Knockhall Road, GreenhitheDesign & Access StatementBarton Willmore LLPPrepared on behalf of Landhold Capital LtdOctober 2012
Barton Willmore7 Soho SquareLondonW1D 3QBwww.bartonwillmore.co.ukTel:	 020 7446 6888Fax:	020 7446 6889					Ref:	 K:16000-1...
Section 1 Vision•	 Aims of the ProposalSection 2 Background•	 Site Location and Description•	 Planning Application Descrip...
The proposals for the site atKnockhall Road are based on thefollowing aims:•	 To create attractive new housing witha genui...
3Knockhall Road, Greenhithe - October 2012
M25A282A282A2A225A225A206B255A207A2026B2174B260M25DartfordThe site is located on the south-west sideof Greenhithe, borderi...
GravesendA2A226A226A227B255B259A126A126A126NorthfleetGreenhitheBeanTilburyGraysWest ThurrockThe SiteCraylandsGorge andWood...
Fig.3  Site Location6Knockhall Road, Greenhithe - October 20122 BackgroundPlanning Application DescriptionThe proposed dev...
7Knockhall Road, Greenhithe - October 2012A226 London RoadGreenhithe High St“Ingress Park”River ThamesKnockhallRoadB255StC...
Fig.4  Site Aerial8Knockhall Road, Greenhithe - October 20122 BackgroundPlanning History & Policy ContextPlanning History5...
9Knockhall Road, Greenhithe - October 2012KnockhallRoad
Fig.5  Context Plan10Knockhall Road, Greenhithe - October 20123 AssessmentWider ContextLocal Uses, Amenities, Linkages &Tr...
11Knockhall Road, Greenhithe - October 2012800m1200m400mLegendSite BoundarySchoolRetailLibraryFuel StationRecreationHealth...
12Knockhall Road, Greenhithe - October 20123 AssessmentTopographyIn the wider landscape, landform rises from0metres (m) Ab...
13Knockhall Road, Greenhithe - October 2012DrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainPIERRDE A G L...
14Knockhall Road, Greenhithe - October 20123 AssessmentLocal Character – LandscapeThe Site is included within published la...
15Knockhall Road, Greenhithe - October 2012Overall the residential architecture in theKnockhall area reflects generic subu...
Key opportunities and constraintsinclude:•	 The site has a single point of vehicularaccess from Knockhall Road;•	 The uppe...
17Knockhall Road, Greenhithe - October 20121KnockhallRoadUpperPlateauLowerPlateau23
18Knockhall Road, Greenhithe - October 20123 AssessmentSItE appraISaL photoGraph aDerelict Changing RoomBowling GreenResid...
19Knockhall Road, Greenhithe - October 2012Bowls Club Car Park Bowling GreenEntrance Gates to Bowls ClubResidential Proper...
20Knockhall Road, Greenhithe - October 20123 AssessmentSItE appraISaL photoGraph EVegetation on North-Eastern Boundary of ...
21Knockhall Road, Greenhithe - October 2012Vegetation on Southern Boundary of SiteLand atknockhaLL roaGrEEnhIthESItE appra...
22Knockhall Road, Greenhithe - October 20123 AssessmentThe grassland area is dominated by a range ofcommon species of coar...
n16m43m23m34m31m26m29m28m39m38m38m5m25m 25m30m35m30m35m30m15mPCRIORESS COLL EGEPC A P ABILITYCLIFFROADREWALKEMPINCIRC U SR...
24Knockhall Road, Greenhithe - October 20123 AssessmentSItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SI...
25Knockhall Road, Greenhithe - October 2012Land atknockhaLL roGrEEnhIthESItE contExtPhotoGraPhSauGuSt 2011ProjEct no. 1eBo...
26Knockhall Road, Greenhithe - October 20123 AssessmentThe scrub and developing woodland is alsoof low botanical interest,...
27Knockhall Road, Greenhithe - October 2012Surrounding the eastern area of the Site lies theCountry Park of Swanscombe Her...
28Knockhall Road, Greenhithe - October 20123 AssessmentA second point of access is provided fromKnockhall Road to the site...
29Knockhall Road, Greenhithe - October 2012Heritage and ArchaeologyIn line with national, regional and local planningpolic...
30Knockhall Road, Greenhithe - October 20124 DesignThe concept for the design develops naturallyfrom the previously identi...
31Knockhall Road, Greenhithe - October 20121KNOCKHALLROAD23EYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASE
The parameters plan (submitted for approval asa full size sheet and reproduced opposite) takesthe key components of the De...
33Knockhall Road, Greenhithe - October 2012Residential:0.916haResidential:0.188haSite Access:0.105haBowls Club: 0.48haPubl...
34Knockhall Road, Greenhithe - October 20124 DesignFig.25  Illustrative MasterplanThe Illustrative Masterplan demonstrates...
35Knockhall Road, Greenhithe - October 20121Legend1	 Knockhall General Store2	 Vehicular Access3	 Residential development ...
36Knockhall Road, Greenhithe - October 20124 DesignFig.26  Aerial Sketch PerspectiveKey
37Knockhall Road, Greenhithe - October 2012
38Knockhall Road, Greenhithe - October 20124 DesignFig.27  Materials PaletteCharacter & AppearanceAs discussed above the c...
39Knockhall Road, Greenhithe - October 2012Fig.28  Sketch view of squareKey
40Knockhall Road, Greenhithe - October 20124 DesignFig.29  Aerial Sketch PerspectiveKey
41Knockhall Road, Greenhithe - October 2012
42Knockhall Road, Greenhithe - October 20124 DesignLandscape StrategyFig.30  Landscape Strategy PlanThe overarching aims o...
43Knockhall Road, Greenhithe - October 20125122213455678KNOCKHALLROADEYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASE
44Knockhall Road, Greenhithe - October 20124 DesignTo achieve these objectives, a range oflandscape design measures are pr...
45Knockhall Road, Greenhithe - October 2012•	 Grassland with sparse scrub: on thelower slopes of the bank, an area ofwildf...
46Knockhall Road, Greenhithe - October 20124 Design•	 Orchard: serving as an interface betweenthe public and semi-private ...
47Knockhall Road, Greenhithe - October 2012Canopy tree species used in the landscapedesign should include the following, r...
48Knockhall Road, Greenhithe - October 20124 DesignFig.31  Landscape Section A-AFig.32  Landscape Section B-B
49Knockhall Road, Greenhithe - October 20120 10 205 15 25mScaleDateRevisionProject No Drawing NoDrawing TitleProjectPlanni...
50Knockhall Road, Greenhithe - October 20124 DesignEcology ProposalsThe only notable ecological interest identifiedwithin ...
51Knockhall Road, Greenhithe - October 2012The area of grassland and sparse scrub onthe lower slopes of the bank will prov...
52Knockhall Road, Greenhithe - October 20124 DesignProposed AccessThe access to the site will be taken directly fromKnockh...
53Knockhall Road, Greenhithe - October 2012KeyVehicular Site AccessPedestrian Site AccessPrincipal Vehicular RouteSecondar...
54Knockhall Road, Greenhithe - October 20124 DesignThe site lies in Flood Zone 1, the low probabilityflood area. The site ...
55Knockhall Road, Greenhithe - October 2012Location ofInfilltrationBasinKNOCKHALLROADEYNSFORDROADABBEYROADCRAYLANDSGORGEKN...
56Knockhall Road, Greenhithe - October 20124 DesignBuilding energy useThe proposed dwellings at Knockhall Road wouldbe des...
57Knockhall Road, Greenhithe - October 2012DrainageThe proposed surface water managementscheme has been developed with ref...
58Knockhall Road, Greenhithe - October 20125 Involvement & EvaluationA series of initial explorations looked at differentl...
59Knockhall Road, Greenhithe - October 2012Fig.42  “Village2” Concept Fig.43  “Village3” Concept Fig.44  “Village4” Concept
Greenhithe Outline Design and Access Statement
Greenhithe Outline Design and Access Statement
Greenhithe Outline Design and Access Statement
Greenhithe Outline Design and Access Statement
Greenhithe Outline Design and Access Statement
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Greenhithe Outline Design and Access Statement

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40 house plan for Greenhithe by Empire Bowls Club

.

2:53pm Monday 19th November 2012 in News By George Sargent.



EXPANSIVE plans have been submitted to Dartford Council for the construction of up to 40 homes on the old Empire Sports Ground on Knockhall Road in Greenhithe.



Planning promotion company, Landhold Capital, which owns the land, said it will build a children’s play area and move the Empire Bowls Club to improved facilities on the site.



The bowling green will remain where it is and 43 parking spaces are proposed for the bowls club’s members.



The plans include affordable housing, visitor parking and minimum of two parking spaces for each house.





A public exhibition of the plans was held for residents in May 2012.



Landhold Capital director, Robert Taylor, said: “The development will allow the opportunity to bring to public use an area of open space and will secure the long term future of Empire Bowls Club.

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Greenhithe Outline Design and Access Statement

  1. 1. Knockhall Road, GreenhitheDesign & Access StatementBarton Willmore LLPPrepared on behalf of Landhold Capital LtdOctober 2012
  2. 2. Barton Willmore7 Soho SquareLondonW1D 3QBwww.bartonwillmore.co.ukTel: 020 7446 6888Fax: 020 7446 6889 Ref: K:16000-1699916900-1699916934 - Bean FC, GreenhitheA5ReportsKnockhall Road, Greenhithe Design & Access Statement16934 Knockhall Road, Greenhithe DAS.indd Date: October 2012COPYRIGHTThe contents of this document must not be copied or reproduced inwhole or in part without the written consent of Barton Willmore LLP.All Barton Willmore stationery is produced using recycled or FSCpaper and vegetable oil based inks.
