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Greenhithe Outline Design and Access Statement

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CRAIG BRITS
CRAIG BRITS

The document is a design and access statement for a proposed residential development of up to 40 homes on currently vacant land in Greenhithe, Kent. It provides background on the site location and planning context, assesses the site conditions and opportunities, and outlines the design concept for the development including proposed layout, landscaping, access, and sustainability measures. The development aims to create attractive new housing while providing public open space and improved access through the site.

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Knockhall Road, Greenhithe Design & Access Statement Barton Willmore LLP Prepared on behalf of Landhold Capital Ltd October 2012
Barton Willmore 7 Soho Square London W1D 3QB www.bartonwillmore.co.uk Tel: 020 7446 6888 Fax: 020 7446 6889 Ref: K:16000-1699916900-1699916934 - Bean FC, Greenhithe A5ReportsKnockhall Road, Greenhithe Design & Access Statement 16934 Knockhall Road, Greenhithe DAS.indd Date: October 2012 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.
Section 1 Vision • Aims of the Proposal Section 2 Background • Site Location and Description • Planning Application Description • Scope and Content of the Design and Access Statement • Planning History and Policy Context Section 3 Assessment • Context • Site Opportunities and Constraints Section 4 Design • Design Concept • Scheme Parameters • Illustrative Masterplan • Character and Appearance • Landscape Strategy • Access and Movement • Flood Risk, Drainage and Utilities • Climate Change Impact Section 5 Involvement and Evaluation • Design Development Contents 1 Knockhall Road, Greenhithe - October 2012
The proposals for the site at Knockhall Road are based on the following aims: • To create attractive new housing with a genuine sense of place on currently disused and inaccessible land • To provide new parkland with stimulating play facilities on the currently overgrown slopes, complementing and linking to the adjacent recreation ground • To offer a new public footpath route through the site linking the Knockhall Road access to the existing path leading across Craylands Gorge • To provide attractive and well organised parking facilities for the existing Bowls Club, offering the Club their premises in perpetuity • To improve the rear access to numbers 25-63 Knockhall Road Aims of the Proposal 2 Knockhall Road, Greenhithe - October 2012 1 Vision Fig.1  Sketch Proposal on Aerial
3 Knockhall Road, Greenhithe - October 2012
M25 A282 A282 A2 A225 A225 A206 B255 A207 A2026 B2174 B260 M25 Dartford The site is located on the south-west side of Greenhithe, bordering on the woodland associated with Craylands Gorge. The site comprises an operational bowling green together with car parking and club house/ outbuildings, an area of heavily overgrown sloping scrub woodland and a redundant sports pitch formerly in private use by employees of the former Norske Skog Paper Mill. With the exception of the bowling green, the site has been vacant for over 10 years. Site Location & Description Fig.2  Site Location Dartford Bridge Dartford Tunnel Bluewater Shopping Centre 4 Knockhall Road, Greenhithe - October 2012 2 Background
Gravesend A2 A226 A226 A227 B255 B259 A126 A126A126 Northfleet Greenhithe Bean Tilbury Grays West Thurrock The Site Craylands Gorge and Woodland 5 Knockhall Road, Greenhithe - October 2012
Fig.3  Site Location 6 Knockhall Road, Greenhithe - October 2012 2 Background Planning Application Description The proposed development comprises an outline planning application for development of up to 40 residential dwellings, provision of public open space, parking, access, and landscaping. The submission includes retention of the bowling green, and the relocation and enhancement of the bowling club facilities and car parking. All matters are reserved except the point of vehicular access. Scope & Content of the Design & Access Statement This document is set out to comply with the guidance in the DCLG document “Guidance on information requirements and validation” (March 2010) Section 6 and the CABE document “Design and access statements” (2006). The four stages of the scheme development process identified by CABE namely Assessment, Involvement, Evaluation and Design are covered as follows: • The Assessment chapter documents the relevant features and conditions of the site and its surrounding area and culminates in a constraints and opportunities drawing for the site; • The Design chapter shows how the design concept, then the scheme parameters, then an illustrative layout were developed from the assessment information; • The Involvement and Evaluation chapter records the process by which stakeholder engagement and responses informed the design development process. Of the six areas of design information identified by CABE, Use, Amount and Scale are covered under “Scheme Parameters,” Layout is covered under “Illustrative Masterplan”, Landscaping is covered under “Landscape Strategy” and Appearanceis covered under “Character and Appearance” within the Design section. Access also appears as a sub heading within Design, as does Climate Change Mitigation and Adaptation.
7 Knockhall Road, Greenhithe - October 2012 A226 London Road Greenhithe High St “Ingress Park” River Thames KnockhallRoad B255StClementsWay “Eastern Quarry 2” Site Swanscombe Heritage Park
Fig.4  Site Aerial 8 Knockhall Road, Greenhithe - October 2012 2 Background Planning History & Policy Context Planning History 59/00102/FULA3 The use of the site as a sports ground dates back to 1959 when an application was permitted for the ‘Use of the Land as Sports Ground’. 61/00007/FULA2 An application was approved for ‘Additional Toilets, Groundsman’s Hut and Store and Indoor Bowls Rink’ in 1961. 95/00117/FUL An application was submitted for the ‘Erection of a Detached Single Store Building for use as a Clubhouse’. The application was subsequently withdrawn. 96/00111/FUL An application was approved in 1996 for ‘Erection of a Detached Single Storey building for use as a Clubhouse with Car Parking’. 96/00717/FUL A further application was permitted in 1996 for the ‘Erection of a detached Single Storey Building for use as a Clubhouse with associated Car Parking’. 05/00586/FUL An application was submitted in 2005 by Mark Project Ltd and Westbury Homes for the ‘Redevelopment of land to provide 13 No. 3 bedroom town houses and 1 No. 4 bedroom detached house with associated car parking / garaging and new access road with additional parking facilities for the existing Bowls Club and sports pitch’ The application related to the main car park area adjacent to the Bowling Green and did not include redevelopment of the sport’s pitch. Planning permission was refused in November 2005. An appeal against the refusal of application 05/00586/FUL was submitted in January 2006 and registered under Appeal reference: APP/ T2215/A/06/1197044. The applicant later withdrew the appeal before it reached Public Inquiry in March 2006 Planning Policy Context The proposed development is in accordance with statutory National and Regional Planning Policy objectives in the form of the National Planning Policy Framework (NPPF) and the South East Plan. In terms of Local Planning Policy, the development accords with the objectives of the Development Plan for Dartford Borough which comprises the ‘saved’ Policies of the Dartford Borough Local Plan 1995 and the Adopted Core Strategy Development Plan Document September 2011. The planning policy context is discussed in full in the Planning Statement accompanying the application. Design Policy Context The illustrative proposals supporting this application have been developed in accordance with best practice guidance, including “The Urban Design Compendium” (English Partnerships and the Housing Corporation) and “Manual for Streets” (DfT March 2007).
9 Knockhall Road, Greenhithe - October 2012 KnockhallRoad
Fig.5  Context Plan 10 Knockhall Road, Greenhithe - October 2012 3 Assessment Wider Context Local Uses, Amenities, Linkages & Transport The site is well connected to the local amenities and facilities in the Greenhithe area. There is primary and nursery school provision within walking distance of the site and public recreational facilities located adjacent to the site. There is public transport provision along Knockhall Road, offering a ‘hail-a-ride’ service between Dartford and Valley Drive. The fastrack service currently operates along London Road with bus stops within 800m of the site. Greenhithe rail station is on the mainline route between Gillingham and London Charing Cross. The station is within 1.2km walking distance of the site. To Bluewater Greenhithe High Street
11 Knockhall Road, Greenhithe - October 2012 800m 1200m 400m Legend Site Boundary School Retail Library Fuel Station Recreation Health Vehicle Servicing Employment Bowls Club Rail Station Bus Stop Railway Line Public Right of Way Strategic Road Network Principal local roads serving site Swanscombe Heritage Park River Thames A226 London Road KnockhallChase Knockhall Road
12 Knockhall Road, Greenhithe - October 2012 3 Assessment Topography In the wider landscape, landform rises from 0metres (m) Above Ordnance Datum (AOD) at the south bank of the River Thames, approximately 750m to the north of the Site, to an elevation of approximately 40m AOD on Alkerden Lane, approximately 250m to the south-west of the Site. In the immediate vicinity of the Site, Knockhall Road climbs between elevations of approximately 32m AOD and 38m AOD as it extends south-west past the Site on the north- western ridge of a valley formed by Craylands Gorge and, to the south-west of the Site, a narrow tributary valley extending further to the south- west. The Site is situated on the western slopes of these valleys. To the east of the Site, landform within Craylands Gorge falls very steeply from the Site boundary, at an elevation of approximately 25m AOD, to an elevation of approximately 5m AOD, approximately 25m from the Site boundary before rising steeply to an elevation of approximately 35m AOD at a point approximately 90m from the Site boundary, to form a plateau extending east towards Swanscombe. In the wider landscape, a number of quarries retain steep faces, varying in depth up to approximately 20m. Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain M M A N O R W A Y STANHOPE ROAD H E R B E R T R D S ROAD C A S T L E R O A OAD B R CHURCHROAD ST M O O R E R O A D A M E S R O A D STANLEYROAD G A S S O N R O A D SWEYNEROAD L E W I S R O A D A L B E R T R D H A R M E R R D M I L T O N STREET M I L T O N R O A D R E B B LE R OA D C R A Y L A N D S L A N E H O P E R D T H E G R O V E B R O O M F I E L D R O A D HIGH STREET O R C H A R D R D A L M A R O A D G A L L E Y H I L L R O A D L O N D O N R O A D A226 A226 P E N T S T E M O N D R IVE C A S P I A N W A Y P A C I F I C CL NSON WAY I BOR WDEN HILL OSN Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain Sewage Lower Road (Track) Northfleet Industrial Estate Botany Marshes Tunnel Path GreenManorWay (Track) Works Path Track (dis) Playing Field Ind Est Tunnel ms'Road Pilgri ChannelTunnelRailLink Tunnel Swanscombe Siding Recreation Ground Rifle Range Kent Kraft Industrial Estate Path Tunnels Car Pk Mast Path Pav PO F Sta PW Liby Station Trading Estate Coun Offs 2m 3m 3m 4m 27m 6m 3m 3m 3m 23m 31m 13m 32m 31m 5m 5m 5m 5m 5m 0m 5m 5m 15m 10m 30m 25m 5m 10m 10m DS2 DS12 DS13 DS14 NU1 DS17 DS26 DS31 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Contours/Spot Heights (Metres AOD) + Existing Water Courses + No. Public Rights of Way * Listed Buildings ~ Country Park # Scheduled Ancient Monument ~ Sustrans # Metropolitan Green Belt Conservation Area Woodland Landscape & Planning Designations *** Area 81 Greater Thames Estuary National Landscape Character Areas # Area 113 North Kent Plain Western Thames Marshes County Landscape Character Areas ** Dartford and Gravesend Fringes Mud/Shingle + + 110M Adjacent Land within the Applicant's Ownership Fig.6  Landscape Context Plan Vegetation There are dense corridors of woodland cover in the vicinity of the Site, often associated with steep valleys, transport corridors and former quarries. These are dominated by sycamore species. In addition, areas of hawthorn scrub extend across more open areas of plateau landscape. Tree planting within the streetscape of the surrounding area includes avenues of London plane species on Eynsford Road, Abbey Road and Lane Avenue, set into paved footways and narrow grass verges. Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain M A N O R W A Y O URT N E C H I L D S C R E S A L A M E I N R D CRAYLANDS LANE M IL T O N S T R E E T M A N O R R O A D R D A226 C E N T GILBERT C INGRES S G A R DE N S M M A N O R W A Y KEARY ROAD MU N F O RD D R I V E BETSHAMROAD L E O N A R D A V E N U E RECTORYRD M A N O R R O A D S W A N S C O M B E S T R E E T D U R R A N T W A Y BODLEAVENUE STANHOPE ROAD H E R B E R T R D SUNROAD EGLINTONROAD G U N N R O A D C A S T L E R O A D PARKROAD B R O A D R O A D CHURCHROAD CASTLEST M O O R E R O A D A M E S R O A D STANLEYROAD G A S S O N R O A D SWEYNEROAD L E W I S R O A D A L B E R T R D H A R M E R R D M I L T O N STREET M I L T O N R O A D T R E B B LE R OA D C R A Y L A N D S L A N E H O P E R D T H E G R O V E B R O O M F I E L D R O A D HIGH STREET O R C H A R D R D A L M A R O A D G A L L E Y H I L L R O A D L O N D O N R O A D A226 A226 ALAMEIN RD STP E T E R 'S C L P E N T S T E M O N D R IVE BOLEYNW C A S P I A N W A Y P A C I F I C CL SOUTHFLEET ROAD SE Y M O U R W NSON WAY I BOR WDEN HILL OSN Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain Swanscombe Marshes Track Track Track Path Path Track Mud SWANSCOMBE LOVER'SLANE FB Tunnel Gdns Allot Path Gdns Allot (dis) Pit Track Track Track Path Sewage Lower Road (Track) Northfleet Industrial Estate Botany Marshes Tunnel Path GreenManorWay (Track) Works Path Track (dis) Playing Field Ind Est Tunnel ms'Road Pilgri ChannelTunnelRailLink Tunnel Swanscombe Siding Allot Gdns Allotment Gardens Path Recn Gd Cemy Recreation Ground Rifle Range Kent Kraft Industrial Estate Path Path Path Tunnels Path Car Pk Mast Path Workings (disused) Works Farm Alkerden The Craylands School Pav PO F Sta PW Liby PW PW Station Trading Estate Schools Coun Offs The Sweyne Junior School 16m 43m 22m 23m 8m 39m 33m 2m 3m 3m 4m 27m 6m 3m 3m 3m 44m 39m 23m 27m 31m 31m 24m 13m 32m 31m 5m 5m 10m 5m 25m 35m 30m 30m 35m 40m 30m 5m 5m 5m 5m 5m 0m 5m 5m 15m 10m 30m 35m 25m 5m 10m 10m S7 DS6 DS5 DS3 DS2 DS12 DS1 DS13 DS14 DS8 DS20 DS29 NU1 DS17 DS26 DS31 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Project Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Figure 1 For Illustrative Purposes Only Contours/Spot Heights (Metres AOD) + Existing Water Courses + No. Public Rights of Way * Listed Buildings ~ Country Park # Scheduled Ancient Monument ~ Sustrans # Metropolitan Green Belt Conservation Area Woodland Landscape & Planning Designations *** Area 81 Greater Thames Estuary National Landscape Character Areas # Area 113 North Kent Plain Western Thames Marshes County Landscape Character Areas ** Dartford and Gravesend Fringes Mud/Shingle + Sources: + OS Mapping / GIS Data # Natural England GIS Data Set ~ English Heritage National Monument Record GIS Data Set * Kent County Council Interactive Map ** The Landscape Assessment of Kent October 2004 *** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies + 110M Adjacent Land within the Applicant's Ownership
