The surface water retention pond

was shown as a secondary public space.

Assessment of this scheme suggested

that the play area was better located in the

park and the village square was adjusted

accordingly. The design team also felt that

more could be done to provide elevations

overlooking the point at which the users of

the existing public right of way would enter

the site coming from the south. There

was some concern also over the retention

pond as a secondary public space, due

to the limited potential to provide units

overlooking it.

2. Revised masterplan. This layout was

prepared for public consultation. It

takes into account the design team’s

concerns over the village square, junction

with existing footpath and the retention

pond. The latter, which for geotechnical

reasons must be located in this area

of the layout over a zone of absorbent

chalk, is incorporated into the secured

planted area along the boundary of the

site. Following discussions with the bowls

club, an extended parking area was

shown. Options for the housing on the

upper plateau were considered, and the

semi-detached approach favoured over

continuous terracing in order to allow

car parking to be independent of the

existing rear access, and present a less

continuous built form to existing residents.

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Fig.46 Sketch Masterplan Feb 2012

Fig.47 Sketch Masterplan June 2012

Fig.48 Sketch Masterplan July 2012

3. Masterplan revised post consultation.

Two modifications were shown. Existing

residents at the consultation were

opposed to the opening up of the

pedestrian link between Nos 43 and

45 Knockhall Road to new residents of

the proposed development. After some

consideration this was therefore shown

closed off, with the application boundary

modified to clarify that the development

would not have any impact on the rear

access route. This enabled further

parking to be shown for the bowls club,

who clarified that a “double parking”

solution would be acceptable as a way

of increasing their parking count. The

southern area of parking was shown offset

from Jubilee Close in order to allow a

significant (4m) green buffer between the

rear gardens and the car parking area.

A cross section was also produced to

reassure residents of Jubilee Close that

the parking would be at a lower level than

that of their rear gardens. With some minor

modifications to ensure adequate sunlight

to rear gardens along the south east

boundary, the July 2012 plan forms the

basis of this application.

Greenhithe Outline Design and Access Statement

Technology

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