  3. 3. Section 1 Vision• Aims of the ProposalSection 2 Background• Site Location and Description• Planning Application Description• Scope and Content of the Design and Access Statement• Planning History and Policy ContextSection 3 Assessment• Context• Site Opportunities and ConstraintsSection 4 Design• Design Concept• Scheme Parameters• Illustrative Masterplan• Character and Appearance• Landscape Strategy• Access and Movement• Flood Risk, Drainage and Utilities• Climate Change ImpactSection 5 Involvement and Evaluation• Design DevelopmentContents1Knockhall Road, Greenhithe - October 2012
  4. 4. The proposals for the site atKnockhall Road are based on thefollowing aims:• To create attractive new housing witha genuine sense of place on currentlydisused and inaccessible land• To provide new parkland with stimulatingplay facilities on the currently overgrownslopes, complementing and linking to theadjacent recreation ground• To offer a new public footpath routethrough the site linking the Knockhall Roadaccess to the existing path leading acrossCraylands Gorge• To provide attractive and well organisedparking facilities for the existing BowlsClub, offering the Club their premises inperpetuity• To improve the rear access to numbers25-63 Knockhall RoadAims of the Proposal2Knockhall Road, Greenhithe - October 20121 VisionFig.1  Sketch Proposal on Aerial
  5. 5. 3Knockhall Road, Greenhithe - October 2012
  6. 6. M25A282A282A2A225A225A206B255A207A2026B2174B260M25DartfordThe site is located on the south-west sideof Greenhithe, bordering on the woodlandassociated with Craylands Gorge. The sitecomprises an operational bowling green togetherwith car parking and club house/ outbuildings,an area of heavily overgrown sloping scrubwoodland and a redundant sports pitch formerlyin private use by employees of the former NorskeSkog Paper Mill. With the exception of thebowling green, the site has been vacant for over10 years.Site Location & DescriptionFig.2  Site LocationDartfordBridgeDartfordTunnelBluewaterShoppingCentre4Knockhall Road, Greenhithe - October 20122 Background
  7. 7. GravesendA2A226A226A227B255B259A126A126A126NorthfleetGreenhitheBeanTilburyGraysWest ThurrockThe SiteCraylandsGorge andWoodland5Knockhall Road, Greenhithe - October 2012
  8. 8. Fig.3  Site Location6Knockhall Road, Greenhithe - October 20122 BackgroundPlanning Application DescriptionThe proposed development comprises an outlineplanning application for development of up to40 residential dwellings, provision of public openspace, parking, access, and landscaping. Thesubmission includes retention of the bowlinggreen, and the relocation and enhancement ofthe bowling club facilities and car parking. Allmatters are reserved except the point of vehicularaccess.Scope & Content of the Design &Access StatementThis document is set out to comply with theguidance in the DCLG document “Guidanceon information requirements and validation”(March 2010) Section 6 and the CABE document“Design and access statements” (2006).The four stages of the scheme developmentprocess identified by CABE namely Assessment,Involvement, Evaluation and Design are coveredas follows:• The Assessment chapter documents therelevant features and conditions of the siteand its surrounding area and culminates ina constraints and opportunities drawing forthe site;• The Design chapter shows how thedesign concept, then the schemeparameters, then an illustrative layoutwere developed from the assessmentinformation;• The Involvement and Evaluation chapterrecords the process by which stakeholderengagement and responses informed thedesign development process.Of the six areas of design information identifiedby CABE, Use, Amount and Scale are coveredunder “Scheme Parameters,” Layout is coveredunder “Illustrative Masterplan”, Landscapingis covered under “Landscape Strategy” andAppearanceis covered under “Character andAppearance” within the Design section. Accessalso appears as a sub heading within Design, asdoes Climate Change Mitigation and Adaptation.
  9. 9. 7Knockhall Road, Greenhithe - October 2012A226 London RoadGreenhithe High St“Ingress Park”River ThamesKnockhallRoadB255StClementsWay“Eastern Quarry 2” SiteSwanscombeHeritage Park
  10. 10. Fig.4  Site Aerial8Knockhall Road, Greenhithe - October 20122 BackgroundPlanning History & Policy ContextPlanning History59/00102/FULA3 The use of the site as a sportsground dates back to 1959 when an applicationwas permitted for the ‘Use of the Land as SportsGround’.61/00007/FULA2 An application was approvedfor ‘Additional Toilets, Groundsman’s Hut andStore and Indoor Bowls Rink’ in 1961.95/00117/FUL An application was submitted forthe ‘Erection of a Detached Single Store Buildingfor use as a Clubhouse’. The application wassubsequently withdrawn.96/00111/FUL An application was approved in1996 for ‘Erection of a Detached Single Storeybuilding for use as a Clubhouse with Car Parking’.96/00717/FUL A further application waspermitted in 1996 for the ‘Erection of a detachedSingle Storey Building for use as a Clubhousewith associated Car Parking’.05/00586/FUL An application was submitted in2005 by Mark Project Ltd and Westbury Homesfor the ‘Redevelopment of land to provide 13 No.3 bedroom town houses and 1 No. 4 bedroomdetached house with associated car parking /garaging and new access road with additionalparking facilities for the existing Bowls Club andsports pitch’ The application related to the maincar park area adjacent to the Bowling Green anddid not include redevelopment of the sport’spitch. Planning permission was refused inNovember 2005.An appeal against the refusal of application05/00586/FUL was submitted in January 2006and registered under Appeal reference: APP/T2215/A/06/1197044. The applicant laterwithdrew the appeal before it reached PublicInquiry in March 2006Planning Policy ContextThe proposed development is in accordancewith statutory National and Regional PlanningPolicy objectives in the form of the NationalPlanning Policy Framework (NPPF) and the SouthEast Plan.In terms of Local Planning Policy, thedevelopment accords with the objectives of theDevelopment Plan for Dartford Borough whichcomprises the ‘saved’ Policies of the DartfordBorough Local Plan 1995 and the AdoptedCore Strategy Development Plan DocumentSeptember 2011.The planning policy context is discussed in fullin the Planning Statement accompanying theapplication.Design Policy ContextThe illustrative proposals supporting thisapplication have been developed in accordancewith best practice guidance, including“The Urban Design Compendium” (EnglishPartnerships and the Housing Corporation) and“Manual for Streets” (DfT March 2007).
  11. 11. 9Knockhall Road, Greenhithe - October 2012KnockhallRoad
  12. 12. Fig.5  Context Plan10Knockhall Road, Greenhithe - October 20123 AssessmentWider ContextLocal Uses, Amenities, Linkages &TransportThe site is well connected to the local amenitiesand facilities in the Greenhithe area. Thereis primary and nursery school provisionwithin walking distance of the site and publicrecreational facilities located adjacent to the site.There is public transport provision alongKnockhall Road, offering a ‘hail-a-ride’ servicebetween Dartford and Valley Drive. The fastrackservice currently operates along London Roadwith bus stops within 800m of the site.Greenhithe rail station is on the mainline routebetween Gillingham and London Charing Cross.The station is within 1.2km walking distance ofthe site.To BluewaterGreenhithe High Street
  13. 13. 11Knockhall Road, Greenhithe - October 2012800m1200m400mLegendSite BoundarySchoolRetailLibraryFuel StationRecreationHealthVehicle ServicingEmploymentBowls ClubRail StationBus StopRailway LinePublic Right of WayStrategic Road NetworkPrincipal local roads serving siteSwanscombe Heritage ParkRiver ThamesA226 London RoadKnockhallChaseKnockhall Road