13 Knockhall Road, Greenhithe - October 2012 Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain PIER RD E A G L E S R O A D E A G L E S R D STATIONRD H I G H S T R E E T THE VE M A N O R W A Y B255 B255 S A R A C R E S C ENT I P C N G R E S S PARK AVENUE RIORE S S C OL L E G E P A W A T ERM A N S W A Y H A T T ONME WS CHA NDLE R S M C A P A BILIT Y W A Y CLI FF ROAD PA RK REWALK EMPI P A L L A DIAN CI R C U S PORTLANDPL ST. M CL E EN TS ROAD REED CO URT DU N NON PL NC A CREST QUAY CARMICHAEL LC OVELLYPL THEBOULEVARD A L K E R D E N L A N E K E M S L E Y C L O S E P O R T A V E N U E M O U N T S R O A D JOHNSONSWAY V A L LEYVIEW S P R I N G VA L E A V E N U E L A K N O C K H A L L C H A S E T H E C R E S E Y N S F O R D R O A D A B B E Y R O A D ALEXANDER RD C H I L D S C R E S K N O C K H A L L RO A D A L A M E I N R D CRAYLANDS LANE M A R I T I M E C L O S E M IL T O N S T R E E T M A N O R R O A D E A G L E S R D THEAVENU E W A K E F I E L D R D B E A NR O AD B255 B255 A226 B255 RIV E R VIE W R D B E A TO N C L PARK TERR C EN T A U STENC CLOSE PILGRIMSVIEW C E N T GILBERT C S M U G G L E RSW B255 TION ROA D A206 O A C A LCROFTAVE COB H A MC A226 INGRES S G A R DE N S ASTLE DRIVE BEAN ROAD MOUNTS ROAD I N G R E S S PA R K AVENUE TED HAS B255 M A N O R W A Y L E O N A R M A N O R R O A D D U R R A N T W A Y BODLEAVENUE G U N N R O A D B R O A D R O A D M O O R E R O A D L E W I S M I L T O N STREET T R E B B LE R OA D C R A Y L A N D S L A N E B R O O M F I E L D R O A D L O N D O N A226 ALAMEIN RD P E N T S T E M O N D R IVE C A S P I A N W A Y P A C I F I C CL Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain SWANSCOMBE AND GREENHITHE CP Burial Ground Jetty Swanscombe Marshes Causeway Track Track Track Path Path Track Groynes Globe Wharf Causeway Tk Mud Mud Mud Sand Paths Paper Mills Wharf SWANSCOMBE LOVER'SLANE Greenhithe Knockhall (disused) FB Tunnel Tunnel Tunnel Sports Field Tunnel Sports Field Track Tunnel Gdns Allot Track Path Path Gdns Allot (dis) Pit Tunnels Path Track Track Track Path Tunnel Track Track Track t s Path Subway Workings (disused) Path Swanscombe Siding Allot Gdns Tunnels P Workings (disused Works Tel Ex Cross Farm Western Farm Sta PW School PO Liby Alkerden The Craylands School Former 7m 11m 4m 19m 16m 6m 17m 31m 43m 43m 22m 23m 8m 34m 31m 26m 29m 28m 39m 33m 38m 38m 21m 4m 3m 44m 31m 5m 5m 10m 5m 5m 5m 5m 10m 5m 10m 25m 25m 15m 10m 15m 30m 35m 30m 30m 35m 40m 30m 15m 5m 5m 5 10m DS22 DS10 DS9 DR15 DS25 DS24 DS7 DS6 DS5 DS3 DS1 DS28 DS12 DS1 DS14 DS8 DS29 4
14 Knockhall Road, Greenhithe - October 2012 3 Assessment Local Character – Landscape The Site is included within published landscape character assessments at a national and county level. The Landscape Assessment of Kent (Jacobs Babtie/Kent County Council, 2004) provides a detailed description of the Character Area Dartford and Gravesend Fringes, within which the Site is located. The document describes the strong urbanising influences; the loss of former agricultural uses, woodland and orchards; the fragmented nature of the landscape; valuable landscape and ecological features including scrub vegetation on scarps along the southern edge of Swanscombe and regeneration of grassland, scrub and woodland in chalk quarries; and a weak sense of place. The document describes the need for landscape enhancement, including: “...the evolution of new landscape features which will enhance the underlying landform and respect the current use of the land. Fragmented pockets of open land... may be linked to create a new landscape framework for amenity use and to recreate semi-natural habitats... where these are appropriate to the surrounding land use.” The document specifies the need to create edges to existing urban areas; semi-natural habitats; amenity uses; landscape cohesion; and linkages between natural habitats and developed areas. Local Character - Built Form Maps prior to the end of the eighteenth century identify the site as associated with Knockholt Farm but no rural buildings remain in the area. The oldest existing houses in the vicinity are Georgian semi detached villas at up to 3.5 storeys in height however Knockhall’s character is dominated by 2-storey late Victorian and early to mid twentieth century terraced and semi- detached development associated with a grid of streets. The older Victorian stock is terraced with a vertical proportion to windows, but the majority of housing is in the form of later cottage style developments with flatter proportions. It is fair to say that much of the latter stock is very plain and can create bleak street scenes. However the ex-local authority properties on Knockhall Road bordering the site itself were built with a stronger, post Arts and Crafts, character, with generous wide frontage design, projecting gables and porches and distinctive chimneys. Subsequent alterations have weakened but not destroyed their appearance.
15 Knockhall Road, Greenhithe - October 2012 Overall the residential architecture in the Knockhall area reflects generic suburban products of the time of construction, and can struggle to generate a sense of place. Nonetheless this suburban tradition has many strengths - buildings are organised in perimeter blocks with clear street frontages and good sized rear gardens. Bay windows in older properties provide modelling to the facade and a sense of inhabitation of the street. Weaknesses include overly repetitive street scenes (whose qualities are vulnerable to subsequent owner individualisation) and inadequate provision for the car. There is no dominant building material in the area - facades are largely brick or render, with a considerable incidence of roughcast/pebbledash. The latter does not appear to create attractive elevations in this locality. Roofs are pitched, in a mixture of tile and slate. Much of the quality of suburban development is dependant on the extent to which a planted landscape can be appreciated from the public realm, and various local streets benefit from either trees or generous well kept front gardens. It is notable that small walled front gardens have become fully paved over time, often creating a harsh feel to the street. In conclusion it is felt that the design for the site at Knockhall Road should respond to these wider considerations as well as site based conditions. Fig.7  Georgian architecture on Knockhall Road Fig.8  Typical victorian terrace in the area Fig.9  Historic postcard showing Knockhall Road cottages, which back onto the site Fig.10  Knockhall Road cottages today Fig.11  An inter war cottage with generous planting
Key opportunities and constraints include: • The site has a single point of vehicular access from Knockhall Road; • The upper and lower plateaus within the site provide topography suitable for residential development; • Development on the upper plateau will need to relate well to the linear terrace form of no.s 25-63 Knockhall Road. There is the opportunity to rationalise the access to the rear service route to these properties. • On the lower plateau there is the opportunity for a layout whose character is more determined by its location next to woodland; • A major opportunity exists to transform the overgrown scrub woodland slopes into a public open space that forms an attractive and pedestrian friendly setting to both areas of development overlooking it; • A direct and attractive link could be created across the site linking the Knockhall Road access with the existing footpath leading across Craylands Gorge. This link and the supporting paths within Site Opportunities & Constraints the park could promote attractive pedestrian and cycle routes onto Knockhall Road, encouraging use of the bus route and local shop; The Bowling Green is in use and should be retained. The club’s parking facilities could be reorganised in a more attractive manner. 16 Knockhall Road, Greenhithe - October 2012 3 Assessment Fig.12  Site Opportunities & Constraints Legend Site Access Public Right of Way Extent of Public Highway Bowls Club to be retained and enhanced Recreation Ground with sports pitches and play facilities Steep overgrown bank Existing Trees Rear access to existing houses Existing access between terraces Existning building Craylands Gorge Potential for devleopment Opportunity for pedestrian link Potential connection 1 Local Shop 2 Jubilee Close Housing 3 Derelict Builders Yard
17 Knockhall Road, Greenhithe - October 2012 1 KnockhallRoad Upper Plateau Lower Plateau 2 3
18 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE appraISaL photoGraph a Derelict Changing Room Bowling Green Residential Properties on Knockhall Road Layout The Site comprises approximately 3.33ha in a roughly triangular shape. To the north-west, the Site adjoins residential properties on Knockhall Road and Jubilee Close. The Site boundary is defined by a mixed species hedge flanking an access lane extending along the rear of these properties and a substantial hedgerow extending along the north-eastern edge of a small area of open space associated with Jubilee Close. The Site includes a pedestrian access which extends between properties on Knockhall Road opposite the junction of Knockhall Road with Eynsford Road. A vehicle access extends from the main area of the Site to Knockhall Road in the northern corner of the Site. To the north-east and south- east, the Site boundary is defined by fencing located within a tree belt which extends south- east from Knockhall Road and around the south- eastern corner of the Site. To the south, the Site boundary is defined by further fencing, PROW DS7 and a wall to a derelict builder’s yard. Within this framework, the Site comprises three distinct areas, described in further detail below. Existing Landscape Features In the north-western area of the Site, a plateau of some 30m in width extends to the rear of residential properties on Knockhall Road. This area lies at an elevation of approximately 34m AOD. This area comprises hardstanding, in the form of a loose asphalt surfaced car park together with an access lane to the rear of properties fronting Knockhall Road, formed of gravel and in-situ concrete outside site boundary; a bowling green and small associated areas of grassed open space; temporary buildings associated with the bowling green as well as a derelict changing room at the northern end of the area of hardstanding; an assortment of boundary features including chain link and palisade security fencing, brick walls and entry posts at the former entrance to the sports ground, security gates and ornamental hedgerows; ornamental shrub planting to the south-western edge of the bowling green; scrub including buddleia species in the vicinity of the derelict changing room; and a belt of sycamore species, reaching approximately 6m in height, forming the north-western edge Fig.13  Site Appraisal Photograph A
19 Knockhall Road, Greenhithe - October 2012 Bowls Club Car Park Bowling Green Entrance Gates to Bowls Club Residential Properties on Jubilee Close 34m 25m D E A C B Bowling Green Derelict Changing Rooms Jubilee Close Former Sports Field Sports Field KnockhallRoad Clubhouse Clubhouse Eynesford Road CraylandsGorge Spring Vale 28.0 18.0 19.0 25.0 18.5 33.5 25.0 35.0 26.0 30.0 25.0 Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279. The scaling of this drawing c Revision - ScaleDate Project No Drawing No Drawing Title Project Planning ● Ma Architecture ● Landscape Plannin Environmental & Sustainability Offices at Reading London Bristol Cambridge C bartonwillmo K:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L2 Site Appraisal Plan.dwg - A3 16934 Land at Knockhall R Greenhithe L2 Site Appraisal Plan 10.07.2012 1:1,250 @ A Site Boundary Contours/Spot Heights (Metres No. Public Rights of Way * LEGEND 0 20 10 Figure 2 For Illustrative Pu + 110M Sources: + OS Mapping * Kent County Council Interactive Map ^ 'Survey Solutions' Topographical Survey Location of Photographic View (Site Appraisal Photographs A-A Adjacent Land within the Appli Ownership The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - ScaleDate RevisionProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban Design Architecture ● Landscape Planning & Design ● Project Services Environmental & Sustainability Assessment ● Graphic Design Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull bartonwillmore.co.uk Certificate FS 29637 003 Landscape16934 L2 Site Appraisal Plan.dwg - A3 Check byDrawn by 16934 Land at Knockhall Road Greenhithe L2 Site Appraisal Plan 10.07.2012 1:1,250 @ A3 - MK PC Site Boundary Contours/Spot Heights (Metres AOD) +/^ No. Public Rights of Way * LEGEND N 0 20 40 10 30 50m Figure 2 For Illustrative Purposes Only + 110M Sources: + OS Mapping * Kent County Council Interactive Map ^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A Location of Photographic Viewpoints (Site Appraisal Photographs A-E)A Adjacent Land within the Applicant's Ownership Fig.14  Site Appraisal Plan
20 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE appraISaL photoGraph E Vegetation on North-Eastern Boundary of Site SItE appraISaL photoGraph a Derelict Changing Room SItE appraISaL photoGraph B Bowling Green Residential Properties on Knockhall Road Fig.15  Site Appraisal Photograph B Fig.16  Site Appraisal Photograph E of the wooded area in the centre of the Site. This area is well contained to the north-west by residential properties on Knockhall Road which exert a strong urbanising influence on the area, including a range of boundary features and sheds, garages and other structures in rear gardens and the existing access lane to the rear of these properties. Longer distance views can be obtained to the north, in which the eastern pylon Thames Crossing high voltage electricity lines can be seen. Views to the south-east are generally contained by vegetation although longer-distance views towards residential development on elevated land in the vicinity of Swanscombe can be obtained from the bowling green area. In conclusion, this area of the Site has a fragmented urban edge character and, with the exception of the bowling club, is in poor condition of and of low visual amenity. From this plateau area, the land falls away steeply to the east in the form of a densely vegetated bank which extends north-south through the central area of the Site. The landform in this area drops by approximately 16m over the 60m between the plateaux in the north-western area of the Site and the south-eastern area of the Site. Scrub and tree species in this area vary
21 Knockhall Road, Greenhithe - October 2012 Vegetation on Southern Boundary of Site Land at knockhaLL roa GrEEnhIthE SItE appraISaL photoGraphS auGuSt 2011 projEct no. 16 Bowls Club Car Park Bowling Green Entrance Gates to Bowls Club Residential Properties on Jubilee Close between approximately 5-14m in height and are dominated by elm, hawthorn, sycamore and ash species. This area of vegetation provides a physical and visual barrier between the north- western and south-eastern areas of the Site and is largely inaccessible, with the exception of a series of steps in the north-eastern part of this area of the Site, now heavily overgrown, which extends down the bank towards the south- eastern area of the Site. The scrub woodland is assessed as being of predominantly C grade by Forbes-Laird Arboricultural Consultants. At the foot of the bank lies a plateau of rough grassland forming the south-eastern area of the Site, formerly a sports pitch in private use. There is some evidence of access, including a narrow path around the perimeter of the space, and antisocial behaviour, including fires. This area lies at an elevation of approximately 18.5m AOD and is surrounded and contained by vegetated banks, reaching an elevation of approximately 28m AOD to the north-east, approximately 25m AOD to the south-east and approximately 20.5m AOD to the south. Vegetation on this landform accentuates the containment provided to this area of the Site. The tree belt which extends
22 Knockhall Road, Greenhithe - October 2012 3 Assessment The grassland area is dominated by a range of common species of coarse grasses, including False-oat Grass, Couch and Cock’s-foot. Herbs comprise a limited range of common species including Common Ragwort, Stinging Nettle and Thistles, with a somewhat more diverse herb cover present on the margins of the grassland, including Marjoram, Wild Carrot and Red Clover. While the grassland is of low botanical interest, nonetheless it supports populations of Slow- worm and Common Lizard. Although these are common and widespread species, nonetheless they are legally protected against killing and injuring. along the north-eastern boundary of the Site is predominantly formed of pedunculate oak, sycamore and hawthorn species, reaching a height of approximately 12m. The scrub woodland belt on the south-eastern boundary of the Site is formed predominantly of hawthorn, field maple and ash species, reaching a height of approximately 9m. The southern boundary of the Site is formed of scrub woodland dominated by hawthorn species, reaching a height of approximately 8m. As a result of the topography and vegetation surrounding the south-eastern area of the Site, this area has a contained, secluded character. Ecology A number of habitats are present within the Site, with the most significant, in terms both of extent and of associated ecological interest, being the semi-improved rough grassland that dominates the area of the former sports pitch and the area of scrub and developing woodland on the bank to the west of the rough grassland. Fig.17  Visual Appraisal Plan 16m 22m 23m 8m 4m 5m 25m 35m 30m 5m 10m M A N O R W A Y CRAYLANDS LANE D A226 INGRES S G A R DE N S STREET C R A Y L A N D S L A A226 C A S P I A N P A C I F I C CL Path LOVER'SLANE FB Tunnel Path (dis) Pit Track Path Works The Craylands School DS6 DS5 DS3 DS29 5 6 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Figure 3 Contours/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 + 110M Partial Views Truncated /No Views Open Views Visual Appraisal Location of Photographic Viewpoints (Site Context Photographs 1-9)1 Adjacent Land within the Applicant's Ownership 16m 43m 22m 23m 8m 34m 31m 26m 28m 39m 33m 38m 4m 44m 5m 5m 25m 25m 30m 35m 30m 30m 35m 40m 30m 15m 5m 10m M A N O R W A Y C A P A BILIT Y W A Y CLI FF ROAD RK REWALK EMPI P A DIAN CI R C U S REED CO URT A L K E R D E N L A N E A B B E Y R O A D ALEXANDER RD C H I L D S C R E S K N O C K H A L L RO A D A L A M E I N R D CRAYLANDS LANE M IL T O N S T R E E T M A N O R R O A D W A K E F I E L D R D A226 E PILGRIMSVIEW C E N T GILBERT C INGRES S G A R DE N S D U BODLEAVENUE M I L T O N STREET T R E B B L E R OA D C R A Y L A N D S L A A226 ALAMEIN RD C A S P I A N P A C I F I C CL Path LOVER'SLANE Knockhall FB Sports Field Tunnel Sports Field Tunnel Gdns Allot Track Path Path (dis) Pit Tr Track nel Track Path Works Farm School PO Alkerden The Craylands School Former DS24 DS7 DS6 DS5 DS3 DS14 DS8 DS29 9 4 5 6 7 8 1 2 3 The scaling of this drawing cannot be assured Revision Date D - - ScaleDate ReProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban D CheDrawn by 16934 Land at Knockhall Road Greenhithe L3 Visual Appraisal Plan 10.07.2012 1:5,000 @ A3 MK Site Boundary Existing Woodlands, Copses and Tree Belts + Legend Existing Scrub + Figure 3 For Illustrative Purposes Only Contours/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 + 110M Partial Views Truncated /No Views Open Views Visual Appraisal Location of Photographic Viewpoints (Site Context Photographs 1-9)1 0 100 200 50 150 250m Adjacent Land within the Applicant's Ownership
n 16m 43m 23m 34m 31m 26m 29m 28m 39m 38m 38m 5m 25m 25m 30m 35m 30m 35m 30m 15m P C RIORE S S C OL L E G E P C A P A BILIT Y CLI FF ROAD REWALK EMPI N CI R C U S REED CO URT A L K E R D E N L A N E L E Y C L O S E P O R T A V E N U E T S R O A D JOHNSONSWAY S P R I N G VA L E A V E N U E L A K N O C K H A L L C H A S E T H E C R E S E Y N S F O R D R O A D A B B E Y R O A D ALEXANDER RD C H I L D K N O C K H A L L RO A D HEAVE W A K E F I E L D R DPARK TERR C EN T A U STENC CLOSE PILGRIMSVIEW GILBERT C C A LCROFTAVE INGRES S G A R DE N S I N G R E S S PA R K AVENUE TED HAS n Path OVER'SLANE Knockhall FB Sports Field Tunnel Sports Field Tunnel Gdns Allot Track Path (dis) Pit Track Track Tunnel Track Cross Farm Western Farm School PO Liby Alkerden The Craylan School Former DS25 DS24 DS7 DS6 DS5 DS3 DS DS29 9 4 5 6 7 8 1 2 3
24 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt Lane to Rear of Properties on Knockhall Road Approximate Extent of the Site Bowls Club Car Park Site Entrance Lane to Rear of Properties on Knockhall Road Fig.18  Site Context Photograph 1 SItE contExt PhotoGraPh 4: VIEW FroM knockhaLL road, LookInG South SItE contExt PhotoGraPh 3: VIEW FroM hardStandInG aSSocIatEd WIth rEcrEatIon Ground, LookInG South-EaSt Knockhall RoadApproximate Extent of the Site Vegetation on North-Eastern Boundary of the Site Recreation Ground Recreation Ground Fig.19  Site Context Photograph 4 Land a knock GrEEnh SItE co Photo SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt PROW DS6 Residential Properties on Pilgrims View Craylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims View Approximate Extent of the Site Approximate Extent of the Site Fig.20  Site Context Photograph 5
25 Knockhall Road, Greenhithe - October 2012 Land at knockhaLL ro GrEEnhIthE SItE contExt PhotoGraPhS auGuSt 2011 ProjEct no. 1 e Bowling Green Lane to Rear of Properties on Knockhall Road Knockhall Road Land at knockhaLL roa GrEEnhIthE SItE contExt PhotoGraPhS auGuSt 2011 ProjEct no. 16 SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt PROW DS6 Residential Properties on Pilgrims View Craylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims View Approximate Extent of the Site Approximate Extent of the Site Fig.21  Site Context Photograph 6
26 Knockhall Road, Greenhithe - October 2012 3 Assessment The scrub and developing woodland is also of low botanical interest, comprising a range of common species of scrub and trees with a limited ground flora. Ivy is abundant and ecological survey has revealed that a number of rare or uncommon insects are associated with the mature Ivy growth, namely Ivy Ladybird, Ivy Bark Beetle and Ivy Woodworm. Two hedgerows form boundaries in the west of the Site. One is predominantly composed of non-native species and both are considered to be of low ecological value. Other habitats present include a number of buildings, areas of hardstanding and amenity planting, all of which are considered to be of negligible ecological value. In addition to the reptiles and invertebrates identified above, the site will also support nesting birds during the breeding season. No other protected species were recorded from on site, although foraging bats are likely to make some use of the site. Public Rights of Way A number of Public Rights of Way (PROW) extend through the landscape and townscape surrounding the Site. These include: • PROW DS7, which connects Knockhall Road and Alkerden Lane, passing through the south-western edge of the Site; and • PROW DS6, which connects Knockhall Road and Craylands Lane, crossing Craylands Gorge approximately 220m to the north-east of the Site. SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north Approximate Extent of the Site PROW DS7Derelict Builder’s Yard Fig.22  Site Context Photograph 8
27 Knockhall Road, Greenhithe - October 2012 Surrounding the eastern area of the Site lies the Country Park of Swanscombe Heritage Park which includes the recreation ground to the north of the Site, Craylands Gorge and the plateau of open space to the east of Craylands Gorge. Visibility of the Site A visual appraisal of the Site demonstrates that it has very limited visibility in views from the surrounding landscape and that no middle or long distance views of the Site are obtained. A number of factors contribute to visual containment of the Site. These include: the substantial belts of woodland forming the north- eastern and south-eastern boundaries of the Site, as well as the woodland on the bank to the south-east of residential properties on Knockhall Road, extending into the south-western area of the Site; vegetation in the surrounding area, notably associated with Craylands Gorge; the intricate topography of the area surrounding the Site which accentuates the screening effect of the vegetation; and built form on Knockhall Road which largely screens any views into the Site from the north-west. Where the Site can be seen it is in the context of dense vegetation, as well as the existing urban edge of residential development on Knockhall Road, visible from elevated land to the east above the existing vegetation. Access and Linkages The site benefits from an existing access taken from Knockhall Road that serves the site, the Bowls Club and existing residential properties fronting Knockhall Road. The access is narrow; however, the land within the site is available to provide an access to the required design standards and improve upon the existing situation.
28 Knockhall Road, Greenhithe - October 2012 3 Assessment A second point of access is provided from Knockhall Road to the site between numbers 43 and 45. This is narrow, restricting the potential for two-way vehicle movements. A third point from Jubliee Close exists via a right of access across third party land, which therefore limits this use as an access point to the site. A public footpath runs adjacent to the south west corner of the site, providing connection to Alkerden Lane and Knockhall Road for pedestrians. This footway can be connected to the pedestrian infrastructure within the site providing an opportunity of an alternative pedestrian route between Alkerden Lane and Knockhall Road. Infrastructure The site lies within an urban area that is served by the usual utility providers in this region. The existing utility infrastructure within Knockhall Road is able to provide a supply to the proposed development, with limited off-site reinforcements in the case of electrical infrastructure. There are no existing services crossing the site which would constrain the development, albeit the electrical supply to the Bowls Club will need to be re-routed and the BT telephone box on Knockhall Road will need to be repositioned. Minor lowering or diversion of existing service infrastructure is envisaged to facilitate the construction of the new highway access. Flood Risk The site lies in Flood Zone 1 (the low probability flood area) and is not considered at significant risk of flooding from other potential sources of flooding. The topography of the site has resulted in the provision of cut-off swales/channels within the proposed layout to intercept any overland flow arising on-site or from the surrounding land form.
29 Knockhall Road, Greenhithe - October 2012 Heritage and Archaeology In line with national, regional and local planning policy, together with adherence to professional guidelines and best practice, we have adopted a staged approach to dealing with archaeology at the Knockhall Road Site. The desk based assessment and subsequent trial pit evaluation concludes that the Site has the potential to contain archaeological remains of national/international significance, dating to the very earliest period of human activity, the Palaeolithic (c.450,000-12,000 BC), specifically the British Lower and Middle Palaeolithic. The site lies adjacent to the Barnfield Pit, where pre- Neanderthal human remains were discovered in the twentieth century (‘Swanscombe Man’) and the Greenhithe/Northfleet/Swanscombe area is one of the richest for Palaeolithic archaeology in the country. Our fieldwork to date has established that the Knockhall Road site contains an identical geological sequence to that of the nearby Barnfield Pit. Humanly struck flint has been identified, although no organic preservation was poor, and no bone has yet been found. It has also established that while the topography of the Upper and Lower Plateaus at the site have been impacted by levelling, the slope across the north/ western parts of the site does appear to occur naturally. The archaeological advisors at Kent County Council (KCC) have been consulted on and have reviewed each stage of our work to date. We have proposed that additional exploratory works are carried out, following the granting of planning consent, as a responsive exercise to the detail of the development proposals. Additional mitigation measures will then follow the results of this exercise, again guided by the results of the previous exercise. With a suitable mitigation strategy in place, the requirements of the developer, the progression of academic research together with necessary heritage protection measures can all be met. condition.
30 Knockhall Road, Greenhithe - October 2012 4 Design The concept for the design develops naturally from the previously identified opportunities and constraints. Key components are: • Residential development on the upper and lower plateaus both over looking the new public open space; • The overgrown slopes selectively cleared and opened up between the two areas of development, with a more strongly wooded character retained on the south- west corner of the site; • A principal north south route is created which provides a new pedestrian link between the Knockhall Road Access (and adjacent recreation ground) and the existing public right of way leading over Craylands Gorge; • Vehicular access also follows the north south route, with the point of arrival at the lower plateau being a natural location for a more formal component of public space such as a village square. Design Concept Fig.23  Concept Plan Legend Vehicular Access Existing Public Right of Way New Pedestrian Link through site Devleopment Bowling Club Public Open Space Proposed Trees Location for Village Square 1 Development on upper plateau provides overlooking to Public Spen Space 2 Public Open Space created on existing slopes 3 Development on lower plateau provides overlooking ot Public Open Space
31 Knockhall Road, Greenhithe - October 2012 1 KNOCKHALLROAD 2 3 EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
The parameters plan (submitted for approval as a full size sheet and reproduced opposite) takes the key components of the Design Concept and shows them at an appropriate level of detail for an Outline Planning Application with all matters reserved except for Access. Some key components are fixed, as discussed under the subheadings below: Access The vehicular access point is fixed as shown on the Parameters Plan. See Access section later in this document. Further pedestrian accesses are shown, together with a proposed pedestrian link (precise alignment illustrative). Use and Amount Land uses and areas for these are fixed as shown on the Parameters Plan, namely Site Access 0.105ha, Residential 1.104ha, Secured Planted Area 0.349ha, Public Open Space 1.296ha and Bowling Club 0.48ha. The application is for up to 40 dwellings, reflecting a net density of up to 36.2 dwellings per hectare. Scheme Parameters Scale Maxima for height, width and depth of blocks are fixed as follows: • Storey height: up to 2.5 storeys • Eaves height: up to 6m above grade • Ridge height: up to 10.5m • Length of continuous terrace of houses: up to 70m • Depth of house (front to back) at ground level: 13m • Depth of house (front to back) at upper levels: 10m Note that a further set of parameter plans has been prepared for the Environmental Impact Assessment. These drawings are based on the parameters discussed above. 32 Knockhall Road, Greenhithe - October 2012 4 Design Fig.24  Scheme Parameters Bowls Club: 0.48ha Public Open Space: 1.296ha Pedestrian access into site from existing public right of way within this zone 34.39m 34.40m Legend Application Boundary (3.333ha) Adjacent Land within the Applicants' Ownership (0.108ha) Existing Public Right of Way (DS7) Proposed pedestrian route between access points, precise alignment illustrative Proposed Ground Level Pedestrian access into Site Vehicular, Pedestrian and Cycle access into Site Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. K:16000-1699916900-1699916934 - Bean FC, Greenhit
33 Knockhall Road, Greenhithe - October 2012 Residential: 0.916ha Residential: 0.188ha Site Access: 0.105ha Bowls Club: 0.48ha Public Open Space: 1.296ha Pedestrian access into site from existing public right of way within this zone 33.89m 33.88m 34.39m 34.40m 17.84m 18.14m 18.74m 18.62m 19.81m 19.69m Secure Planted Area: 0.349ha KNOCKHALLROAD KNOCKHALLCHASE ABBEYROAD CRAYLANDSGORGE EYNSFORD ROAD
34 Knockhall Road, Greenhithe - October 2012 4 Design Fig.25  Illustrative Masterplan The Illustrative Masterplan demonstrates an example scheme arising from the principles embodied in the Parameters Plan. A single vehicular access to the site replaces the existing awkward entrance arrangements off Knockhall Road. Access to the rear of the existing Knockhall Road properties is provided off the site access. Development on the upper plateau is organised in a linear fashion responding to the existing terrace behind it. It is shown as semi-detached houses, allowing parking to be accommodated without conflicting with existing residents. The bowling green and accommodation is retained with parking provided in 2 locations - to the north and south of the green. The southern parking area has a 4 metre planted buffer separating it from the gardens of Jubilee Close. The scrubby woodland slopes are cleared to create a significant area of public open space. All proposed dwellings either face the open space or are on short lanes leading directly onto it. A variety of spaces are created here including a natural play area, orchard and wildflower grassland. Illustrative Masterplan The principal north south route through the site is complemented by smaller paths of varying gradient allowing either direct stepped routes up the slope or more gently inclined routes at gradients as low as 1:20. Development on the lower plateau is arranged in a looser, less formal fashion, acknowledging its setting against woodland and giving the development the character of a cluster of housing wrapped by mature woodland on three sides. A village square marks the key junction where the north south route arrives at the lower plateau, and joins up with the existing right of way leading over Craylands Gorge. Informal shared surface routes, softened by groups of street trees, lead off the square. Housing is a mixture of detached, semi- detached and short terraces, with terraces being used particularly to enclose the village square Along the south-eastern boundary of the scheme properties abut woodland associated with Craylands Gorge. An embanked area of woodland sits within the site boundary, and it is proposed that this is securely enclosed (in the same manner as the Gorge itself) in order to avoid a security risk to the properties in this area. The secure area includes an area of surface water retention pond.