  14. 14. 12Knockhall Road, Greenhithe - October 20123 AssessmentTopographyIn the wider landscape, landform rises from0metres (m) Above Ordnance Datum (AOD)at the south bank of the River Thames,approximately 750m to the north of the Site, to anelevation of approximately 40m AOD on AlkerdenLane, approximately 250m to the south-westof the Site. In the immediate vicinity of the Site,Knockhall Road climbs between elevations ofapproximately 32m AOD and 38m AOD as itextends south-west past the Site on the north-western ridge of a valley formed by CraylandsGorge and, to the south-west of the Site, a narrowtributary valley extending further to the south-west. The Site is situated on the western slopesof these valleys. To the east of the Site, landformwithin Craylands Gorge falls very steeply from theSite boundary, at an elevation of approximately25m AOD, to an elevation of approximately5m AOD, approximately 25m from the Siteboundary before rising steeply to an elevation ofapproximately 35m AOD at a point approximately90m from the Site boundary, to form a plateauextending east towards Swanscombe. In thewider landscape, a number of quarries retainsteep faces, varying in depth up to approximately20m.DrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainDrainDrainDrainDrainDrainReservoirDrainMM A N O R W A YSTANHOPEROADH E R B E R T R DSROADC A S T L E R O AOADB RCHURCHROADSTM O O R ER O A DA M E S R O A DSTANLEYROADG A S S O N R O A DSWEYNEROADL E W I S R O A DA L B E R T R DH A R M E R R DMI LTONSTREETM I L T O N R O A DREBBLEROADCRAYLANDSL ANEH O P ERDTHEGROVEB R O OMF I EL DR O ADHIGHSTREETORCHARDRDALMAROA DG A L L E Y H I L L R O A DL O N D O N R O A DA226A226P E NT S T E MONDRIVEC ASP I A NW A YP AC I F ICCLNSON WAYIBORWDENHILLOSNDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainDrainDrainDrainDrainDrainReservoirDrainSewageLower Road (Track)NorthfleetIndustrial EstateBotany MarshesTunnelPathGreenManorWay(Track)WorksPathTrack(dis)PlayingFieldInd EstTunnelmsRoadPilgriChannelTunnelRailLinkTunnelSwanscombe SidingRecreationGroundRifleRangeKent KraftIndustrial EstatePathTunnelsCarPkMastPathPavPOF StaPWLibyStationTradingEstateCounOffs2m3m3m4m27m6m3m3m3m23m31m13m32m31m5m5m5m5m5m0m5m5m15m10m30m25m5m10m10mDS2DS12DS13DS14NU1DS17DS26DS31The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -Site BoundaryExisting Woodlands, Copses and Tree Belts +LegendNExisting Scrub +Contours/Spot Heights (Metres AOD) +Existing Water Courses +No.Public Rights of Way *Listed Buildings ~Country Park #Scheduled Ancient Monument ~Sustrans #Metropolitan Green BeltConservation AreaWoodlandLandscape & Planning Designations ***Area 81 Greater Thames EstuaryNational Landscape Character Areas #Area 113 North Kent PlainWestern Thames MarshesCounty Landscape Character Areas **Dartford and Gravesend FringesMud/Shingle ++110MAdjacent Land within theApplicants OwnershipFig.6  Landscape Context PlanVegetationThere are dense corridors of woodland cover inthe vicinity of the Site, often associated with steepvalleys, transport corridors and former quarries.These are dominated by sycamore species. Inaddition, areas of hawthorn scrub extend acrossmore open areas of plateau landscape. Treeplanting within the streetscape of the surroundingarea includes avenues of London plane specieson Eynsford Road, Abbey Road and LaneAvenue, set into paved footways and narrowgrass verges.DrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainDrainDrainDrainDrainDrainReservoirDrainMANORWA YOURTNECHILDSC R E SALAMEI NRDCRAYLANDSLANEMILTONSTREETMANO RROADR DA226C ENTGILBERTCINGRESS G A R DE NSMM A N O R W A YKEARYROADMUNFORDD R I V EBETSHAMROADL E O N A R D A V E N U ERECTORYRDM A N O RR O A DS W A N S C O M B E S T R E E TDURRANTWAYBODLEAVENUESTANHOPEROADH E R B E R T R DSUNROADEGLINTONROADGU N NR O ADC A S T L E R O A DPARKROADB R O A DR O A DCHURCHROADCASTLESTM O O R ER O A DA M E S R O A DSTANLEYROADG A S S O N R O A DSWEYNEROADL E W I S R O A DA L B E R T R DH A R M E R R DMI LTONSTREETM I L T O N R O A DTREBBLEROADCRAYLANDSL ANEH O P ERDTHEGROVEB R O OMF I EL DR OADHIGHSTREETORCHARDRDALMAROA DG A L L E Y H I L L R O A DL O N D O N R O A DA226A226ALAMEINRDSTPE T E R S C LP E NT S T E MONDRIVEBOLEYNWC ASP I A NW A YP AC I F ICCLSOUTHFLEETROADSEY MO U R WNSON WAYIBORWDENHILLOSNDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainDrainDrainDrainDrainDrainReservoirDrainSwanscombe MarshesTrackTrackTrackPathPathTrackMudSWANSCOMBELOVERSLANEFBTunnelGdnsAllotPathGdnsAllot(dis)PitTrackTrackTrackPathSewageLower Road (Track)NorthfleetIndustrial EstateBotany MarshesTunnelPathGreenManorWay(Track)WorksPathTrack(dis)PlayingFieldInd EstTunnelmsRoadPilgriChannelTunnelRailLinkTunnelSwanscombe SidingAllotGdnsAllotment Gardens PathRecn GdCemyRecreationGroundRifleRangeKent KraftIndustrial EstatePathPathPathTunnelsPathCarPkMastPathWorkings(disused)WorksFarmAlkerdenThe CraylandsSchoolPavPOF StaPWLibyPWPWStationTradingEstateSchoolsCounOffsThe SweyneJunior School16m43m22m23m8m39m33m2m3m3m4m27m6m3m3m3m44m39m23m27m31m31m24m13m32m31m5m5m10m5m25m35m30m30m35m40m30m5m5m5m5m5m0m5m5m15m10m30m35m25m5m10m10mS7DS6DS5DS3DS2DS12DS1DS13DS14DS8DS20DS29NU1DS17DS26DS31The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -ProjectSite BoundaryExisting Woodlands, Copses and Tree Belts +LegendNExisting Scrub +Figure 1For Illustrative Purposes OnlyContours/Spot Heights (Metres AOD) +Existing Water Courses +No.Public Rights of Way *Listed Buildings ~Country Park #Scheduled Ancient Monument ~Sustrans #Metropolitan Green BeltConservation AreaWoodlandLandscape & Planning Designations ***Area 81 Greater Thames EstuaryNational Landscape Character Areas #Area 113 North Kent PlainWestern Thames MarshesCounty Landscape Character Areas **Dartford and Gravesend FringesMud/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+110MAdjacent Land within theApplicants Ownership
  15. 15. 13Knockhall Road, Greenhithe - October 2012DrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainPIERRDE A G L E SR OADEAGL E SR DSTATIONRDH I G H S T R E E TTHEVEMANORWA YB255B255S A R AC R E S CENTIPCN G R E S SPARK AVENUERIORESS COLL EGEPAWA TERMAN S WAYHAT TONMEWSCHANDLER SMC A P ABILITYWAYCLIFFROADPARKREWALKEMPIPAL L ADIANCIRC U SPORTLANDPLST.MCL EENTSROADREEDCOURTDUN NON PLNCACRESTQUAYCARMICHAELLCOVELLYPLTHEBOULEVARDA L K E R D E N L A NEKE M S L E Y C L O S EPORTAVENUEMOUNTSROADJOHNSONSWAYV A LLEYVIEWS P R I N GVAL EAVENUELAKNOCKHALLCHASETHECRESEYNSFORDROADABBEYROADALEXANDERRDCHILDSC R E SKNOCKHALLROADALAMEI NRDCRAYLANDSLANEMAR I T I M E C L O S EMILTONSTREETMANO RROADE A G L E S R DTHEAVENUEWA K E F I E L D R DBEANROADB255B255A226B255RIV E R VIE WRDBE ATONC LPARK TERRCENTAUSTENCCLOSEPILGRIMSVIEWC ENTGILBERTCSM U G GL ERSWB255TIONROADA206OACALCROFTAVECOB HAMCA226INGRESS G A R DE NSASTLEDRIVEBEANROADMOUNTS ROADIN G R E S S PA R KAVENUETEDHASB255M A N O R W A YL E O N A RM A N O RR O A DDURRANTWAYBODLEAVENUEGU N NR O ADB R O A DR O A DM O O R ER O A DL E W I SMI LTONSTREETTREBBLEROADCRAYLANDSL ANEB R O OMF I EL DR OADL O N D O NA226ALAMEINRDP E NT S T E MONDRIVEC ASP I A NW A YP AC I F ICCLDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainDrainIssuesDrainSWANSCOMBE ANDGREENHITHE CPBurialGroundJettySwanscombe MarshesCausewayTrackTrackTrackPathPathTrackGroynesGlobe WharfCausewayTkMudMudMudSandPathsPaper Mills WharfSWANSCOMBELOVERSLANEGreenhitheKnockhall(disused)FBTunnelTunnelTunnelSportsFieldTunnelSportsFieldTrackTunnelGdnsAllotTrackPathPathGdnsAllot(dis)PitTunnelsPathTrackTrackTrackPathTunnelTrackTrackTracktsPathSubwayWorkings(disused)PathSwanscombe SidingAllotGdnsTunnelsPWorkings (disusedWorksTelExCross FarmWesternFarmStaPWSchoolPOLibyAlkerdenThe CraylandsSchoolFormer7m11m4m19m 16m6m17m31m43m43m22m23m8m34m31m26m29m28m39m33m38m38m21m4m3m44m31m5m5m10m5m5m5m5m10m5m10m25m25m15m10m15m30m35m30m30m35m40m30m15m5m5m510mDS22DS10DS9DR15DS25DS24DS7DS6DS5DS3DS1DS28DS12DS1DS14DS8DS294
  16. 16. 14Knockhall Road, Greenhithe - October 20123 AssessmentLocal Character – LandscapeThe Site is included within published landscapecharacter assessments at a national andcounty level. The Landscape Assessment ofKent (Jacobs Babtie/Kent County Council,2004) provides a detailed description of theCharacter Area Dartford and Gravesend Fringes,within which the Site is located. The documentdescribes the strong urbanising influences;the loss of former agricultural uses, woodlandand orchards; the fragmented nature of thelandscape; valuable landscape and ecologicalfeatures including scrub vegetation on scarpsalong the southern edge of Swanscombe andregeneration of grassland, scrub and woodlandin chalk quarries; and a weak sense of place.The document describes the need for landscapeenhancement, including:“...the evolution of newlandscape features whichwill enhance the underlyinglandform and respect thecurrent use of the land.Fragmented pockets of openland... may be linked to createa new landscape frameworkfor amenity use and to recreatesemi-natural habitats... wherethese are appropriate to thesurrounding land use.”The document specifies the need to createedges to existing urban areas; semi-naturalhabitats; amenity uses; landscape cohesion; andlinkages between natural habitats and developedareas.Local Character - Built FormMaps prior to the end of the eighteenth centuryidentify the site as associated with KnockholtFarm but no rural buildings remain in the area.The oldest existing houses in the vicinity areGeorgian semi detached villas at up to 3.5storeys in height however Knockhall’s characteris dominated by 2-storey late Victorian and earlyto mid twentieth century terraced and semi-detached development associated with a grid ofstreets. The older Victorian stock is terraced witha vertical proportion to windows, but the majorityof housing is in the form of later cottage styledevelopments with flatter proportions. It is fair tosay that much of the latter stock is very plain andcan create bleak street scenes. However theex-local authority properties on Knockhall Roadbordering the site itself were built with a stronger,post Arts and Crafts, character, with generouswide frontage design, projecting gables andporches and distinctive chimneys. Subsequentalterations have weakened but not destroyed theirappearance.