35 Knockhall Road, Greenhithe - October 2012 1 Legend 1 Knockhall General Store 2 Vehicular Access 3 Residential development approx 8 units 4 Natural Play Area 5 Informal Orchard 6 Wildflower Grassland 7 Residential development approx 31 units 8 Bowls Club 9 Viewing corridors through woodland 10 Village Square at heart of development 11 Surface water retention 12 Existing Public Right of Way 2 3 4 6 7 8 9 10 5 11 12 KNOCKHALLROAD KNOCKHALLCHASE ABBEYROAD CRAYLANDSGORGE EYNSFORD ROAD 9 9
36 Knockhall Road, Greenhithe - October 2012 4 Design Fig.26  Aerial Sketch Perspective Key
37 Knockhall Road, Greenhithe - October 2012
38 Knockhall Road, Greenhithe - October 2012 4 Design Fig.27  Materials Palette Character & Appearance As discussed above the character of the local housing is typical of many older UK suburban areas, and a design response for the Knockhall Road site is required that recognises this and addresses some key issues. The proposed layout has a far greater variety of house type than the surrounding developments, with more varied dispositions to allow the car to be accommodated without it dominating street scenes or compromising rear gardens. A strong green planted feel is considered essential. This is primarily achieved by focussing the development around a park, supported by consistent planting of street trees in public realm. Short, soft-landscaped front gardens are shown in front of some houses - they are open rather than enclosed for the reasons discussed earlier in this report. The illustrative proposals show a contemporary architectural language based around the suburban heritage discussed above. Principal materials are brick and render, with touches of contemporary timber cladding, and roofs are in slate. These materials are shown used consistently across the scheme. There is a variety of window proportion including more generous or projecting. The overall aim is to deliver variety of form, with interest and modelling to the elevations, within a harmonious whole.
39 Knockhall Road, Greenhithe - October 2012 Fig.28  Sketch view of square Key
40 Knockhall Road, Greenhithe - October 2012 4 Design Fig.29  Aerial Sketch Perspective Key
41 Knockhall Road, Greenhithe - October 2012
42 Knockhall Road, Greenhithe - October 2012 4 Design Landscape Strategy Fig.30  Landscape Strategy Plan The overarching aims of the landscape strategy are: to create an attractive setting for the Proposed Development; to assimilate built elements into the surrounding landscape/ townscape to minimise adverse effects on visual amenity; and to enhance and extend the existing landscape framework to improve the quality and character of the local landscape and create multi- functional and accessible green infrastructure. Key objectives of the Landscape Strategy are to: • Retain a strong vegetated setting for built development, softening and assimilating built form and the bowls club parking into the landscape in views from the surrounding area. • Retain existing and create a variety of new landscape features that provide the basis for multi-functional green infrastructure, including improved recreational and biodiversity opportunities. • Improve pedestrian/cycle routes through the Site, including between existing recreation routes and spaces and residential areas. • Create an attractive, safe and legible environment for dwellings through the use of hard and soft landscaping within streets and open spaces. • Create a legible distinction between public and semi-private areas of the Proposed Development, including a village square and community orchard at the interface between these zones. • Provide a surface water attenuation area within the development. 1 1 Gateways:  Formal character at principal interchanges with existing movement networks.  Use of London Plane trees at the Knockhall Road entrance to the Site as a locally characteristic entry from the main road.  Formal planting of street trees at the 'village square': focal point for views into the space from the approach down the bank in the centre of the Site; clear interface between public and semi-private areas of the site; intimate character to the frontage of the proposed dwellings, including a softened setting for car parking.  Plant species to include: Street trees in Village Square: Small-leaved Lime Tilia cordata 'Streetwise' Canopy trees at access from Knockhall Road: London Plane Platanus x hispanica LEGEND 1 1 1 2 Gateways:  Formal character at principal interchanges with existing movement networks.  Use of London Plane trees at the Knockhall Road entrance to the Site as a locally characteristic entry from the main road.  Formal planting of street trees at the 'village square': focal point for views into the space from the approach down the bank in the centre of the Site; clear interface between public and semi-private areas of the site; intimate character to the frontage of the proposed dwellings, including a softened setting for car parking.  Plant species to include: Street trees in Village Square: Small-leaved Lime Tilia cordata 'Streetwise' Canopy trees at access from Knockhall Road: London Plane Platanus x hispanica Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii LEGEND 1 2 2 3 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra 2 3 5 2 2 5 7 8 2 3 4 7 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland 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 be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 2 3 4 5 5 2 2 5 7 8 2 3 4 7 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland with Sparse Scrub:  Wildflower grassland with occasional clumps of retained scrub on the lower slopes of the bank.  Visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists.  Natural play area; independent play, but overlooked from the access roadway and cycle route, with the opportunity to reference 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 be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 2 3 4 5 6 5 2 2 5 7 8 4 7 79. K:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L6 Lands Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland with Sparse Scrub:  Wildflower grassland with occasional clumps of retained scrub on the lower slopes of the bank.  Visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists.  Natural play area; independent play, but overlooked from the access roadway and cycle route, with the opportunity to reference the archaeological heritage of the Site.  Plant species to include: Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Woodland with Rides:  Extensive belts of woodland retained in the north-eastern, south-eastern and south-western areas of the Site.  Woodland on the bank in the centre of the Site will be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 4 5 6 3 7 8 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Orchard:  Interface between the public and semi-private south-eastern area of the Site.  Locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland.  Attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site.  Biodiversity opportunity.  Potential for the orchard to be managed as a community resource.  Plant species to include: Trees: locally appropriate fruiting pear, apple and cherry species. Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Wetland/Attenuation:  Sustainable drainage for the residential area in the 3 7 8 N Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium 3 7 8 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Orchard:  Interface between the public and semi-private south-eastern area of the Site.  Locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland.  Attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site.  Biodiversity opportunity.  Potential for the orchard to be managed as a community resource.  Plant species to include: Trees: locally appropriate fruiting pear, apple and cherry species. Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Wetland/Attenuation:  Sustainable drainage for the residential area in the south-eastern area of the Site.  Managed as a seasonally wet area.  Variety of native marginal and wetland scrub species as well as canopy trees to frame and contain the space.  Plant species to include: Small Trees: Goat Willow Salix caprea Crack Willow Salix fragilis Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea 3 4 7 8 N Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium
43 Knockhall Road, Greenhithe - October 2012 5 1 2 2 2 1 3 4 5 5 6 7 8 KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
44 Knockhall Road, Greenhithe - October 2012 4 Design To achieve these objectives, a range of landscape design measures are proposed. The landscape areas of the Site will be divided into a number of character areas, namely: • Gateways: providing a formal character at principal interchanges with existing movement networks, in the northern corner of the Site, adjacent to Knockhall Road; and the south-western edge of the Site, adjacent to PROW DS7. There is potential for use of London Plane trees at the Knockhall Road entrance to the Site to provide a locally characteristic entry from the main road. Formal planting of street trees at the ‘village square’ will provide a focal point for views into the space from the approach down the bank in the centre of the Site; a clear interface between public and semi-private areas of the site; and an intimate character to the frontage of the proposed dwellings, including a softened setting for car parking. • Residential lanes: a semi-formal character with street trees, ornamental shrubs and small areas of amenity grass providing an attractive setting for dwellings. These features will provide a softened frontage to built development, including in views of dwellings in the north-western area of the Site from elevated land to the east of Craylands Gorge. • Bowls club: the semi-formal character of the residential lanes will be echoed in the proposed landscape setting to the bowls club which will introduce street trees, ornamental shrubs and amenity grass as well as scrub planting flanking residential properties on Jubilee Close and the potential for use of grass grid surfacing to provide a softened appearance to the parking areas. These features will create a distinctive and more attractive environment for the bowling green, clubhouse and associated car parking, as well as maintain a landscaped buffer between residential properties on Jubilee Close and built form and parking within the Proposed Development. This area would be securely enclosed to project the integrity of the bowls club and avoid the risk of antisocial behaviour within the car park area. • Access route: canopy trees punctuate the route traversing the bank in the centre of the site, with the potential for changes in road surface to provide legible crossing points. • Woodland with rides: extensive belts of woodland will be maintained in the north- eastern, south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be partially cleared to provide: enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and elevated landscape further to the east; and a safe environment for pedestrians and cyclists.
45 Knockhall Road, Greenhithe - October 2012 • Grassland with sparse scrub: on the lower slopes of the bank, an area of wildflower grassland with occasional clumps of retained scrub will provide an open aspect, enabling a visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists. This area will include a natural play area, providing children with an opportunity to explore and appreciate nature through independent play, as well as being overlooked from the access roadway and cycle route. The natural play area would also provide the opportunity to acknowledge the rich archaeological heritage of the Site, for example in the form of sculpture and installation artwork, as well as in the layout of the play features.
46 Knockhall Road, Greenhithe - October 2012 4 Design • Orchard: serving as an interface between the public and semi-private south- eastern area of the Site, the orchard will include locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland. This will provide an attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site. The orchard will also provide biodiversity opportunity. There is potential for the orchard to be managed as a community resource, reinforcing the sense of ownership of the space and contributing to the identity of the Proposed Development. • Wetland/attenuation: providing sustainable drainage for the residential area in the south-eastern area of the Site, the attenuation basin will be managed as a seasonally wet area, including a variety of native marginal and wetland scrub species as well as canopy trees to frame and contain the space.
47 Knockhall Road, Greenhithe - October 2012 Canopy tree species used in the landscape design should include the following, reflecting locally distinctive species: • Canopy trees in structural landscape areas: pedunculate oak, field maple, wild cherry and common ash; • Orchard: locally appropriate pear, apple and cherry species; • Public realm within development area: street tree cultivars of small-leaved lime, ash and rowan; and • Adjacent to wetland areas (planted to avoid excessive overshadowing of standing water habitats): willow species. Understorey scrub species used in landscape design should include Blackthorn; Hawthorn; Elder; Hazel; Holly; Dogwood; Dog Rose; Goat Willow; Grey Willow; and Gorse. Wildflower grassland species mixes should include: • Woodland rides: BSH WFG8 Shaded Areas, or similar; • Open grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar; • Attenuation basin: Emorsgate EM8 Meadow Misxture for Wetlands, or similar; and • Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar. Surfacing should include self-binding gravel for paths; block paving for shared surfaces within residential lanes and the village square and, potentially, for crossing points on the access road; a grass grid cellular surfacing for the bowls club; and bitumen macadam for other vehicle routes.
48 Knockhall Road, Greenhithe - October 2012 4 Design Fig.31  Landscape Section A-A Fig.32  Landscape Section B-B
49 Knockhall Road, Greenhithe - October 2012 0 10 20 5 15 25m ScaleDate RevisionProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban Design Check byDrawn by 16934 Land at Knockhall Road Greenhithe SK01 Landscape Sections 10.07.2012 1:500@A2 A MN PC The scaling of this drawing cannot be assured Revision Date Drn Ckd A Revised Layout 17.10.12 MN PC 0 10 20 5 15 25m ScaleDate RevisionProject No Drawing No Drawing Title Project Check byDrawn by 16934 Land at Knockhall Road Greenhithe SK01 Landscape Sections 10.07.2012 1:500@A2 A MN PC The scaling of this drawing cannot be assured Revision Date Drn Ckd A Revised Layout 17.10.12 MN PC Key A A B B
50 Knockhall Road, Greenhithe - October 2012 4 Design Ecology Proposals The only notable ecological interest identified within the Site relates to the presence of protected species, namely nesting birds and two common reptile species, Slow-worm and Common Lizard, and a number of rare and uncommon woodland insect species, with three species of note being associated with mature Ivy growth. The Ecological Assessment of the Site produced to accompany the planning application recommends the retention of some existing areas of scrub/woodland supporting mature Ivy growth, to benefit the associated insect species, and the creation of an enhanced boundary between grassland and retained scrub and woodland, which would benefit reptile species and invertebrates. Other recommendations relate specifically to animal species within the Site and include a recommendation to undertake clearance of vegetation outside the bird breeding season and to undertake a reptile translocation exercise to remove vulnerable reptiles from the footprint of the built development. The retention of areas of woodland on the sloping bank addresses the interests of the woodland invertebrates, while the clearance of some woodland and creation of rides provides an opportunity to create an enhanced woodland/ grassland transition. Fig.33  Slow Worm Fig.34  Log Pile
51 Knockhall Road, Greenhithe - October 2012 The area of grassland and sparse scrub on the lower slopes of the bank will provide further habitat for reptiles, which will be translocated from the construction area to this habitat. The incorporation of wild flowers within the planting will increase opportunities for invertebrates, which will in itself benefit reptiles from the increased foraging opportunities. Reptile refugia or hibernacula in the form of log piles, located within the grassland or within the grass/woodland transition zone will provide further enhancements for reptiles and will also benefit invertebrates and fungi. Lighting will be designed to minimise light spill on to adjoining areas of developing woodland, to avoid any adverse effects on foraging bats which may use the Site. The incorporation of these proposals will ensure that the biodiversity value of the Site will be maintained and enhanced, while providing attractive greenspace for new residents. Fig.35  Brown Argus Butterfly
52 Knockhall Road, Greenhithe - October 2012 4 Design Proposed Access The access to the site will be taken directly from Knockhall Road in close vicinity to the existing access point. The access to serve the proposed development will replace the existing access point, with a 5.5m wide access and continue to serve the Bowls Club and existing residents fronting Knockhall Road. Internal Circulation The access road will slope at a maximum of 8% to connect to the proposed residential units in the lower plateau. A 3.0m wide cycleway/footway will be provided alongside the main access road with further pedestrian pathways at a gradient of 20% across the slope. Access & Movement Fig.36  Site Access Alignment Parking Provision The parking provision on the site has taken into consideration the existing on-street parking in Knockhall Road and the Bowls Club. The removal of on-street parking across the site access will be relocated with parallel parking bays on the proposed access road. The parking provision allocated to the residential units will be an average of 2 spaces per dwelling which is above the minimum parking provision required by the current parking standard. A parking provision of 43 spaces for the Bowls Club will be provided. The current parking standards require a minimum of 16 spaces for this type of land use. Pedestrian and cycle movement The proposals are laid out to create a pedestrian- and cycle- friendly environment. All residential streets are shared surface, and a range of pedestrian and cycle routes are shown on the illustrative masterplan, especially crossing the sloping public open space. These allow a choice between direct, stepped pedestrian routes up and down, and longer, gentler routes suitable for cycling. Fig.37  Access & Movement Diagram
53 Knockhall Road, Greenhithe - October 2012 Key Vehicular Site Access Pedestrian Site Access Principal Vehicular Route Secondary Vehicular Route Shallow Ascent Footpath (1:20 gradient) Other principal footpaths within site Existing Public Right of Way Off Street Parking On Street Parking Bowls Club Parking KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
54 Knockhall Road, Greenhithe - October 2012 4 Design The site lies in Flood Zone 1, the low probability flood area. The site specific Flood Risk Assessment also concludes that flood risk from other potential sources of flooding is not a significant issue in this location. The proposed surface water management scheme includes permeable paving, dry and wet swales and a strategic infiltration basin. Disposal of surface water runoff from the site will be via infiltration in line with planning policy, the SuDS hierarchy, and best practice. The proposed foul water management scheme includes a pumping station (consisting of a below-ground chamber with an above-ground compound) to lift flows from the lower plateau to the upper plateau adjacent to Knockhall Road; from here flows will be routed to the existing Southern Water network. Through a formal Capacity check, Southern Water has confirmed that no off-site upgrades will be required to accommodate the scale of development Flood Risk, Drainage & Utilities Fig.38  Infiltration Basin Diagram proposed. All the utility providers have been contacted to establish their ability to serve the proposed development. All providers are able to provide a service from their local infrastructure.
55 Knockhall Road, Greenhithe - October 2012 Location of Infilltration Basin KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE Location of compound for pumping station
56 Knockhall Road, Greenhithe - October 2012 4 Design Building energy use The proposed dwellings at Knockhall Road would be designed to meet high levels of sustainable design and construction, with all homes designed to meet Code for Sustainable Homes level 3. This represents best practice levels of sustainability. The Code for Sustainable Homes (the Code) was introduced into new build residential units in December 2006. It has undergone a number of amendments since then, and the latest revision came into effect in November 2010. It is this version that the proposed development at Knockhall Road has been assessed against at this stage. The Code covers nine categories, including energy, water use, materials, pollution, surface water drainage, health and well-being, management and ecology. In terms of energy use and CO2 emissions, the homes would be designed to prioritise energy efficiency. This would be achieved through the specification of very energy efficient building fabric and materials, ensuring the dwellings are well insulated and therefore reducing their heat loss and energy demand. Climate Change Impact In addition to this, the dwellings would be designed to take advantage of solar gains where possible. Using the sun for its ‘free’ energy can significant reduce energy demand, and also allows residents to enjoy a bright and daylight rich home. Within well insulated homes, such as these proposed at Knockhall Road, hot water becomes the most significant energy demand. Therefore it is proposed that Waste Water Heat Recovery Systems (WWHRS) are installed, or other such appropriate measures. WWHRS use a heat exchanger on the bath/shower outflow to take heat from the waste water and pre-heat incoming fresh water, in the process reducing the energy required for hot water. All homes would be installed with sustainable water consumption technologies, such as aerating or low flow taps, showers and WCs, to ensure that water consumption is reduced. The Code requires that a maximum water use of 105 litres/person/day is targeted, which represents a 30% improvement upon typical water consumption in the UK.
57 Knockhall Road, Greenhithe - October 2012 Drainage The proposed surface water management scheme has been developed with reference to the requisite 30% allowance for climate change. Flood Risk The site does not lie within the ‘climate change’ flood zone. Furthermore, current allowances for climate change are not likely to increase the likelihood of flooding from other sources. Waste Buildings will be designed to allow convenient separation and storage of waste and recycling, and convenient routes to kerbside collection points. Transport As discussed, the site is well connected to local facilities and amenities, and is laid on to encourage use of alternative pedestrian and/or cycle friendly options to join Knockhall Road. Landscape and Ecology In addition to the retention and enhancement of significant areas of vegetation, as well as the creation of new landscaped areas providing structural diversity and recreation, a large number of trees are proposed to be planted across the site, providing shelter and summer shading to the development. The landscape proposals will also provide a variety of habitat opportunities, maintaining and enhancing existing biodiversity value.
58 Knockhall Road, Greenhithe - October 2012 5 Involvement & Evaluation A series of initial explorations looked at different layout conceps. All were designed to allow a principal north-south through route with a link to recreation ground, which had emerged as a requirement in early discussions with the local authority: • The “Solar” option was based on maximising solar orientation with development facing south but this was felt to result in a very rigid layout, failing to create a sense of place. Design Development • The “Highway” option was based around the shortest possible highway access through the site. This resulted in a very intrusive roadacross the lower plateau. • The remaining “Village Square” options explored more informal layout focussing on a village square. This layout was tested both with housing facing the sloping open space, and with housing backing onto it. Various degrees of enclosure were also tested for the village square. The most open option, 5, was preferred as this minimises properties that might back onto open space. Fig.39  “Solar” Concept Fig.40  “Highway” Concept Fig.41  “Village1” Concept
59 Knockhall Road, Greenhithe - October 2012 Fig.42  “Village2” Concept Fig.43  “Village3” Concept Fig.44  “Village4” Concept
60 Knockhall Road, Greenhithe - October 2012 5 Involvement & Evaluation Knockhall Road Greenhithe Draft sketch section through pro- posed Bowls Club parking 06.07.12 1:100@A3 AB CA 16934 sk120706-i B - - -- 15 Jubilee Close Garden to 15 Jubilee Close Passage behind Garden to 15 Jubilee Close Secure enclosure to bowls club parking 4 metre wide planted buffer between Jubilee Close rear gardens and bowls club parking Approximate line of existing slope Line of parking area re-graded to 1:40 fall Fig.45  Sketch Section through proposed Bowls Club parking The Illustrative masterplan was then developed and taken through stages of refinement. Three stages are shown here: 1. Initial masterplan based on Village Square Option 5, with a large village square / play space. The surface water retention pond was shown as a secondary public space. Assessment of this scheme suggested that the play area was better located in the park and the village square was adjusted accordingly. The design team also felt that more could be done to provide elevations overlooking the point at which the users of the existing public right of way would enter the site coming from the south. There was some concern also over the retention pond as a secondary public space, due to the limited potential to provide units overlooking it. 2. Revised masterplan. This layout was prepared for public consultation. It takes into account the design team’s concerns over the village square, junction with existing footpath and the retention pond. The latter, which for geotechnical reasons must be located in this area of the layout over a zone of absorbent chalk, is incorporated into the secured planted area along the boundary of the site. Following discussions with the bowls club, an extended parking area was shown. Options for the housing on the upper plateau were considered, and the semi-detached approach favoured over continuous terracing in order to allow car parking to be independent of the existing rear access, and present a less continuous built form to existing residents.
61 Knockhall Road, Greenhithe - October 2012 Fig.46  Sketch Masterplan Feb 2012 Fig.47  Sketch Masterplan June 2012 Fig.48  Sketch Masterplan July 2012 3. Masterplan revised post consultation. Two modifications were shown. Existing residents at the consultation were opposed to the opening up of the pedestrian link between Nos 43 and 45 Knockhall Road to new residents of the proposed development. After some consideration this was therefore shown closed off, with the application boundary modified to clarify that the development would not have any impact on the rear access route. This enabled further parking to be shown for the bowls club, who clarified that a “double parking” solution would be acceptable as a way of increasing their parking count. The southern area of parking was shown offset from Jubilee Close in order to allow a significant (4m) green buffer between the rear gardens and the car parking area. A cross section was also produced to reassure residents of Jubilee Close that the parking would be at a lower level than that of their rear gardens. With some minor modifications to ensure adequate sunlight to rear gardens along the south east boundary, the July 2012 plan forms the basis of this application.
Greenhithe Outline Design and Access Statement
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Greenhithe Outline Design and Access Statement

  • 1. Knockhall Road, Greenhithe Design & Access Statement Barton Willmore LLP Prepared on behalf of Landhold Capital Ltd October 2012
  • 2. Barton Willmore 7 Soho Square London W1D 3QB www.bartonwillmore.co.uk Tel: 020 7446 6888 Fax: 020 7446 6889 Ref: K:16000-1699916900-1699916934 - Bean FC, Greenhithe A5ReportsKnockhall Road, Greenhithe Design & Access Statement 16934 Knockhall Road, Greenhithe DAS.indd Date: October 2012 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.
  • 3. Section 1 Vision • Aims of the Proposal Section 2 Background • Site Location and Description • Planning Application Description • Scope and Content of the Design and Access Statement • Planning History and Policy Context Section 3 Assessment • Context • Site Opportunities and Constraints Section 4 Design • Design Concept • Scheme Parameters • Illustrative Masterplan • Character and Appearance • Landscape Strategy • Access and Movement • Flood Risk, Drainage and Utilities • Climate Change Impact Section 5 Involvement and Evaluation • Design Development Contents 1 Knockhall Road, Greenhithe - October 2012
  • 4. The proposals for the site at Knockhall Road are based on the following aims: • To create attractive new housing with a genuine sense of place on currently disused and inaccessible land • To provide new parkland with stimulating play facilities on the currently overgrown slopes, complementing and linking to the adjacent recreation ground • To offer a new public footpath route through the site linking the Knockhall Road access to the existing path leading across Craylands Gorge • To provide attractive and well organised parking facilities for the existing Bowls Club, offering the Club their premises in perpetuity • To improve the rear access to numbers 25-63 Knockhall Road Aims of the Proposal 2 Knockhall Road, Greenhithe - October 2012 1 Vision Fig.1  Sketch Proposal on Aerial
  • 6. M25 A282 A282 A2 A225 A225 A206 B255 A207 A2026 B2174 B260 M25 Dartford The site is located on the south-west side of Greenhithe, bordering on the woodland associated with Craylands Gorge. The site comprises an operational bowling green together with car parking and club house/ outbuildings, an area of heavily overgrown sloping scrub woodland and a redundant sports pitch formerly in private use by employees of the former Norske Skog Paper Mill. With the exception of the bowling green, the site has been vacant for over 10 years. Site Location & Description Fig.2  Site Location Dartford Bridge Dartford Tunnel Bluewater Shopping Centre 4 Knockhall Road, Greenhithe - October 2012 2 Background
  • 8. Fig.3  Site Location 6 Knockhall Road, Greenhithe - October 2012 2 Background Planning Application Description The proposed development comprises an outline planning application for development of up to 40 residential dwellings, provision of public open space, parking, access, and landscaping. The submission includes retention of the bowling green, and the relocation and enhancement of the bowling club facilities and car parking. All matters are reserved except the point of vehicular access. Scope & Content of the Design & Access Statement This document is set out to comply with the guidance in the DCLG document “Guidance on information requirements and validation” (March 2010) Section 6 and the CABE document “Design and access statements” (2006). The four stages of the scheme development process identified by CABE namely Assessment, Involvement, Evaluation and Design are covered as follows: • The Assessment chapter documents the relevant features and conditions of the site and its surrounding area and culminates in a constraints and opportunities drawing for the site; • The Design chapter shows how the design concept, then the scheme parameters, then an illustrative layout were developed from the assessment information; • The Involvement and Evaluation chapter records the process by which stakeholder engagement and responses informed the design development process. Of the six areas of design information identified by CABE, Use, Amount and Scale are covered under “Scheme Parameters,” Layout is covered under “Illustrative Masterplan”, Landscaping is covered under “Landscape Strategy” and Appearanceis covered under “Character and Appearance” within the Design section. Access also appears as a sub heading within Design, as does Climate Change Mitigation and Adaptation.
  • 9. 7 Knockhall Road, Greenhithe - October 2012 A226 London Road Greenhithe High St “Ingress Park” River Thames KnockhallRoad B255StClementsWay “Eastern Quarry 2” Site Swanscombe Heritage Park
  • 10. Fig.4  Site Aerial 8 Knockhall Road, Greenhithe - October 2012 2 Background Planning History & Policy Context Planning History 59/00102/FULA3 The use of the site as a sports ground dates back to 1959 when an application was permitted for the ‘Use of the Land as Sports Ground’. 61/00007/FULA2 An application was approved for ‘Additional Toilets, Groundsman’s Hut and Store and Indoor Bowls Rink’ in 1961. 95/00117/FUL An application was submitted for the ‘Erection of a Detached Single Store Building for use as a Clubhouse’. The application was subsequently withdrawn. 96/00111/FUL An application was approved in 1996 for ‘Erection of a Detached Single Storey building for use as a Clubhouse with Car Parking’. 96/00717/FUL A further application was permitted in 1996 for the ‘Erection of a detached Single Storey Building for use as a Clubhouse with associated Car Parking’. 05/00586/FUL An application was submitted in 2005 by Mark Project Ltd and Westbury Homes for the ‘Redevelopment of land to provide 13 No. 3 bedroom town houses and 1 No. 4 bedroom detached house with associated car parking / garaging and new access road with additional parking facilities for the existing Bowls Club and sports pitch’ The application related to the main car park area adjacent to the Bowling Green and did not include redevelopment of the sport’s pitch. Planning permission was refused in November 2005. An appeal against the refusal of application 05/00586/FUL was submitted in January 2006 and registered under Appeal reference: APP/ T2215/A/06/1197044. The applicant later withdrew the appeal before it reached Public Inquiry in March 2006 Planning Policy Context The proposed development is in accordance with statutory National and Regional Planning Policy objectives in the form of the National Planning Policy Framework (NPPF) and the South East Plan. In terms of Local Planning Policy, the development accords with the objectives of the Development Plan for Dartford Borough which comprises the ‘saved’ Policies of the Dartford Borough Local Plan 1995 and the Adopted Core Strategy Development Plan Document September 2011. The planning policy context is discussed in full in the Planning Statement accompanying the application. Design Policy Context The illustrative proposals supporting this application have been developed in accordance with best practice guidance, including “The Urban Design Compendium” (English Partnerships and the Housing Corporation) and “Manual for Streets” (DfT March 2007).