  17. 17. 15Knockhall Road, Greenhithe - October 2012Overall the residential architecture in theKnockhall area reflects generic suburbanproducts of the time of construction, andcan struggle to generate a sense of place.Nonetheless this suburban tradition has manystrengths - buildings are organised in perimeterblocks with clear street frontages and good sizedrear gardens. Bay windows in older propertiesprovide modelling to the facade and a sense ofinhabitation of the street. Weaknesses includeoverly repetitive street scenes (whose qualities arevulnerable to subsequent owner individualisation)and inadequate provision for the car.There is no dominant building material in thearea - facades are largely brick or render, with aconsiderable incidence of roughcast/pebbledash.The latter does not appear to create attractiveelevations in this locality. Roofs are pitched, in amixture of tile and slate.Much of the quality of suburban developmentis dependant on the extent to which a plantedlandscape can be appreciated from the publicrealm, and various local streets benefit fromeither trees or generous well kept front gardens.It is notable that small walled front gardens havebecome fully paved over time, often creating aharsh feel to the street.In conclusion it is felt that the design for the siteat Knockhall Road should respond to these widerconsiderations as well as site based conditions.Fig.7  Georgian architecture onKnockhall RoadFig.8  Typical victorian terrace inthe areaFig.9  Historic postcard showingKnockhall Road cottages,which back onto the siteFig.10  Knockhall Road cottagestodayFig.11  An inter war cottage withgenerous planting
  18. 18. Key opportunities and constraintsinclude:• The site has a single point of vehicularaccess from Knockhall Road;• The upper and lower plateaus withinthe site provide topography suitable forresidential development;• Development on the upper plateau willneed to relate well to the linear terrace formof no.s 25-63 Knockhall Road. There is theopportunity to rationalise the access to therear service route to these properties.• On the lower plateau there is theopportunity for a layout whose characteris more determined by its location next towoodland;• A major opportunity exists to transform theovergrown scrub woodland slopes into apublic open space that forms an attractiveand pedestrian friendly setting to bothareas of development overlooking it;• A direct and attractive link could becreated across the site linking theKnockhall Road access with the existingfootpath leading across Craylands Gorge.This link and the supporting paths withinSite Opportunities & Constraintsthe park could promote attractive pedestrianand cycle routes onto Knockhall Road,encouraging use of the bus route and localshop;The Bowling Green is in use and should be retained.The club’s parking facilities could be reorganised in amore attractive manner.16Knockhall Road, Greenhithe - October 20123 AssessmentFig.12  Site Opportunities & ConstraintsLegendSite AccessPublic Right of WayExtent of Public HighwayBowls Club to be retained and enhancedRecreation Ground with sports pitches andplay facilitiesSteep overgrown bankExisting TreesRear access to existing housesExisting access between terracesExistning buildingCraylands GorgePotential for devleopmentOpportunity for pedestrian linkPotential connection1 Local Shop2 Jubilee Close Housing3 Derelict Builders Yard
  19. 19. 17Knockhall Road, Greenhithe - October 20121KnockhallRoadUpperPlateauLowerPlateau23
  20. 20. 18Knockhall Road, Greenhithe - October 20123 AssessmentSItE appraISaL photoGraph aDerelict Changing RoomBowling GreenResidential Properties on Knockhall RoadLayoutThe Site comprises approximately 3.33ha in aroughly triangular shape. To the north-west, theSite adjoins residential properties on KnockhallRoad and Jubilee Close. The Site boundary isdefined by a mixed species hedge flanking anaccess lane extending along the rear of theseproperties and a substantial hedgerow extendingalong the north-eastern edge of a small area ofopen space associated with Jubilee Close. TheSite includes a pedestrian access which extendsbetween properties on Knockhall Road oppositethe junction of Knockhall Road with EynsfordRoad. A vehicle access extends from the mainarea of the Site to Knockhall Road in the northerncorner of the Site. To the north-east and south-east, the Site boundary is defined by fencinglocated within a tree belt which extends south-east from Knockhall Road and around the south-eastern corner of the Site. To the south, the Siteboundary is defined by further fencing, PROWDS7 and a wall to a derelict builder’s yard. Withinthis framework, the Site comprises three distinctareas, described in further detail below.Existing Landscape FeaturesIn the north-western area of the Site, a plateauof some 30m in width extends to the rear ofresidential properties on Knockhall Road. Thisarea lies at an elevation of approximately 34mAOD. This area comprises hardstanding, inthe form of a loose asphalt surfaced car parktogether with an access lane to the rear ofproperties fronting Knockhall Road, formed ofgravel and in-situ concrete outside site boundary;a bowling green and small associated areasof grassed open space; temporary buildingsassociated with the bowling green as well as aderelict changing room at the northern end of thearea of hardstanding; an assortment of boundaryfeatures including chain link and palisade securityfencing, brick walls and entry posts at the formerentrance to the sports ground, security gatesand ornamental hedgerows; ornamental shrubplanting to the south-western edge of the bowlinggreen; scrub including buddleia species in thevicinity of the derelict changing room; and a beltof sycamore species, reaching approximately6m in height, forming the north-western edgeFig.13  Site Appraisal Photograph A
  21. 21. 19Knockhall Road, Greenhithe - October 2012Bowls Club Car Park Bowling GreenEntrance Gates to Bowls ClubResidential Properties on Jubilee Close34m25mDEACBBowling GreenDerelictChangingRoomsJubilee CloseFormerSports FieldSports FieldKnockhallRoadClubhouseClubhouseEynesfordRoadCraylandsGorgeSpring Vale28.018.019.025.018.533.525.035.026.030.025.0Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.The scaling of this drawing cRevision-ScaleDateProject No Drawing NoDrawing TitleProjectPlanning ● MaArchitecture ● Landscape PlanninEnvironmental & SustainabilityOffices at Reading London Bristol Cambridge CbartonwillmoK:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L2 Site Appraisal Plan.dwg - A316934Land at Knockhall RGreenhitheL2Site Appraisal Plan10.07.2012 1:1,250 @ ASite BoundaryContours/Spot Heights (MetresNo.Public Rights of Way *LEGEND0 2010Figure 2For Illustrative Pu+110MSources:+ OS Mapping* Kent County Council Interactive Map^ Survey Solutions Topographical SurveyLocation of Photographic View(Site Appraisal Photographs A-AAdjacent Land within the AppliOwnershipThe scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -ScaleDateRevisionProject No Drawing NoDrawing TitleProjectPlanning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project ServicesEnvironmental & Sustainability Assessment ● Graphic DesignOffices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihullbartonwillmore.co.ukCertificate FS 29637003Landscape16934 L2 Site Appraisal Plan.dwg - A3Check byDrawn by16934Land at Knockhall RoadGreenhitheL2Site Appraisal Plan10.07.2012 1:1,250 @ A3-MK PCSite BoundaryContours/Spot Heights (Metres AOD) +/^No.Public Rights of Way *LEGENDN0 20 4010 30 50mFigure 2For Illustrative Purposes Only+110MSources:+ OS Mapping* Kent County Council Interactive Map^ Survey Solutions Topographical Survey Drawing 10383-se01 Rev ALocation of Photographic Viewpoints(Site Appraisal Photographs A-E)AAdjacent Land within the ApplicantsOwnershipFig.14  Site Appraisal Plan
  22. 22. 20Knockhall Road, Greenhithe - October 20123 AssessmentSItE appraISaL photoGraph EVegetation on North-Eastern Boundary of SiteSItE appraISaL photoGraph aDerelict Changing RoomSItE appraISaL photoGraph BBowling GreenResidential Properties on Knockhall RoadFig.15  Site Appraisal Photograph BFig.16  Site Appraisal Photograph Eof the wooded area in the centre of the Site.This area is well contained to the north-west byresidential properties on Knockhall Road whichexert a strong urbanising influence on the area,including a range of boundary features andsheds, garages and other structures in reargardens and the existing access lane to the rearof these properties. Longer distance views canbe obtained to the north, in which the easternpylon Thames Crossing high voltage electricitylines can be seen. Views to the south-east aregenerally contained by vegetation althoughlonger-distance views towards residentialdevelopment on elevated land in the vicinity ofSwanscombe can be obtained from the bowlinggreen area. In conclusion, this area of the Sitehas a fragmented urban edge character and,with the exception of the bowling club, is in poorcondition of and of low visual amenity.From this plateau area, the land falls away steeplyto the east in the form of a densely vegetatedbank which extends north-south through thecentral area of the Site. The landform in thisarea drops by approximately 16m over the 60mbetween the plateaux in the north-western areaof the Site and the south-eastern area of theSite. Scrub and tree species in this area vary
  23. 23. 21Knockhall Road, Greenhithe - October 2012Vegetation on Southern Boundary of SiteLand atknockhaLL roaGrEEnhIthESItE appraISaLphotoGraphSauGuSt 2011projEct no. 16Bowls Club Car Park Bowling GreenEntrance Gates to Bowls ClubResidential Properties on Jubilee Closebetween approximately 5-14m in height and aredominated by elm, hawthorn, sycamore andash species. This area of vegetation providesa physical and visual barrier between the north-western and south-eastern areas of the Site andis largely inaccessible, with the exception of aseries of steps in the north-eastern part of thisarea of the Site, now heavily overgrown, whichextends down the bank towards the south-eastern area of the Site. The scrub woodland isassessed as being of predominantly C grade byForbes-Laird Arboricultural Consultants.At the foot of the bank lies a plateau of roughgrassland forming the south-eastern area of theSite, formerly a sports pitch in private use. Thereis some evidence of access, including a narrowpath around the perimeter of the space, andantisocial behaviour, including fires. This arealies at an elevation of approximately 18.5m AODand is surrounded and contained by vegetatedbanks, reaching an elevation of approximately28m AOD to the north-east, approximately 25mAOD to the south-east and approximately 20.5mAOD to the south. Vegetation on this landformaccentuates the containment provided to thisarea of the Site. The tree belt which extends
  24. 24. 22Knockhall Road, Greenhithe - October 20123 AssessmentThe grassland area is dominated by a range ofcommon species of coarse grasses, includingFalse-oat Grass, Couch and Cock’s-foot. Herbscomprise a limited range of common speciesincluding Common Ragwort, Stinging Nettle andThistles, with a somewhat more diverse herbcover 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 arecommon and widespread species, nonethelessthey are legally protected against killing andinjuring.along the north-eastern boundary of the Siteis predominantly formed of pedunculate oak,sycamore and hawthorn species, reachinga height of approximately 12m. The scrubwoodland belt on the south-eastern boundaryof the Site is formed predominantly of hawthorn,field maple and ash species, reaching a heightof approximately 9m. The southern boundary ofthe Site is formed of scrub woodland dominatedby hawthorn species, reaching a height ofapproximately 8m. As a result of the topographyand vegetation surrounding the south-easternarea of the Site, this area has a contained,secluded character.EcologyA number of habitats are present within the Site,with the most significant, in terms both of extentand of associated ecological interest, being thesemi-improved rough grassland that dominatesthe area of the former sports pitch and the area ofscrub and developing woodland on the bank tothe west of the rough grassland.Fig.17  Visual Appraisal Plan16m22m23m8m4m5m25m35m30m5m10mMANORWA YCRAYLANDSLANEDA226INGRESS G A R DE NSSTREETCRAYLANDSL AA226C ASP I A NP AC I F ICCLPathLOVERSLANEFBTunnelPath(dis)PitTrackPathWorksThe CraylandsSchoolDS6DS5DS3DS2956The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -Site BoundaryExisting Woodlands, Copses and Tree Belts +LegendNExisting Scrub +Figure 3Contours/Spot Heights (Metres AOD) +Existing Water Courses +No.Public Rights of Way *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+110MPartial ViewsTruncated /No ViewsOpen ViewsVisual AppraisalLocation of Photographic Viewpoints(Site Context Photographs 1-9)1Adjacent Land within the Applicants Ownership16m43m22m23m8m34m31m26m28m39m33m38m4m44m5m5m25m25m30m35m30m30m35m40m30m15m5m10mMANORWA YC A P ABILITYWAYCLIFFROADRKREWALKEMPIPADIANCIRC U SREEDCOURTA L K E R D E N L A NEABBEYROADALEXANDERRDCHILDSC R E SKNOCKHALLROADALAMEI NRDCRAYLANDSLANEMILTONSTREETMANO RROADWA K E F I E L D R DA226EPILGRIMSVIEWC ENTGILBERTCINGRESS G A R DE NSDUBODLEAVENUEMI LTONSTREETTREBBLEROADCRAYLANDSL AA226ALAMEINRDC ASP I A NP AC I F ICCLPathLOVERSLANEKnockhallFBSportsFieldTunnelSportsFieldTunnelGdnsAllotTrackPathPath(dis)PitTrTracknelTrackPathWorksFarmSchoolPOAlkerdenThe CraylandsSchoolFormerDS24DS7DS6DS5DS3DS14DS8DS29945678123The scaling of this drawing cannot be assuredRevision Date D- -ScaleDateReProject No Drawing NoDrawing TitleProjectPlanning ● Master Planning & Urban DCheDrawn by16934Land at Knockhall RoadGreenhitheL3Visual Appraisal Plan10.07.2012 1:5,000 @ A3 MKSite BoundaryExisting Woodlands, Copses and Tree Belts +LegendExisting Scrub +Figure 3For Illustrative Purposes OnlyContours/Spot Heights (Metres AOD) +Existing Water Courses +No.Public Rights of Way *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+110MPartial ViewsTruncated /No ViewsOpen ViewsVisual AppraisalLocation of Photographic Viewpoints(Site Context Photographs 1-9)10 100 20050 150 250mAdjacent Land within the Applicants Ownership
  25. 25. n16m43m23m34m31m26m29m28m39m38m38m5m25m 25m30m35m30m35m30m15mPCRIORESS COLL EGEPC A P ABILITYCLIFFROADREWALKEMPINCIRC U SREEDCOURTA L K E R D E N L A NEL E Y C L O S EPORTAVENUETSROADJOHNSONSWAYS P R I N GVAL EAVENUELAKNOCKHALLCHASETHECRESEYNSFORDROADABBEYROADALEXANDERRDCHILDKNOCKHALLROADHEAVEWA K E F I E L D R DPARK TERRCENTAUSTENCCLOSEPILGRIMSVIEWGILBERTCCALCROFTAVEINGRESS G A R DE NSIN G R E S S PA R KAVENUETEDHASnPathOVERSLANEKnockhallFBSportsFieldTunnelSportsFieldTunnelGdnsAllotTrackPath(dis)PitTrackTrackTunnelTrackCross FarmWesternFarmSchoolPOLibyAlkerdenThe CraylanSchoolFormerDS25DS24DS7DS6DS5DS3DSDS29945678123
  26. 26. 24Knockhall Road, Greenhithe - October 20123 AssessmentSItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaStSItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaStLane to Rear of Properties onKnockhall RoadApproximate Extent of the SiteBowls Club Car ParkSite EntranceLane to Rear of Properties onKnockhall RoadFig.18  Site Context Photograph 1SItE contExt PhotoGraPh 4: VIEW FroM knockhaLL road, LookInG SouthSItE contExt PhotoGraPh 3: VIEW FroM hardStandInG aSSocIatEd WIth rEcrEatIon Ground, LookInG South-EaStKnockhall RoadApproximate Extent of the SiteVegetation on North-Eastern Boundary of the SiteRecreation GroundRecreation GroundFig.19  Site Context Photograph 4Land aknockGrEEnhSItE coPhotoSItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WEStPROW DS6Residential Properties on Pilgrims ViewCraylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims ViewApproximate Extent of the SiteApproximate Extent of the SiteFig.20  Site Context Photograph 5
  27. 27. 25Knockhall Road, Greenhithe - October 2012Land atknockhaLL roGrEEnhIthESItE contExtPhotoGraPhSauGuSt 2011ProjEct no. 1eBowling GreenLane to Rear of Properties onKnockhall RoadKnockhall RoadLand atknockhaLL roaGrEEnhIthESItE contExtPhotoGraPhSauGuSt 2011ProjEct no. 16SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WEStSItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WEStPROW DS6Residential Properties on Pilgrims ViewCraylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims ViewApproximate Extent of the SiteApproximate Extent of the SiteFig.21  Site Context Photograph 6
  28. 28. 26Knockhall Road, Greenhithe - October 20123 AssessmentThe scrub and developing woodland is alsoof low botanical interest, comprising a rangeof common species of scrub and trees witha limited ground flora. Ivy is abundant andecological survey has revealed that a number ofrare or uncommon insects are associated withthe mature Ivy growth, namely Ivy Ladybird, IvyBark Beetle and Ivy Woodworm.Two hedgerows form boundaries in the west ofthe Site. One is predominantly composed ofnon-native species and both are consideredto be of low ecological value. Other habitatspresent include a number of buildings, areas ofhardstanding and amenity planting, all of whichare considered to be of negligible ecologicalvalue.In addition to the reptiles and invertebratesidentified above, the site will also support nestingbirds during the breeding season. No otherprotected species were recorded from on site,although foraging bats are likely to make someuse of the site.Public Rights of WayA number of Public Rights of Way (PROW)extend through the landscape and townscapesurrounding the Site. These include:• PROW DS7, which connects KnockhallRoad and Alkerden Lane, passing throughthe south-western edge of the Site; and• PROW DS6, which connects KnockhallRoad and Craylands Lane, crossingCraylands Gorge approximately 220m tothe north-east of the Site.SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaStSItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG northApproximate Extent of the SitePROW DS7Derelict Builder’s YardFig.22  Site Context Photograph 8
  29. 29. 27Knockhall Road, Greenhithe - October 2012Surrounding the eastern area of the Site lies theCountry Park of Swanscombe Heritage Parkwhich includes the recreation ground to the northof the Site, Craylands Gorge and the plateau ofopen space to the east of Craylands Gorge.Visibility of the SiteA visual appraisal of the Site demonstrates thatit has very limited visibility in views from thesurrounding landscape and that no middle orlong distance views of the Site are obtained.A number of factors contribute to visualcontainment of the Site. These include: thesubstantial belts of woodland forming the north-eastern and south-eastern boundaries of theSite, as well as the woodland on the bank to thesouth-east of residential properties on KnockhallRoad, extending into the south-western areaof the Site; vegetation in the surrounding area,notably associated with Craylands Gorge; theintricate topography of the area surrounding theSite which accentuates the screening effect ofthe vegetation; and built form on Knockhall Roadwhich largely screens any views into the Site fromthe north-west. Where the Site can be seen it isin the context of dense vegetation, as well as theexisting urban edge of residential developmenton Knockhall Road, visible from elevated land tothe east above the existing vegetation.Access and LinkagesThe site benefits from an existing access takenfrom Knockhall Road that serves the site, theBowls Club and existing residential propertiesfronting Knockhall Road. The access is narrow;however, the land within the site is availableto provide an access to the required designstandards and improve upon the existingsituation.
  30. 30. 28Knockhall Road, Greenhithe - October 20123 AssessmentA second point of access is provided fromKnockhall Road to the site between numbers 43and 45. This is narrow, restricting the potential fortwo-way vehicle movements. A third point fromJubliee Close exists via a right of access acrossthird party land, which therefore limits this use asan access point to the site.A public footpath runs adjacent to the southwest corner of the site, providing connectionto Alkerden Lane and Knockhall Road forpedestrians. This footway can be connectedto the pedestrian infrastructure within the siteproviding an opportunity of an alternativepedestrian route between Alkerden Lane andKnockhall Road.InfrastructureThe site lies within an urban area that is servedby the usual utility providers in this region. Theexisting utility infrastructure within Knockhall Roadis able to provide a supply to the proposeddevelopment, with limited off-site reinforcementsin the case of electrical infrastructure.There are no existing services crossing the sitewhich would constrain the development, albeitthe electrical supply to the Bowls Club will needto be re-routed and the BT telephone box onKnockhall Road will need to be repositioned.Minor lowering or diversion of existing serviceinfrastructure is envisaged to facilitate theconstruction of the new highway access.Flood RiskThe site lies in Flood Zone 1 (the low probabilityflood area) and is not considered at significantrisk of flooding from other potential sources offlooding.The topography of the site has resulted in theprovision of cut-off swales/channels within theproposed layout to intercept any overland flowarising on-site or from the surrounding land form.