  • 11. 9 Knockhall Road, Greenhithe - October 2012 KnockhallRoad
  • 12. Fig.5  Context Plan 10 Knockhall Road, Greenhithe - October 2012 3 Assessment Wider Context Local Uses, Amenities, Linkages & Transport The site is well connected to the local amenities and facilities in the Greenhithe area. There is primary and nursery school provision within walking distance of the site and public recreational facilities located adjacent to the site. There is public transport provision along Knockhall Road, offering a ‘hail-a-ride’ service between Dartford and Valley Drive. The fastrack service currently operates along London Road with bus stops within 800m of the site. Greenhithe rail station is on the mainline route between Gillingham and London Charing Cross. The station is within 1.2km walking distance of the site. To Bluewater Greenhithe High Street
  • 13. 11 Knockhall Road, Greenhithe - October 2012 800m 1200m 400m Legend Site Boundary School Retail Library Fuel Station Recreation Health Vehicle Servicing Employment Bowls Club Rail Station Bus Stop Railway Line Public Right of Way Strategic Road Network Principal local roads serving site Swanscombe Heritage Park River Thames A226 London Road KnockhallChase Knockhall Road
  • 14. 12 Knockhall Road, Greenhithe - October 2012 3 Assessment Topography In the wider landscape, landform rises from 0metres (m) Above Ordnance Datum (AOD) at the south bank of the River Thames, approximately 750m to the north of the Site, to an elevation of approximately 40m AOD on Alkerden Lane, approximately 250m to the south-west of the Site. In the immediate vicinity of the Site, Knockhall Road climbs between elevations of approximately 32m AOD and 38m AOD as it extends south-west past the Site on the north- western ridge of a valley formed by Craylands Gorge and, to the south-west of the Site, a narrow tributary valley extending further to the south- west. The Site is situated on the western slopes of these valleys. To the east of the Site, landform within Craylands Gorge falls very steeply from the Site boundary, at an elevation of approximately 25m AOD, to an elevation of approximately 5m AOD, approximately 25m from the Site boundary before rising steeply to an elevation of approximately 35m AOD at a point approximately 90m from the Site boundary, to form a plateau extending east towards Swanscombe. In the wider landscape, a number of quarries retain steep faces, varying in depth up to approximately 20m. Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain M M A N O R W A Y STANHOPE ROAD H E R B E R T R D S ROAD C A S T L E R O A OAD B R CHURCHROAD ST M O O R E R O A D A M E S R O A D STANLEYROAD G A S S O N R O A D SWEYNEROAD L E W I S R O A D A L B E R T R D H A R M E R R D M I L T O N STREET M I L T O N R O A D R E B B LE R OA D C R A Y L A N D S L A N E H O P E R D T H E G R O V E B R O O M F I E L D R O A D HIGH STREET O R C H A R D R D A L M A R O A D G A L L E Y H I L L R O A D L O N D O N R O A D A226 A226 P E N T S T E M O N D R IVE C A S P I A N W A Y P A C I F I C CL NSON WAY I BOR WDEN HILL OSN Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain Sewage Lower Road (Track) Northfleet Industrial Estate Botany Marshes Tunnel Path GreenManorWay (Track) Works Path Track (dis) Playing Field Ind Est Tunnel ms'Road Pilgri ChannelTunnelRailLink Tunnel Swanscombe Siding Recreation Ground Rifle Range Kent Kraft Industrial Estate Path Tunnels Car Pk Mast Path Pav PO F Sta PW Liby Station Trading Estate Coun Offs 2m 3m 3m 4m 27m 6m 3m 3m 3m 23m 31m 13m 32m 31m 5m 5m 5m 5m 5m 0m 5m 5m 15m 10m 30m 25m 5m 10m 10m DS2 DS12 DS13 DS14 NU1 DS17 DS26 DS31 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Contours/Spot Heights (Metres AOD) + Existing Water Courses + No. Public Rights of Way * Listed Buildings ~ Country Park # Scheduled Ancient Monument ~ Sustrans # Metropolitan Green Belt Conservation Area Woodland Landscape & Planning Designations *** Area 81 Greater Thames Estuary National Landscape Character Areas # Area 113 North Kent Plain Western Thames Marshes County Landscape Character Areas ** Dartford and Gravesend Fringes Mud/Shingle + + 110M Adjacent Land within the Applicant's Ownership Fig.6  Landscape Context Plan Vegetation There are dense corridors of woodland cover in the vicinity of the Site, often associated with steep valleys, transport corridors and former quarries. These are dominated by sycamore species. In addition, areas of hawthorn scrub extend across more open areas of plateau landscape. Tree planting within the streetscape of the surrounding area includes avenues of London plane species on Eynsford Road, Abbey Road and Lane Avenue, set into paved footways and narrow grass verges. Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain M A N O R W A Y O URT N E C H I L D S C R E S A L A M E I N R D CRAYLANDS LANE M IL T O N S T R E E T M A N O R R O A D R D A226 C E N T GILBERT C INGRES S G A R DE N S M M A N O R W A Y KEARY ROAD MU N F O RD D R I V E BETSHAMROAD L E O N A R D A V E N U E RECTORYRD M A N O R R O A D S W A N S C O M B E S T R E E T D U R R A N T W A Y BODLEAVENUE STANHOPE ROAD H E R B E R T R D SUNROAD EGLINTONROAD G U N N R O A D C A S T L E R O A D PARKROAD B R O A D R O A D CHURCHROAD CASTLEST M O O R E R O A D A M E S R O A D STANLEYROAD G A S S O N R O A D SWEYNEROAD L E W I S R O A D A L B E R T R D H A R M E R R D M I L T O N STREET M I L T O N R O A D T R E B B LE R OA D C R A Y L A N D S L A N E H O P E R D T H E G R O V E B R O O M F I E L D R O A D HIGH STREET O R C H A R D R D A L M A R O A D G A L L E Y H I L L R O A D L O N D O N R O A D A226 A226 ALAMEIN RD STP E T E R 'S C L P E N T S T E M O N D R IVE BOLEYNW C A S P I A N W A Y P A C I F I C CL SOUTHFLEET ROAD SE Y M O U R W NSON WAY I BOR WDEN HILL OSN Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain Drain Drain Drain Drain Drain Reservoir Drain Swanscombe Marshes Track Track Track Path Path Track Mud SWANSCOMBE LOVER'SLANE FB Tunnel Gdns Allot Path Gdns Allot (dis) Pit Track Track Track Path Sewage Lower Road (Track) Northfleet Industrial Estate Botany Marshes Tunnel Path GreenManorWay (Track) Works Path Track (dis) Playing Field Ind Est Tunnel ms'Road Pilgri ChannelTunnelRailLink Tunnel Swanscombe Siding Allot Gdns Allotment Gardens Path Recn Gd Cemy Recreation Ground Rifle Range Kent Kraft Industrial Estate Path Path Path Tunnels Path Car Pk Mast Path Workings (disused) Works Farm Alkerden The Craylands School Pav PO F Sta PW Liby PW PW Station Trading Estate Schools Coun Offs The Sweyne Junior School 16m 43m 22m 23m 8m 39m 33m 2m 3m 3m 4m 27m 6m 3m 3m 3m 44m 39m 23m 27m 31m 31m 24m 13m 32m 31m 5m 5m 10m 5m 25m 35m 30m 30m 35m 40m 30m 5m 5m 5m 5m 5m 0m 5m 5m 15m 10m 30m 35m 25m 5m 10m 10m S7 DS6 DS5 DS3 DS2 DS12 DS1 DS13 DS14 DS8 DS20 DS29 NU1 DS17 DS26 DS31 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Project Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Figure 1 For Illustrative Purposes Only Contours/Spot Heights (Metres AOD) + Existing Water Courses + No. Public Rights of Way * Listed Buildings ~ Country Park # Scheduled Ancient Monument ~ Sustrans # Metropolitan Green Belt Conservation Area Woodland Landscape & Planning Designations *** Area 81 Greater Thames Estuary National Landscape Character Areas # Area 113 North Kent Plain Western Thames Marshes County Landscape Character Areas ** Dartford and Gravesend Fringes Mud/Shingle + Sources: + OS Mapping / GIS Data # Natural England GIS Data Set ~ English Heritage National Monument Record GIS Data Set * Kent County Council Interactive Map ** The Landscape Assessment of Kent October 2004 *** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies + 110M Adjacent Land within the Applicant's Ownership
  • 15. 13 Knockhall Road, Greenhithe - October 2012 Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain PIER RD E A G L E S R O A D E A G L E S R D STATIONRD H I G H S T R E E T THE VE M A N O R W A Y B255 B255 S A R A C R E S C ENT I P C N G R E S S PARK AVENUE RIORE S S C OL L E G E P A W A T ERM A N S W A Y H A T T ONME WS CHA NDLE R S M C A P A BILIT Y W A Y CLI FF ROAD PA RK REWALK EMPI P A L L A DIAN CI R C U S PORTLANDPL ST. M CL E EN TS ROAD REED CO URT DU N NON PL NC A CREST QUAY CARMICHAEL LC OVELLYPL THEBOULEVARD A L K E R D E N L A N E K E M S L E Y C L O S E P O R T A V E N U E M O U N T S R O A D JOHNSONSWAY V A L LEYVIEW S P R I N G VA L E A V E N U E L A K N O C K H A L L C H A S E T H E C R E S E Y N S F O R D R O A D A B B E Y R O A D ALEXANDER RD C H I L D S C R E S K N O C K H A L L RO A D A L A M E I N R D CRAYLANDS LANE M A R I T I M E C L O S E M IL T O N S T R E E T M A N O R R O A D E A G L E S R D THEAVENU E W A K E F I E L D R D B E A NR O AD B255 B255 A226 B255 RIV E R VIE W R D B E A TO N C L PARK TERR C EN T A U STENC CLOSE PILGRIMSVIEW C E N T GILBERT C S M U G G L E RSW B255 TION ROA D A206 O A C A LCROFTAVE COB H A MC A226 INGRES S G A R DE N S ASTLE DRIVE BEAN ROAD MOUNTS ROAD I N G R E S S PA R K AVENUE TED HAS B255 M A N O R W A Y L E O N A R M A N O R R O A D D U R R A N T W A Y BODLEAVENUE G U N N R O A D B R O A D R O A D M O O R E R O A D L E W I S M I L T O N STREET T R E B B LE R OA D C R A Y L A N D S L A N E B R O O M F I E L D R O A D L O N D O N A226 ALAMEIN RD P E N T S T E M O N D R IVE C A S P I A N W A Y P A C I F I C CL Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Drain Issues Drain SWANSCOMBE AND GREENHITHE CP Burial Ground Jetty Swanscombe Marshes Causeway Track Track Track Path Path Track Groynes Globe Wharf Causeway Tk Mud Mud Mud Sand Paths Paper Mills Wharf SWANSCOMBE LOVER'SLANE Greenhithe Knockhall (disused) FB Tunnel Tunnel Tunnel Sports Field Tunnel Sports Field Track Tunnel Gdns Allot Track Path Path Gdns Allot (dis) Pit Tunnels Path Track Track Track Path Tunnel Track Track Track t s Path Subway Workings (disused) Path Swanscombe Siding Allot Gdns Tunnels P Workings (disused Works Tel Ex Cross Farm Western Farm Sta PW School PO Liby Alkerden The Craylands School Former 7m 11m 4m 19m 16m 6m 17m 31m 43m 43m 22m 23m 8m 34m 31m 26m 29m 28m 39m 33m 38m 38m 21m 4m 3m 44m 31m 5m 5m 10m 5m 5m 5m 5m 10m 5m 10m 25m 25m 15m 10m 15m 30m 35m 30m 30m 35m 40m 30m 15m 5m 5m 5 10m DS22 DS10 DS9 DR15 DS25 DS24 DS7 DS6 DS5 DS3 DS1 DS28 DS12 DS1 DS14 DS8 DS29 4
  • 16. 14 Knockhall Road, Greenhithe - October 2012 3 Assessment Local Character – Landscape The Site is included within published landscape character assessments at a national and county level. The Landscape Assessment of Kent (Jacobs Babtie/Kent County Council, 2004) provides a detailed description of the Character Area Dartford and Gravesend Fringes, within which the Site is located. The document describes the strong urbanising influences; the loss of former agricultural uses, woodland and orchards; the fragmented nature of the landscape; valuable landscape and ecological features including scrub vegetation on scarps along the southern edge of Swanscombe and regeneration of grassland, scrub and woodland in chalk quarries; and a weak sense of place. The document describes the need for landscape enhancement, including: “...the evolution of new landscape features which will enhance the underlying landform and respect the current use of the land. Fragmented pockets of open land... may be linked to create a new landscape framework for amenity use and to recreate semi-natural habitats... where these are appropriate to the surrounding land use.” The document specifies the need to create edges to existing urban areas; semi-natural habitats; amenity uses; landscape cohesion; and linkages between natural habitats and developed areas. Local Character - Built Form Maps prior to the end of the eighteenth century identify the site as associated with Knockholt Farm but no rural buildings remain in the area. The oldest existing houses in the vicinity are Georgian semi detached villas at up to 3.5 storeys in height however Knockhall’s character is dominated by 2-storey late Victorian and early to mid twentieth century terraced and semi- detached development associated with a grid of streets. The older Victorian stock is terraced with a vertical proportion to windows, but the majority of housing is in the form of later cottage style developments with flatter proportions. It is fair to say that much of the latter stock is very plain and can create bleak street scenes. However the ex-local authority properties on Knockhall Road bordering the site itself were built with a stronger, post Arts and Crafts, character, with generous wide frontage design, projecting gables and porches and distinctive chimneys. Subsequent alterations have weakened but not destroyed their appearance.