  31. 31. 29Knockhall Road, Greenhithe - October 2012Heritage and ArchaeologyIn line with national, regional and local planningpolicy, together with adherence to professionalguidelines and best practice, we have adopted astaged approach to dealing with archaeology atthe Knockhall Road Site.The desk based assessment and subsequenttrial pit evaluation concludes that the Site hasthe potential to contain archaeological remainsof national/international significance, dating tothe very earliest period of human activity, thePalaeolithic (c.450,000-12,000 BC), specificallythe British Lower and Middle Palaeolithic. Thesite lies adjacent to the Barnfield Pit, where pre-Neanderthal human remains were discovered inthe twentieth century (‘Swanscombe Man’) andthe Greenhithe/Northfleet/Swanscombe area isone of the richest for Palaeolithic archaeology inthe country.Our fieldwork to date has established thatthe Knockhall Road site contains an identicalgeological sequence to that of the nearbyBarnfield Pit. Humanly struck flint has beenidentified, although no organic preservation waspoor, and no bone has yet been found. It hasalso established that while the topography of theUpper and Lower Plateaus at the site have beenimpacted by levelling, the slope across the north/western parts of the site does appear to occurnaturally.The archaeological advisors at Kent CountyCouncil (KCC) have been consulted on andhave reviewed each stage of our work to date.We have proposed that additional exploratoryworks are carried out, following the granting ofplanning consent, as a responsive exercise to thedetail of the development proposals. Additionalmitigation measures will then follow the results ofthis exercise, again guided by the results of theprevious exercise.With a suitable mitigation strategy in place, therequirements of the developer, the progressionof academic research together with necessaryheritage protection measures can all be met.condition.
  32. 32. 30Knockhall Road, Greenhithe - October 20124 DesignThe concept for the design develops naturallyfrom the previously identified opportunities andconstraints. Key components are:• Residential development on the upperand lower plateaus both over looking thenew public open space;• The overgrown slopes selectively clearedand opened up between the two areasof development, with a more stronglywooded character retained on the south-west corner of the site;• A principal north south route is createdwhich provides a new pedestrian linkbetween the Knockhall Road Access(and adjacent recreation ground) and theexisting public right of way leading overCraylands Gorge;• Vehicular access also follows the northsouth route, with the point of arrival at thelower plateau being a natural location for amore formal component of public spacesuch as a village square.Design ConceptFig.23  Concept PlanLegendVehicular AccessExisting Public Right of WayNew Pedestrian Link through siteDevleopmentBowling ClubPublic Open SpaceProposed TreesLocation for Village Square1 Development on upper plateau provides overlooking to Public Spen Space2 Public Open Space created on existing slopes3 Development on lower plateau provides overlooking ot Public Open Space
  33. 33. 31Knockhall Road, Greenhithe - October 20121KNOCKHALLROAD23EYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASE
  34. 34. The parameters plan (submitted for approval asa full size sheet and reproduced opposite) takesthe key components of the Design Conceptand shows them at an appropriate level ofdetail for an Outline Planning Application with allmatters reserved except for Access. Some keycomponents are fixed, as discussed under thesubheadings below:AccessThe vehicular access point is fixed as shown onthe Parameters Plan. See Access section later inthis document. Further pedestrian accesses areshown, together with a proposed pedestrian link(precise alignment illustrative).Use and AmountLand uses and areas for these are fixed asshown on the Parameters Plan, namely SiteAccess 0.105ha, Residential 1.104ha, SecuredPlanted Area 0.349ha, Public Open Space1.296ha and Bowling Club 0.48ha.The application is for up to 40 dwellings,reflecting a net density of up to 36.2 dwellings perhectare.Scheme ParametersScaleMaxima for height, width and depth of blocks arefixed 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 groundlevel: 13m• Depth of house (front to back) at upperlevels: 10mNote that a further set of parameter plans hasbeen prepared for the Environmental ImpactAssessment. These drawings are based on theparameters discussed above.32Knockhall Road, Greenhithe - October 20124 DesignFig.24  Scheme ParametersBowls Club: 0.48haPublic Open Space:1.296haPedestrian accessinto site from existingpublic right of waywithin this zone34.39m34.40mLegendApplication Boundary (3.333ha)Adjacent Land within theApplicants Ownership(0.108ha)Existing Public Right of Way (DS7)Proposed pedestrian route between access points,precise alignment illustrativeProposed Ground LevelPedestrian access into SiteVehicular, Pedestrian and Cycle access into SiteReproduced from the Ordnance Survey Map with thepermission of the Controller of HMSO. CrownCopyright Reserved. Licence No. 100019279. K:16000-1699916900-1699916934 - Bean FC, Greenhit
  35. 35. 33Knockhall Road, Greenhithe - October 2012Residential:0.916haResidential:0.188haSite Access:0.105haBowls Club: 0.48haPublic Open Space:1.296haPedestrian accessinto site from existingpublic right of waywithin this zone33.89m33.88m34.39m34.40m17.84m18.14m18.74m18.62m19.81m19.69mSecure PlantedArea: 0.349haKNOCKHALLROADKNOCKHALLCHASEABBEYROADCRAYLANDSGORGEEYNSFORDROAD
  36. 36. 34Knockhall Road, Greenhithe - October 20124 DesignFig.25  Illustrative MasterplanThe Illustrative Masterplan demonstrates anexample scheme arising from the principlesembodied in the Parameters Plan.A single vehicular access to the site replacesthe existing awkward entrance arrangements offKnockhall Road. Access to the rear of the existingKnockhall Road properties is provided off the siteaccess.Development on the upper plateau is organisedin a linear fashion responding to the existingterrace behind it. It is shown as semi-detachedhouses, allowing parking to be accommodatedwithout conflicting with existing residents.The bowling green and accommodation isretained with parking provided in 2 locations - tothe north and south of the green. The southernparking area has a 4 metre planted bufferseparating it from the gardens of Jubilee Close.The scrubby woodland slopes are cleared tocreate a significant area of public open space.All proposed dwellings either face the openspace or are on short lanes leading directly ontoit. A variety of spaces are created here includinga natural play area, orchard and wildflowergrassland.Illustrative MasterplanThe principal north south route through the siteis complemented by smaller paths of varyinggradient allowing either direct stepped routesup the slope or more gently inclined routes atgradients as low as 1:20.Development on the lower plateau is arrangedin a looser, less formal fashion, acknowledgingits setting against woodland and giving thedevelopment the character of a cluster of housingwrapped by mature woodland on three sides. Avillage square marks the key junction where thenorth south route arrives at the lower plateau, andjoins up with the existing right of way leading overCraylands Gorge. Informal shared surface routes,softened by groups of street trees, lead off thesquare. Housing is a mixture of detached, semi-detached and short terraces, with terraces beingused particularly to enclose the village squareAlong the south-eastern boundary of thescheme properties abut woodland associatedwith Craylands Gorge. An embanked area ofwoodland sits within the site boundary, and it isproposed that this is securely enclosed (in thesame manner as the Gorge itself) in order toavoid a security risk to the properties in this area.The secure area includes an area of surfacewater retention pond.
  37. 37. 35Knockhall Road, Greenhithe - October 20121Legend1 Knockhall General Store2 Vehicular Access3 Residential development approx 8 units4 Natural Play Area5 Informal Orchard6 Wildflower Grassland7 Residential development approx 31 units8 Bowls Club9 Viewing corridors through woodland10 Village Square at heart of development11 Surface water retention12 Existing Public Right of Way234678 91051112KNOCKHALLROADKNOCKHALLCHASEABBEYROADCRAYLANDSGORGEEYNSFORDROAD99
  38. 38. 36Knockhall Road, Greenhithe - October 20124 DesignFig.26  Aerial Sketch PerspectiveKey
  39. 39. 37Knockhall Road, Greenhithe - October 2012
  40. 40. 38Knockhall Road, Greenhithe - October 20124 DesignFig.27  Materials PaletteCharacter & AppearanceAs discussed above the character of the localhousing is typical of many older UK suburbanareas, and a design response for the KnockhallRoad site is required that recognises this andaddresses some key issues.The proposed layout has a far greater variety ofhouse type than the surrounding developments,with more varied dispositions to allow the car tobe accommodated without it dominating streetscenes or compromising rear gardens.A strong green planted feel is consideredessential. This is primarily achieved by focussingthe development around a park, supported byconsistent planting of street trees in public realm.Short, soft-landscaped front gardens are shownin front of some houses - they are open ratherthan enclosed for the reasons discussed earlierin this report.The illustrative proposals show a contemporaryarchitectural language based around thesuburban heritage discussed above. Principalmaterials are brick and render, with touchesof contemporary timber cladding, and roofsare in slate. These materials are shown usedconsistently across the scheme. There is avariety of window proportion including moregenerous or projecting. The overall aim is todeliver variety of form, with interest and modellingto the elevations, within a harmonious whole.
  41. 41. 39Knockhall Road, Greenhithe - October 2012Fig.28  Sketch view of squareKey
  42. 42. 40Knockhall Road, Greenhithe - October 20124 DesignFig.29  Aerial Sketch PerspectiveKey
  43. 43. 41Knockhall Road, Greenhithe - October 2012
  44. 44. 42Knockhall Road, Greenhithe - October 20124 DesignLandscape StrategyFig.30  Landscape Strategy PlanThe overarching aims of the landscapestrategy are: to create an attractive setting forthe Proposed Development; to assimilate builtelements into the surrounding landscape/townscape to minimise adverse effects on visualamenity; and to enhance and extend the existinglandscape framework to improve the quality andcharacter 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 builtdevelopment, softening and assimilatingbuilt form and the bowls club parkinginto the landscape in views from thesurrounding area.• Retain existing and create a variety of newlandscape features that provide the basisfor multi-functional green infrastructure,including improved recreational andbiodiversity opportunities.• Improve pedestrian/cycle routes throughthe Site, including between existingrecreation routes and spaces andresidential areas.• Create an attractive, safe and legibleenvironment for dwellings through the useof hard and soft landscaping within streetsand open spaces.• Create a legible distinction between publicand semi-private areas of the ProposedDevelopment, including a village squareand community orchard at the interfacebetween these zones.• Provide a surface water attenuation areawithin the development.11Gateways: Formal character at principal interchanges with existingmovement networks. Use of London Plane trees at the Knockhall Road entrance to theSite as a locally characteristic entry from the main road. Formal planting of street trees at the village square: focal pointfor 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 StreetwiseCanopy trees at access from Knockhall Road:London Plane Platanus x hispanicaLEGEND1112Gateways: Formal character at principal interchanges with existingmovement networks. Use of London Plane trees at the Knockhall Road entrance to theSite as a locally characteristic entry from the main road. Formal planting of street trees at the village square: focal pointfor 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 StreetwiseCanopy trees at access from Knockhall Road:London Plane Platanus x hispanicaResidential Lanes: Semi-formal character with street trees, ornamental shrubs andsmall areas of amenity grass. Softened frontage to built development. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiLEGEND1 223Residential Lanes: Semi-formal character with street trees, ornamental shrubs andsmall areas of amenity grass. Softened frontage to built development. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiBowls Club: Semi-formal character with street trees, ornamental shrubs andamenity grass. Potential for use of cellular grass grid surfacing to provide asoftened 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 Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigra2 3522578234 7Residential Lanes: Semi-formal character with street trees, ornamental shrubs andsmall areas of amenity grass. Softened frontage to built development. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiBowls Club: Semi-formal character with street trees, ornamental shrubs andamenity grass. Potential for use of cellular grass grid surfacing to provide asoftened 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 Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum 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 similarGrassland with Sparse Scrub: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 bepartially 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 similarAccess Route: Canopy trees punctuate the route traversing the bank inthe centre of the site. Potential for changes in road surface to provide legiblecrossing points, and serve as traffic calming. Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium2 345522578234 7Residential Lanes: Semi-formal character with street trees, ornamental shrubs andsmall areas of amenity grass. Softened frontage to built development. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiBowls Club: Semi-formal character with street trees, ornamental shrubs andamenity grass. Potential for use of cellular grass grid surfacing to provide asoftened 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 Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum 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 similarGrassland with Sparse Scrub: Wildflower grassland with occasional clumps of retainedscrub on the lower slopes of the bank. Visual link between the upper and lower areas of theProposed 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: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 bepartially 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 similarAccess Route: Canopy trees punctuate the route traversing the bank inthe centre of the site. Potential for changes in road surface to provide legiblecrossing points, and serve as traffic calming. Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium2 34565225784 779. K:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L6 LandsAsh Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum Viburnum davidiiclubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum 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 similarGrassland with Sparse Scrub: Wildflower grassland with occasional clumps of retainedscrub on the lower slopes of the bank. Visual link between the upper and lower areas of theProposed 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.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 bepartially 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 similarAccess Route: Canopy trees punctuate the route traversing the bank inthe centre of the site. Potential for changes in road surface to provide legiblecrossing points, and serve as traffic calming. Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium456378The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -Bowls Club: Semi-formal character with street trees, ornamental shrubs andamenity grass. Potential for use of cellular grass grid surfacing to provide asoftened 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 Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum 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 europaeusOrchard: Interface between the public and semi-privatesouth-eastern area of the Site. Locally characteristic fruiting trees of local provenanceabove a field layer of wildflower grassland. Attractive, structurally diverse and functional transitionbetween 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 communityresource. Plant species to include:Trees: locally appropriate fruiting pear, apple and cherryspecies.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.Wetland/Attenuation: Sustainable drainage for the residential area in the378NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium378The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -Bowls Club: Semi-formal character with street trees, ornamental shrubs andamenity grass. Potential for use of cellular grass grid surfacing to provide asoftened 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 Closeand the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoidrisk of antisocial behaviour. Plant species to include:Street trees:Ash Fraxinus excelsior Westhofs GlorieField Maple Acer campestre StreetwiseRowan Sorbus aucuparia Sheerwater SeedlingSmall-leaved Lime Tilia cordata StreetwiseOrnamental Shrubs:Christmas Berry Photinia x fraseri Red RobinRed RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica GoldflameGoldflameMale Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robbs Bonnet Euphorbia amygdaloides robbiaeSt.Johns Wort Hidcote Hypericum HidcoteViburnum 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 similarOrchard: Interface between the public and semi-privatesouth-eastern area of the Site. Locally characteristic fruiting trees of local provenanceabove a field layer of wildflower grassland. Attractive, structurally diverse and functional transitionbetween 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 communityresource. Plant species to include:Trees: locally appropriate fruiting pear, apple and cherryspecies.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.Access Route: Canopy trees punctuate the route traversing the bank inthe centre of the site. Potential for changes in road surface to provide legiblecrossing points, and serve as traffic calming. Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorWetland/Attenuation: Sustainable drainage for the residential area in thesouth-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as wellas 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 carpea3478NUnderstorey scrub species to reinforcewoodland 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
  45. 45. 43Knockhall Road, Greenhithe - October 20125122213455678KNOCKHALLROADEYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASE
  46. 46. 44Knockhall Road, Greenhithe - October 20124 DesignTo achieve these objectives, a range oflandscape design measures are proposed. Thelandscape areas of the Site will be divided into anumber of character areas, namely:• Gateways: providing a formal characterat principal interchanges with existingmovement networks, in the northerncorner of the Site, adjacent to KnockhallRoad; and the south-western edge ofthe Site, adjacent to PROW DS7. There ispotential for use of London Plane trees atthe Knockhall Road entrance to the Site toprovide a locally characteristic entry fromthe main road. Formal planting of streettrees at the ‘village square’ will provide afocal point for views into the space fromthe approach down the bank in the centreof the Site; a clear interface betweenpublic and semi-private areas of the site;and an intimate character to the frontageof the proposed dwellings, including asoftened setting for car parking.• Residential lanes: a semi-formal characterwith street trees, ornamental shrubs andsmall areas of amenity grass providingan attractive setting for dwellings. Thesefeatures will provide a softened frontageto built development, including in viewsof dwellings in the north-western area ofthe Site from elevated land to the east ofCraylands Gorge.• Bowls club: the semi-formal character ofthe residential lanes will be echoed in theproposed landscape setting to the bowlsclub which will introduce street trees,ornamental shrubs and amenity grass aswell as scrub planting flanking residentialproperties on Jubilee Close and thepotential for use of grass grid surfacingto provide a softened appearance to theparking areas. These features will create adistinctive and more attractive environmentfor the bowling green, clubhouse andassociated car parking, as well as maintaina landscaped buffer between residentialproperties on Jubilee Close and builtform and parking within the ProposedDevelopment. This area would be securelyenclosed to project the integrity of thebowls club and avoid the risk of antisocialbehaviour within the car park area.• Access route: canopy trees punctuate theroute traversing the bank in the centre ofthe site, with the potential for changes inroad surface to provide legible crossingpoints.• Woodland with rides: extensive belts ofwoodland will be maintained in the north-eastern, south-eastern and south-westernareas of the Site. Woodland on the bankin the centre of the Site will be partiallycleared to provide: enhanced structuraldiversity; views across the falling landforminto the lower area of built developmentand to Craylands Gorge and elevatedlandscape further to the east; and a safeenvironment for pedestrians and cyclists.
  47. 47. 45Knockhall Road, Greenhithe - October 2012• Grassland with sparse scrub: on thelower slopes of the bank, an area ofwildflower grassland with occasionalclumps of retained scrub will providean open aspect, enabling a visual linkbetween the upper and lower areas ofthe Proposed Development as well asa safe environment for pedestrians andcyclists. This area will include a naturalplay area, providing children with anopportunity to explore and appreciatenature through independent play, as wellas being overlooked from the accessroadway and cycle route. The natural playarea would also provide the opportunityto acknowledge the rich archaeologicalheritage of the Site, for example in theform of sculpture and installation artwork,as well as in the layout of the play features.
  48. 48. 46Knockhall Road, Greenhithe - October 20124 Design• Orchard: serving as an interface betweenthe public and semi-private south-eastern area of the Site, the orchardwill include locally characteristic fruitingtrees of local provenance above a fieldlayer of wildflower grassland. This willprovide an attractive, structurally diverseand functional transition between opengrassland on the bank in the centre of theSite and the domesticated character ofthe residential lanes in the south-easternarea of the Site. The orchard will alsoprovide biodiversity opportunity. There ispotential for the orchard to be managedas a community resource, reinforcing thesense of ownership of the space andcontributing to the identity of the ProposedDevelopment.• Wetland/attenuation: providing sustainabledrainage for the residential area in thesouth-eastern area of the Site, theattenuation basin will be managed as aseasonally wet area, including a variety ofnative marginal and wetland scrub speciesas well as canopy trees to frame andcontain the space.
  49. 49. 47Knockhall Road, Greenhithe - October 2012Canopy tree species used in the landscapedesign should include the following, reflectinglocally distinctive species:• Canopy trees in structural landscapeareas: pedunculate oak, field maple, wildcherry and common ash;• Orchard: locally appropriate pear, appleand cherry species;• Public realm within development area:street tree cultivars of small-leaved lime,ash and rowan; and• Adjacent to wetland areas (plantedto avoid excessive overshadowing ofstanding water habitats): willow species.Understorey scrub species used in landscapedesign should include Blackthorn; Hawthorn;Elder; Hazel; Holly; Dogwood; Dog Rose; GoatWillow; Grey Willow; and Gorse.Wildflower grassland species mixes shouldinclude:• Woodland rides: BSH WFG8 ShadedAreas, or similar;• Open grassland: Emorsgate EM5 MeadowMixture for Loamy Soils, or similar;• Attenuation basin: Emorsgate EM8Meadow Misxture for Wetlands, or similar;and• Amenity grass for cellular surfacing to carparking: BSH A24 (Wear and Tear), orsimilar.Surfacing should include self-binding gravel forpaths; block paving for shared surfaces withinresidential lanes and the village square and,potentially, for crossing points on the accessroad; a grass grid cellular surfacing for the bowlsclub; and bitumen macadam for other vehicleroutes.