  • 17. 15 Knockhall Road, Greenhithe - October 2012 Overall the residential architecture in the Knockhall area reflects generic suburban products of the time of construction, and can struggle to generate a sense of place. Nonetheless this suburban tradition has many strengths - buildings are organised in perimeter blocks with clear street frontages and good sized rear gardens. Bay windows in older properties provide modelling to the facade and a sense of inhabitation of the street. Weaknesses include overly repetitive street scenes (whose qualities are vulnerable to subsequent owner individualisation) and inadequate provision for the car. There is no dominant building material in the area - facades are largely brick or render, with a considerable incidence of roughcast/pebbledash. The latter does not appear to create attractive elevations in this locality. Roofs are pitched, in a mixture of tile and slate. Much of the quality of suburban development is dependant on the extent to which a planted landscape can be appreciated from the public realm, and various local streets benefit from either trees or generous well kept front gardens. It is notable that small walled front gardens have become fully paved over time, often creating a harsh feel to the street. In conclusion it is felt that the design for the site at Knockhall Road should respond to these wider considerations as well as site based conditions. Fig.7  Georgian architecture on Knockhall Road Fig.8  Typical victorian terrace in the area Fig.9  Historic postcard showing Knockhall Road cottages, which back onto the site Fig.10  Knockhall Road cottages today Fig.11  An inter war cottage with generous planting
  • 18. Key opportunities and constraints include: • The site has a single point of vehicular access from Knockhall Road; • The upper and lower plateaus within the site provide topography suitable for residential development; • Development on the upper plateau will need to relate well to the linear terrace form of no.s 25-63 Knockhall Road. There is the opportunity to rationalise the access to the rear service route to these properties. • On the lower plateau there is the opportunity for a layout whose character is more determined by its location next to woodland; • A major opportunity exists to transform the overgrown scrub woodland slopes into a public open space that forms an attractive and pedestrian friendly setting to both areas of development overlooking it; • A direct and attractive link could be created across the site linking the Knockhall Road access with the existing footpath leading across Craylands Gorge. This link and the supporting paths within Site Opportunities & Constraints the park could promote attractive pedestrian and cycle routes onto Knockhall Road, encouraging use of the bus route and local shop; The Bowling Green is in use and should be retained. The club’s parking facilities could be reorganised in a more attractive manner. 16 Knockhall Road, Greenhithe - October 2012 3 Assessment Fig.12  Site Opportunities & Constraints Legend Site Access Public Right of Way Extent of Public Highway Bowls Club to be retained and enhanced Recreation Ground with sports pitches and play facilities Steep overgrown bank Existing Trees Rear access to existing houses Existing access between terraces Existning building Craylands Gorge Potential for devleopment Opportunity for pedestrian link Potential connection 1 Local Shop 2 Jubilee Close Housing 3 Derelict Builders Yard
  • 19. 17 Knockhall Road, Greenhithe - October 2012 1 KnockhallRoad Upper Plateau Lower Plateau 2 3
  • 20. 18 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE appraISaL photoGraph a Derelict Changing Room Bowling Green Residential Properties on Knockhall Road Layout The Site comprises approximately 3.33ha in a roughly triangular shape. To the north-west, the Site adjoins residential properties on Knockhall Road and Jubilee Close. The Site boundary is defined by a mixed species hedge flanking an access lane extending along the rear of these properties and a substantial hedgerow extending along the north-eastern edge of a small area of open space associated with Jubilee Close. The Site includes a pedestrian access which extends between properties on Knockhall Road opposite the junction of Knockhall Road with Eynsford Road. A vehicle access extends from the main area of the Site to Knockhall Road in the northern corner of the Site. To the north-east and south- east, the Site boundary is defined by fencing located within a tree belt which extends south- east from Knockhall Road and around the south- eastern corner of the Site. To the south, the Site boundary is defined by further fencing, PROW DS7 and a wall to a derelict builder’s yard. Within this framework, the Site comprises three distinct areas, described in further detail below. Existing Landscape Features In the north-western area of the Site, a plateau of some 30m in width extends to the rear of residential properties on Knockhall Road. This area lies at an elevation of approximately 34m AOD. This area comprises hardstanding, in the form of a loose asphalt surfaced car park together with an access lane to the rear of properties fronting Knockhall Road, formed of gravel and in-situ concrete outside site boundary; a bowling green and small associated areas of grassed open space; temporary buildings associated with the bowling green as well as a derelict changing room at the northern end of the area of hardstanding; an assortment of boundary features including chain link and palisade security fencing, brick walls and entry posts at the former entrance to the sports ground, security gates and ornamental hedgerows; ornamental shrub planting to the south-western edge of the bowling green; scrub including buddleia species in the vicinity of the derelict changing room; and a belt of sycamore species, reaching approximately 6m in height, forming the north-western edge Fig.13  Site Appraisal Photograph A
  • 21. 19 Knockhall Road, Greenhithe - October 2012 Bowls Club Car Park Bowling Green Entrance Gates to Bowls Club Residential Properties on Jubilee Close 34m 25m D E A C B Bowling Green Derelict Changing Rooms Jubilee Close Former Sports Field Sports Field KnockhallRoad Clubhouse Clubhouse Eynesford Road CraylandsGorge Spring Vale 28.0 18.0 19.0 25.0 18.5 33.5 25.0 35.0 26.0 30.0 25.0 Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279. The scaling of this drawing c Revision - ScaleDate Project No Drawing No Drawing Title Project Planning ● Ma Architecture ● Landscape Plannin Environmental & Sustainability Offices at Reading London Bristol Cambridge C bartonwillmo K:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L2 Site Appraisal Plan.dwg - A3 16934 Land at Knockhall R Greenhithe L2 Site Appraisal Plan 10.07.2012 1:1,250 @ A Site Boundary Contours/Spot Heights (Metres No. Public Rights of Way * LEGEND 0 20 10 Figure 2 For Illustrative Pu + 110M Sources: + OS Mapping * Kent County Council Interactive Map ^ 'Survey Solutions' Topographical Survey Location of Photographic View (Site Appraisal Photographs A-A Adjacent Land within the Appli Ownership The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - ScaleDate RevisionProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban Design Architecture ● Landscape Planning & Design ● Project Services Environmental & Sustainability Assessment ● Graphic Design Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull bartonwillmore.co.uk Certificate FS 29637 003 Landscape16934 L2 Site Appraisal Plan.dwg - A3 Check byDrawn by 16934 Land at Knockhall Road Greenhithe L2 Site Appraisal Plan 10.07.2012 1:1,250 @ A3 - MK PC Site Boundary Contours/Spot Heights (Metres AOD) +/^ No. Public Rights of Way * LEGEND N 0 20 40 10 30 50m Figure 2 For Illustrative Purposes Only + 110M Sources: + OS Mapping * Kent County Council Interactive Map ^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A Location of Photographic Viewpoints (Site Appraisal Photographs A-E)A Adjacent Land within the Applicant's Ownership Fig.14  Site Appraisal Plan
  • 22. 20 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE appraISaL photoGraph E Vegetation on North-Eastern Boundary of Site SItE appraISaL photoGraph a Derelict Changing Room SItE appraISaL photoGraph B Bowling Green Residential Properties on Knockhall Road Fig.15  Site Appraisal Photograph B Fig.16  Site Appraisal Photograph E of the wooded area in the centre of the Site. This area is well contained to the north-west by residential properties on Knockhall Road which exert a strong urbanising influence on the area, including a range of boundary features and sheds, garages and other structures in rear gardens and the existing access lane to the rear of these properties. Longer distance views can be obtained to the north, in which the eastern pylon Thames Crossing high voltage electricity lines can be seen. Views to the south-east are generally contained by vegetation although longer-distance views towards residential development on elevated land in the vicinity of Swanscombe can be obtained from the bowling green area. In conclusion, this area of the Site has a fragmented urban edge character and, with the exception of the bowling club, is in poor condition of and of low visual amenity. From this plateau area, the land falls away steeply to the east in the form of a densely vegetated bank which extends north-south through the central area of the Site. The landform in this area drops by approximately 16m over the 60m between the plateaux in the north-western area of the Site and the south-eastern area of the Site. Scrub and tree species in this area vary
  • 23. 21 Knockhall Road, Greenhithe - October 2012 Vegetation on Southern Boundary of Site Land at knockhaLL roa GrEEnhIthE SItE appraISaL photoGraphS auGuSt 2011 projEct no. 16 Bowls Club Car Park Bowling Green Entrance Gates to Bowls Club Residential Properties on Jubilee Close between approximately 5-14m in height and are dominated by elm, hawthorn, sycamore and ash species. This area of vegetation provides a physical and visual barrier between the north- western and south-eastern areas of the Site and is largely inaccessible, with the exception of a series of steps in the north-eastern part of this area of the Site, now heavily overgrown, which extends down the bank towards the south- eastern area of the Site. The scrub woodland is assessed as being of predominantly C grade by Forbes-Laird Arboricultural Consultants. At the foot of the bank lies a plateau of rough grassland forming the south-eastern area of the Site, formerly a sports pitch in private use. There is some evidence of access, including a narrow path around the perimeter of the space, and antisocial behaviour, including fires. This area lies at an elevation of approximately 18.5m AOD and is surrounded and contained by vegetated banks, reaching an elevation of approximately 28m AOD to the north-east, approximately 25m AOD to the south-east and approximately 20.5m AOD to the south. Vegetation on this landform accentuates the containment provided to this area of the Site. The tree belt which extends
  • 24. 22 Knockhall Road, Greenhithe - October 2012 3 Assessment The grassland area is dominated by a range of common species of coarse grasses, including False-oat Grass, Couch and Cock’s-foot. Herbs comprise a limited range of common species including Common Ragwort, Stinging Nettle and Thistles, with a somewhat more diverse herb cover present on the margins of the grassland, including Marjoram, Wild Carrot and Red Clover. While the grassland is of low botanical interest, nonetheless it supports populations of Slow- worm and Common Lizard. Although these are common and widespread species, nonetheless they are legally protected against killing and injuring. along the north-eastern boundary of the Site is predominantly formed of pedunculate oak, sycamore and hawthorn species, reaching a height of approximately 12m. The scrub woodland belt on the south-eastern boundary of the Site is formed predominantly of hawthorn, field maple and ash species, reaching a height of approximately 9m. The southern boundary of the Site is formed of scrub woodland dominated by hawthorn species, reaching a height of approximately 8m. As a result of the topography and vegetation surrounding the south-eastern area of the Site, this area has a contained, secluded character. Ecology A number of habitats are present within the Site, with the most significant, in terms both of extent and of associated ecological interest, being the semi-improved rough grassland that dominates the area of the former sports pitch and the area of scrub and developing woodland on the bank to the west of the rough grassland. Fig.17  Visual Appraisal Plan 16m 22m 23m 8m 4m 5m 25m 35m 30m 5m 10m M A N O R W A Y CRAYLANDS LANE D A226 INGRES S G A R DE N S STREET C R A Y L A N D S L A A226 C A S P I A N P A C I F I C CL Path LOVER'SLANE FB Tunnel Path (dis) Pit Track Path Works The Craylands School DS6 DS5 DS3 DS29 5 6 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - - Site Boundary Existing Woodlands, Copses and Tree Belts + Legend N Existing Scrub + Figure 3 Contours/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 + 110M Partial Views Truncated /No Views Open Views Visual Appraisal Location of Photographic Viewpoints (Site Context Photographs 1-9)1 Adjacent Land within the Applicant's Ownership 16m 43m 22m 23m 8m 34m 31m 26m 28m 39m 33m 38m 4m 44m 5m 5m 25m 25m 30m 35m 30m 30m 35m 40m 30m 15m 5m 10m M A N O R W A Y C A P A BILIT Y W A Y CLI FF ROAD RK REWALK EMPI P A DIAN CI R C U S REED CO URT A L K E R D E N L A N E A B B E Y R O A D ALEXANDER RD C H I L D S C R E S K N O C K H A L L RO A D A L A M E I N R D CRAYLANDS LANE M IL T O N S T R E E T M A N O R R O A D W A K E F I E L D R D A226 E PILGRIMSVIEW C E N T GILBERT C INGRES S G A R DE N S D U BODLEAVENUE M I L T O N STREET T R E B B L E R OA D C R A Y L A N D S L A A226 ALAMEIN RD C A S P I A N P A C I F I C CL Path LOVER'SLANE Knockhall FB Sports Field Tunnel Sports Field Tunnel Gdns Allot Track Path Path (dis) Pit Tr Track nel Track Path Works Farm School PO Alkerden The Craylands School Former DS24 DS7 DS6 DS5 DS3 DS14 DS8 DS29 9 4 5 6 7 8 1 2 3 The scaling of this drawing cannot be assured Revision Date D - - ScaleDate ReProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban D CheDrawn by 16934 Land at Knockhall Road Greenhithe L3 Visual Appraisal Plan 10.07.2012 1:5,000 @ A3 MK Site Boundary Existing Woodlands, Copses and Tree Belts + Legend Existing Scrub + Figure 3 For Illustrative Purposes Only Contours/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 + 110M Partial Views Truncated /No Views Open Views Visual Appraisal Location of Photographic Viewpoints (Site Context Photographs 1-9)1 0 100 200 50 150 250m Adjacent Land within the Applicant's Ownership
  • 25. n 16m 43m 23m 34m 31m 26m 29m 28m 39m 38m 38m 5m 25m 25m 30m 35m 30m 35m 30m 15m P C RIORE S S C OL L E G E P C A P A BILIT Y CLI FF ROAD REWALK EMPI N CI R C U S REED CO URT A L K E R D E N L A N E L E Y C L O S E P O R T A V E N U E T S R O A D JOHNSONSWAY S P R I N G VA L E A V E N U E L A K N O C K H A L L C H A S E T H E C R E S E Y N S F O R D R O A D A B B E Y R O A D ALEXANDER RD C H I L D K N O C K H A L L RO A D HEAVE W A K E F I E L D R DPARK TERR C EN T A U STENC CLOSE PILGRIMSVIEW GILBERT C C A LCROFTAVE INGRES S G A R DE N S I N G R E S S PA R K AVENUE TED HAS n Path OVER'SLANE Knockhall FB Sports Field Tunnel Sports Field Tunnel Gdns Allot Track Path (dis) Pit Track Track Tunnel Track Cross Farm Western Farm School PO Liby Alkerden The Craylan School Former DS25 DS24 DS7 DS6 DS5 DS3 DS DS29 9 4 5 6 7 8 1 2 3
  • 26. 24 Knockhall Road, Greenhithe - October 2012 3 Assessment SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt Lane to Rear of Properties on Knockhall Road Approximate Extent of the Site Bowls Club Car Park Site Entrance Lane to Rear of Properties on Knockhall Road Fig.18  Site Context Photograph 1 SItE contExt PhotoGraPh 4: VIEW FroM knockhaLL road, LookInG South SItE contExt PhotoGraPh 3: VIEW FroM hardStandInG aSSocIatEd WIth rEcrEatIon Ground, LookInG South-EaSt Knockhall RoadApproximate Extent of the Site Vegetation on North-Eastern Boundary of the Site Recreation Ground Recreation Ground Fig.19  Site Context Photograph 4 Land a knock GrEEnh SItE co Photo SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt PROW DS6 Residential Properties on Pilgrims View Craylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims View Approximate Extent of the Site Approximate Extent of the Site Fig.20  Site Context Photograph 5
  • 27. 25 Knockhall Road, Greenhithe - October 2012 Land at knockhaLL ro GrEEnhIthE SItE contExt PhotoGraPhS auGuSt 2011 ProjEct no. 1 e Bowling Green Lane to Rear of Properties on Knockhall Road Knockhall Road Land at knockhaLL roa GrEEnhIthE SItE contExt PhotoGraPhS auGuSt 2011 ProjEct no. 16 SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt PROW DS6 Residential Properties on Pilgrims View Craylands GorgeResidential Properties on Knockhall roadResidential Properties on Pilgrims View Approximate Extent of the Site Approximate Extent of the Site Fig.21  Site Context Photograph 6
  • 28. 26 Knockhall Road, Greenhithe - October 2012 3 Assessment The scrub and developing woodland is also of low botanical interest, comprising a range of common species of scrub and trees with a limited ground flora. Ivy is abundant and ecological survey has revealed that a number of rare or uncommon insects are associated with the mature Ivy growth, namely Ivy Ladybird, Ivy Bark Beetle and Ivy Woodworm. Two hedgerows form boundaries in the west of the Site. One is predominantly composed of non-native species and both are considered to be of low ecological value. Other habitats present include a number of buildings, areas of hardstanding and amenity planting, all of which are considered to be of negligible ecological value. In addition to the reptiles and invertebrates identified above, the site will also support nesting birds during the breeding season. No other protected species were recorded from on site, although foraging bats are likely to make some use of the site. Public Rights of Way A number of Public Rights of Way (PROW) extend through the landscape and townscape surrounding the Site. These include: • PROW DS7, which connects Knockhall Road and Alkerden Lane, passing through the south-western edge of the Site; and • PROW DS6, which connects Knockhall Road and Craylands Lane, crossing Craylands Gorge approximately 220m to the north-east of the Site. SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north Approximate Extent of the Site PROW DS7Derelict Builder’s Yard Fig.22  Site Context Photograph 8
  • 29. 27 Knockhall Road, Greenhithe - October 2012 Surrounding the eastern area of the Site lies the Country Park of Swanscombe Heritage Park which includes the recreation ground to the north of the Site, Craylands Gorge and the plateau of open space to the east of Craylands Gorge. Visibility of the Site A visual appraisal of the Site demonstrates that it has very limited visibility in views from the surrounding landscape and that no middle or long distance views of the Site are obtained. A number of factors contribute to visual containment of the Site. These include: the substantial belts of woodland forming the north- eastern and south-eastern boundaries of the Site, as well as the woodland on the bank to the south-east of residential properties on Knockhall Road, extending into the south-western area of the Site; vegetation in the surrounding area, notably associated with Craylands Gorge; the intricate topography of the area surrounding the Site which accentuates the screening effect of the vegetation; and built form on Knockhall Road which largely screens any views into the Site from the north-west. Where the Site can be seen it is in the context of dense vegetation, as well as the existing urban edge of residential development on Knockhall Road, visible from elevated land to the east above the existing vegetation. Access and Linkages The site benefits from an existing access taken from Knockhall Road that serves the site, the Bowls Club and existing residential properties fronting Knockhall Road. The access is narrow; however, the land within the site is available to provide an access to the required design standards and improve upon the existing situation.