  50. 50. 48Knockhall Road, Greenhithe - October 20124 DesignFig.31  Landscape Section A-AFig.32  Landscape Section B-B
  51. 51. 49Knockhall Road, Greenhithe - October 20120 10 205 15 25mScaleDateRevisionProject No Drawing NoDrawing TitleProjectPlanning ● Master Planning & Urban DesignCheck byDrawn by16934Land at Knockhall RoadGreenhitheSK01Landscape Sections10.07.2012 1:500@A2AMN PCThe scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PC0 10 205 15 25mScaleDateRevisionProject No Drawing NoDrawing TitleProjectCheck byDrawn by16934Land at Knockhall RoadGreenhitheSK01Landscape Sections10.07.2012 1:500@A2AMN PCThe scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PCKeyAABB
  52. 52. 50Knockhall Road, Greenhithe - October 20124 DesignEcology ProposalsThe only notable ecological interest identifiedwithin the Site relates to the presence ofprotected species, namely nesting birds andtwo common reptile species, Slow-worm andCommon Lizard, and a number of rare anduncommon woodland insect species, with threespecies of note being associated with mature Ivygrowth.The Ecological Assessment of the Site producedto accompany the planning applicationrecommends the retention of some existingareas of scrub/woodland supporting mature Ivygrowth, to benefit the associated insect species,and the creation of an enhanced boundarybetween grassland and retained scrub andwoodland, which would benefit reptile speciesand invertebrates. Other recommendationsrelate specifically to animal species within theSite and include a recommendation to undertakeclearance of vegetation outside the bird breedingseason and to undertake a reptile translocationexercise to remove vulnerable reptiles from thefootprint of the built development.The retention of areas of woodland on thesloping bank addresses the interests of thewoodland invertebrates, while the clearance ofsome woodland and creation of rides providesan opportunity to create an enhanced woodland/grassland transition.Fig.33  Slow Worm Fig.34  Log Pile
  53. 53. 51Knockhall Road, Greenhithe - October 2012The area of grassland and sparse scrub onthe lower slopes of the bank will provide furtherhabitat for reptiles, which will be translocatedfrom the construction area to this habitat. Theincorporation of wild flowers within the plantingwill increase opportunities for invertebrates, whichwill in itself benefit reptiles from the increasedforaging opportunities.Reptile refugia or hibernacula in the form of logpiles, located within the grassland or within thegrass/woodland transition zone will providefurther enhancements for reptiles and will alsobenefit invertebrates and fungi.Lighting will be designed to minimise light spillon to adjoining areas of developing woodland, toavoid any adverse effects on foraging bats whichmay use the Site.The incorporation of these proposals will ensurethat the biodiversity value of the Site will bemaintained and enhanced, while providingattractive greenspace for new residents.Fig.35  Brown Argus Butterfly
  54. 54. 52Knockhall Road, Greenhithe - October 20124 DesignProposed AccessThe access to the site will be taken directly fromKnockhall Road in close vicinity to the existingaccess point. The access to serve the proposeddevelopment will replace the existing accesspoint, with a 5.5m wide access and continueto serve the Bowls Club and existing residentsfronting Knockhall Road.Internal CirculationThe access road will slope at a maximum of 8%to connect to the proposed residential units in thelower plateau. A 3.0m wide cycleway/footway willbe provided alongside the main access road withfurther pedestrian pathways at a gradient of 20%across the slope.Access & MovementFig.36  Site Access AlignmentParking ProvisionThe parking provision on the site has taken intoconsideration the existing on-street parkingin Knockhall Road and the Bowls Club. Theremoval of on-street parking across the siteaccess will be relocated with parallel parkingbays on the proposed access road.The parking provision allocated to the residentialunits will be an average of 2 spaces per dwellingwhich is above the minimum parking provisionrequired by the current parking standard.A parking provision of 43 spaces for the BowlsClub will be provided. The current parkingstandards require a minimum of 16 spaces forthis type of land use.Pedestrian and cycle movementThe proposals are laid out to create a pedestrian-and cycle- friendly environment. All residentialstreets are shared surface, and a range ofpedestrian and cycle routes are shown on theillustrative masterplan, especially crossing thesloping public open space. These allow a choicebetween direct, stepped pedestrian routes upand down, and longer, gentler routes suitable forcycling.Fig.37  Access & Movement Diagram
  55. 55. 53Knockhall Road, Greenhithe - October 2012KeyVehicular Site AccessPedestrian Site AccessPrincipal Vehicular RouteSecondary Vehicular RouteShallow Ascent Footpath (1:20 gradient)Other principal footpaths within siteExisting Public Right of WayOff Street ParkingOn Street ParkingBowls Club ParkingKNOCKHALLROADEYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASE
  56. 56. 54Knockhall Road, Greenhithe - October 20124 DesignThe site lies in Flood Zone 1, the low probabilityflood area. The site specific Flood RiskAssessment also concludes that flood riskfrom other potential sources of flooding is not asignificant issue in this location.The proposed surface water managementscheme includes permeable paving, dry and wetswales and a strategic infiltration basin. Disposalof surface water runoff from the site will be viainfiltration in line with planning policy, the SuDShierarchy, and best practice.The proposed foul water management schemeincludes a pumping station (consisting of abelow-ground chamber with an above-groundcompound) to lift flows from the lower plateau tothe upper plateau adjacent to Knockhall Road;from here flows will be routed to the existingSouthern Water network. Through a formalCapacity check, Southern Water has confirmedthat no off-site upgrades will be required toaccommodate the scale of developmentFlood Risk, Drainage & UtilitiesFig.38  Infiltration Basin Diagramproposed.All the utility providers have been contactedto establish their ability to serve the proposeddevelopment. All providers are able to provide aservice from their local infrastructure.
  57. 57. 55Knockhall Road, Greenhithe - October 2012Location ofInfilltrationBasinKNOCKHALLROADEYNSFORDROADABBEYROADCRAYLANDSGORGEKNOCKHALLCHASELocation ofcompound forpumping station
  58. 58. 56Knockhall Road, Greenhithe - October 20124 DesignBuilding energy useThe proposed dwellings at Knockhall Road wouldbe designed to meet high levels of sustainabledesign and construction, with all homesdesigned to meet Code for Sustainable Homeslevel 3. This represents best practice levels ofsustainability.The Code for Sustainable Homes (the Code)was introduced into new build residential unitsin December 2006. It has undergone a numberof amendments since then, and the latestrevision came into effect in November 2010. Itis this version that the proposed developmentat Knockhall Road has been assessed againstat 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, thehomes would be designed to prioritise energyefficiency. This would be achieved through thespecification of very energy efficient buildingfabric and materials, ensuring the dwellings arewell insulated and therefore reducing their heatloss and energy demand.Climate Change ImpactIn addition to this, the dwellings would bedesigned to take advantage of solar gains wherepossible. Using the sun for its ‘free’ energy cansignificant reduce energy demand, and alsoallows residents to enjoy a bright and daylight richhome.Within well insulated homes, such as theseproposed at Knockhall Road, hot water becomesthe most significant energy demand. Thereforeit is proposed that Waste Water Heat RecoverySystems (WWHRS) are installed, or other suchappropriate measures. WWHRS use a heatexchanger on the bath/shower outflow to takeheat from the waste water and pre-heat incomingfresh water, in the process reducing the energyrequired for hot water.All homes would be installed with sustainablewater consumption technologies, such asaerating or low flow taps, showers and WCs, toensure that water consumption is reduced. TheCode requires that a maximum water use of 105litres/person/day is targeted, which representsa 30% improvement upon typical waterconsumption in the UK.
  59. 59. 57Knockhall Road, Greenhithe - October 2012DrainageThe proposed surface water managementscheme has been developed with reference tothe requisite 30% allowance for climate change.Flood RiskThe site does not lie within the ‘climate change’flood zone. Furthermore, current allowancesfor climate change are not likely to increase thelikelihood of flooding from other sources.WasteBuildings will be designed to allow convenientseparation and storage of waste and recycling,and convenient routes to kerbside collectionpoints.TransportAs discussed, the site is well connected tolocal facilities and amenities, and is laid on toencourage use of alternative pedestrian and/orcycle friendly options to join Knockhall Road.Landscape and EcologyIn addition to the retention and enhancementof significant areas of vegetation, as well as thecreation of new landscaped areas providingstructural diversity and recreation, a large numberof trees are proposed to be planted across thesite, providing shelter and summer shading tothe development. The landscape proposals willalso provide a variety of habitat opportunities,maintaining and enhancing existing biodiversityvalue.
  60. 60. 58Knockhall Road, Greenhithe - October 20125 Involvement & EvaluationA series of initial explorations looked at differentlayout conceps. All were designed to allow aprincipal north-south through route with a linkto recreation ground, which had emerged as arequirement in early discussions with the localauthority:• The “Solar” option was based onmaximising solar orientation withdevelopment facing south but this wasfelt to result in a very rigid layout, failing tocreate a sense of place.Design Development• The “Highway” option was based aroundthe shortest possible highway accessthrough the site. This resulted in a veryintrusive roadacross the lower plateau.• The remaining “Village Square” optionsexplored more informal layout focussingon a village square. This layout was testedboth with housing facing the sloping openspace, and with housing backing onto it.Various degrees of enclosure were alsotested for the village square. The mostopen option, 5, was preferred as thisminimises properties that might back ontoopen space.Fig.39  “Solar” Concept Fig.40  “Highway” Concept Fig.41  “Village1” Concept
  61. 61. 59Knockhall Road, Greenhithe - October 2012Fig.42  “Village2” Concept Fig.43  “Village3” Concept Fig.44  “Village4” Concept

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