  • 30. 28 Knockhall Road, Greenhithe - October 2012 3 Assessment A second point of access is provided from Knockhall Road to the site between numbers 43 and 45. This is narrow, restricting the potential for two-way vehicle movements. A third point from Jubliee Close exists via a right of access across third party land, which therefore limits this use as an access point to the site. A public footpath runs adjacent to the south west corner of the site, providing connection to Alkerden Lane and Knockhall Road for pedestrians. This footway can be connected to the pedestrian infrastructure within the site providing an opportunity of an alternative pedestrian route between Alkerden Lane and Knockhall Road. Infrastructure The site lies within an urban area that is served by the usual utility providers in this region. The existing utility infrastructure within Knockhall Road is able to provide a supply to the proposed development, with limited off-site reinforcements in the case of electrical infrastructure. There are no existing services crossing the site which would constrain the development, albeit the electrical supply to the Bowls Club will need to be re-routed and the BT telephone box on Knockhall Road will need to be repositioned. Minor lowering or diversion of existing service infrastructure is envisaged to facilitate the construction of the new highway access. Flood Risk The site lies in Flood Zone 1 (the low probability flood area) and is not considered at significant risk of flooding from other potential sources of flooding. The topography of the site has resulted in the provision of cut-off swales/channels within the proposed layout to intercept any overland flow arising on-site or from the surrounding land form.
  • 31. 29 Knockhall Road, Greenhithe - October 2012 Heritage and Archaeology In line with national, regional and local planning policy, together with adherence to professional guidelines and best practice, we have adopted a staged approach to dealing with archaeology at the Knockhall Road Site. The desk based assessment and subsequent trial pit evaluation concludes that the Site has the potential to contain archaeological remains of national/international significance, dating to the very earliest period of human activity, the Palaeolithic (c.450,000-12,000 BC), specifically the British Lower and Middle Palaeolithic. The site lies adjacent to the Barnfield Pit, where pre- Neanderthal human remains were discovered in the twentieth century (‘Swanscombe Man’) and the Greenhithe/Northfleet/Swanscombe area is one of the richest for Palaeolithic archaeology in the country. Our fieldwork to date has established that the Knockhall Road site contains an identical geological sequence to that of the nearby Barnfield Pit. Humanly struck flint has been identified, although no organic preservation was poor, and no bone has yet been found. It has also established that while the topography of the Upper and Lower Plateaus at the site have been impacted by levelling, the slope across the north/ western parts of the site does appear to occur naturally. The archaeological advisors at Kent County Council (KCC) have been consulted on and have reviewed each stage of our work to date. We have proposed that additional exploratory works are carried out, following the granting of planning consent, as a responsive exercise to the detail of the development proposals. Additional mitigation measures will then follow the results of this exercise, again guided by the results of the previous exercise. With a suitable mitigation strategy in place, the requirements of the developer, the progression of academic research together with necessary heritage protection measures can all be met. condition.
  • 32. 30 Knockhall Road, Greenhithe - October 2012 4 Design The concept for the design develops naturally from the previously identified opportunities and constraints. Key components are: • Residential development on the upper and lower plateaus both over looking the new public open space; • The overgrown slopes selectively cleared and opened up between the two areas of development, with a more strongly wooded character retained on the south- west corner of the site; • A principal north south route is created which provides a new pedestrian link between the Knockhall Road Access (and adjacent recreation ground) and the existing public right of way leading over Craylands Gorge; • Vehicular access also follows the north south route, with the point of arrival at the lower plateau being a natural location for a more formal component of public space such as a village square. Design Concept Fig.23  Concept Plan Legend Vehicular Access Existing Public Right of Way New Pedestrian Link through site Devleopment Bowling Club Public Open Space Proposed Trees Location for Village Square 1 Development on upper plateau provides overlooking to Public Spen Space 2 Public Open Space created on existing slopes 3 Development on lower plateau provides overlooking ot Public Open Space
  • 33. 31 Knockhall Road, Greenhithe - October 2012 1 KNOCKHALLROAD 2 3 EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
  • 34. The parameters plan (submitted for approval as a full size sheet and reproduced opposite) takes the key components of the Design Concept and shows them at an appropriate level of detail for an Outline Planning Application with all matters reserved except for Access. Some key components are fixed, as discussed under the subheadings below: Access The vehicular access point is fixed as shown on the Parameters Plan. See Access section later in this document. Further pedestrian accesses are shown, together with a proposed pedestrian link (precise alignment illustrative). Use and Amount Land uses and areas for these are fixed as shown on the Parameters Plan, namely Site Access 0.105ha, Residential 1.104ha, Secured Planted Area 0.349ha, Public Open Space 1.296ha and Bowling Club 0.48ha. The application is for up to 40 dwellings, reflecting a net density of up to 36.2 dwellings per hectare. Scheme Parameters Scale Maxima for height, width and depth of blocks are fixed as follows: • Storey height: up to 2.5 storeys • Eaves height: up to 6m above grade • Ridge height: up to 10.5m • Length of continuous terrace of houses: up to 70m • Depth of house (front to back) at ground level: 13m • Depth of house (front to back) at upper levels: 10m Note that a further set of parameter plans has been prepared for the Environmental Impact Assessment. These drawings are based on the parameters discussed above. 32 Knockhall Road, Greenhithe - October 2012 4 Design Fig.24  Scheme Parameters Bowls Club: 0.48ha Public Open Space: 1.296ha Pedestrian access into site from existing public right of way within this zone 34.39m 34.40m Legend Application Boundary (3.333ha) Adjacent Land within the Applicants' Ownership (0.108ha) Existing Public Right of Way (DS7) Proposed pedestrian route between access points, precise alignment illustrative Proposed Ground Level Pedestrian access into Site Vehicular, Pedestrian and Cycle access into Site Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. K:16000-1699916900-1699916934 - Bean FC, Greenhit
  • 35. 33 Knockhall Road, Greenhithe - October 2012 Residential: 0.916ha Residential: 0.188ha Site Access: 0.105ha Bowls Club: 0.48ha Public Open Space: 1.296ha Pedestrian access into site from existing public right of way within this zone 33.89m 33.88m 34.39m 34.40m 17.84m 18.14m 18.74m 18.62m 19.81m 19.69m Secure Planted Area: 0.349ha KNOCKHALLROAD KNOCKHALLCHASE ABBEYROAD CRAYLANDSGORGE EYNSFORD ROAD
  • 36. 34 Knockhall Road, Greenhithe - October 2012 4 Design Fig.25  Illustrative Masterplan The Illustrative Masterplan demonstrates an example scheme arising from the principles embodied in the Parameters Plan. A single vehicular access to the site replaces the existing awkward entrance arrangements off Knockhall Road. Access to the rear of the existing Knockhall Road properties is provided off the site access. Development on the upper plateau is organised in a linear fashion responding to the existing terrace behind it. It is shown as semi-detached houses, allowing parking to be accommodated without conflicting with existing residents. The bowling green and accommodation is retained with parking provided in 2 locations - to the north and south of the green. The southern parking area has a 4 metre planted buffer separating it from the gardens of Jubilee Close. The scrubby woodland slopes are cleared to create a significant area of public open space. All proposed dwellings either face the open space or are on short lanes leading directly onto it. A variety of spaces are created here including a natural play area, orchard and wildflower grassland. Illustrative Masterplan The principal north south route through the site is complemented by smaller paths of varying gradient allowing either direct stepped routes up the slope or more gently inclined routes at gradients as low as 1:20. Development on the lower plateau is arranged in a looser, less formal fashion, acknowledging its setting against woodland and giving the development the character of a cluster of housing wrapped by mature woodland on three sides. A village square marks the key junction where the north south route arrives at the lower plateau, and joins up with the existing right of way leading over Craylands Gorge. Informal shared surface routes, softened by groups of street trees, lead off the square. Housing is a mixture of detached, semi- detached and short terraces, with terraces being used particularly to enclose the village square Along the south-eastern boundary of the scheme properties abut woodland associated with Craylands Gorge. An embanked area of woodland sits within the site boundary, and it is proposed that this is securely enclosed (in the same manner as the Gorge itself) in order to avoid a security risk to the properties in this area. The secure area includes an area of surface water retention pond.
  • 37. 35 Knockhall Road, Greenhithe - October 2012 1 Legend 1 Knockhall General Store 2 Vehicular Access 3 Residential development approx 8 units 4 Natural Play Area 5 Informal Orchard 6 Wildflower Grassland 7 Residential development approx 31 units 8 Bowls Club 9 Viewing corridors through woodland 10 Village Square at heart of development 11 Surface water retention 12 Existing Public Right of Way 2 3 4 6 7 8 9 10 5 11 12 KNOCKHALLROAD KNOCKHALLCHASE ABBEYROAD CRAYLANDSGORGE EYNSFORD ROAD 9 9
  • 38. 36 Knockhall Road, Greenhithe - October 2012 4 Design Fig.26  Aerial Sketch Perspective Key
  • 40. 38 Knockhall Road, Greenhithe - October 2012 4 Design Fig.27  Materials Palette Character & Appearance As discussed above the character of the local housing is typical of many older UK suburban areas, and a design response for the Knockhall Road site is required that recognises this and addresses some key issues. The proposed layout has a far greater variety of house type than the surrounding developments, with more varied dispositions to allow the car to be accommodated without it dominating street scenes or compromising rear gardens. A strong green planted feel is considered essential. This is primarily achieved by focussing the development around a park, supported by consistent planting of street trees in public realm. Short, soft-landscaped front gardens are shown in front of some houses - they are open rather than enclosed for the reasons discussed earlier in this report. The illustrative proposals show a contemporary architectural language based around the suburban heritage discussed above. Principal materials are brick and render, with touches of contemporary timber cladding, and roofs are in slate. These materials are shown used consistently across the scheme. There is a variety of window proportion including more generous or projecting. The overall aim is to deliver variety of form, with interest and modelling to the elevations, within a harmonious whole.
  • 41. 39 Knockhall Road, Greenhithe - October 2012 Fig.28  Sketch view of square Key
  • 42. 40 Knockhall Road, Greenhithe - October 2012 4 Design Fig.29  Aerial Sketch Perspective Key
  • 44. 42 Knockhall Road, Greenhithe - October 2012 4 Design Landscape Strategy Fig.30  Landscape Strategy Plan The overarching aims of the landscape strategy are: to create an attractive setting for the Proposed Development; to assimilate built elements into the surrounding landscape/ townscape to minimise adverse effects on visual amenity; and to enhance and extend the existing landscape framework to improve the quality and character of the local landscape and create multi- functional and accessible green infrastructure. Key objectives of the Landscape Strategy are to: • Retain a strong vegetated setting for built development, softening and assimilating built form and the bowls club parking into the landscape in views from the surrounding area. • Retain existing and create a variety of new landscape features that provide the basis for multi-functional green infrastructure, including improved recreational and biodiversity opportunities. • Improve pedestrian/cycle routes through the Site, including between existing recreation routes and spaces and residential areas. • Create an attractive, safe and legible environment for dwellings through the use of hard and soft landscaping within streets and open spaces. • Create a legible distinction between public and semi-private areas of the Proposed Development, including a village square and community orchard at the interface between these zones. • Provide a surface water attenuation area within the development. 1 1 Gateways:  Formal character at principal interchanges with existing movement networks.  Use of London Plane trees at the Knockhall Road entrance to the Site as a locally characteristic entry from the main road.  Formal planting of street trees at the 'village square': focal point for views into the space from the approach down the bank in the centre of the Site; clear interface between public and semi-private areas of the site; intimate character to the frontage of the proposed dwellings, including a softened setting for car parking.  Plant species to include: Street trees in Village Square: Small-leaved Lime Tilia cordata 'Streetwise' Canopy trees at access from Knockhall Road: London Plane Platanus x hispanica LEGEND 1 1 1 2 Gateways:  Formal character at principal interchanges with existing movement networks.  Use of London Plane trees at the Knockhall Road entrance to the Site as a locally characteristic entry from the main road.  Formal planting of street trees at the 'village square': focal point for views into the space from the approach down the bank in the centre of the Site; clear interface between public and semi-private areas of the site; intimate character to the frontage of the proposed dwellings, including a softened setting for car parking.  Plant species to include: Street trees in Village Square: Small-leaved Lime Tilia cordata 'Streetwise' Canopy trees at access from Knockhall Road: London Plane Platanus x hispanica Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii LEGEND 1 2 2 3 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra 2 3 5 2 2 5 7 8 2 3 4 7 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland 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 be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 2 3 4 5 5 2 2 5 7 8 2 3 4 7 Residential Lanes:  Semi-formal character with street trees, ornamental shrubs and small areas of amenity grass.  Softened frontage to built development.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland with Sparse Scrub:  Wildflower grassland with occasional clumps of retained scrub on the lower slopes of the bank.  Visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists.  Natural play area; independent play, but overlooked from the access roadway and cycle route, with the opportunity to reference 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 be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 2 3 4 5 6 5 2 2 5 7 8 4 7 79. K:16000-1699916900-1699916934 - Bean FC, GreenhitheA4Landscape16934 L6 Lands Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Grassland with Sparse Scrub:  Wildflower grassland with occasional clumps of retained scrub on the lower slopes of the bank.  Visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists.  Natural play area; independent play, but overlooked from the access roadway and cycle route, with the opportunity to reference the archaeological heritage of the Site.  Plant species to include: Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Woodland with Rides:  Extensive belts of woodland retained in the north-eastern, south-eastern and south-western areas of the Site.  Woodland on the bank in the centre of the Site will be partially cleared to provide: an enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and landscape further to the east; and a safe environment for pedestrians and cyclists.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium Wildflower grassland: BSH WFG8 Shaded Areas, or similar Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Field Maple Acer campestre Pedunculate Oak Quercus robur Wild Cherry Prunus avium 4 5 6 3 7 8 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Orchard:  Interface between the public and semi-private south-eastern area of the Site.  Locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland.  Attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site.  Biodiversity opportunity.  Potential for the orchard to be managed as a community resource.  Plant species to include: Trees: locally appropriate fruiting pear, apple and cherry species. Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Wetland/Attenuation:  Sustainable drainage for the residential area in the 3 7 8 N Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium 3 7 8 The scaling of this drawing cannot be assured Revision Date Drn Ckd - - - -Bowls Club:  Semi-formal character with street trees, ornamental shrubs and amenity grass.  Potential for use of cellular grass grid surfacing to provide a softened appearance to the parking areas.  Distinctive and attractive environment for the bowling green, clubhouse and associated car parking.  Landscaped buffer between residential properties on Jubilee Close and the Proposed Development.  Securely enclosed area to protect integrity of bowling club and avoid risk of antisocial behaviour.  Plant species to include: Street trees: Ash Fraxinus excelsior 'Westhof's Glorie' Field Maple Acer campestre 'Streetwise' Rowan Sorbus aucuparia 'Sheerwater Seedling' Small-leaved Lime Tilia cordata 'Streetwise' Ornamental Shrubs: Christmas Berry 'Photinia x fraseri 'Red Robin' 'Red Robin Common Box Buxus sempervirens Japanese Spiraea Spiraea japonica 'Goldflame' 'Goldflame' Male Fern Dryopteris felix-mas Mexican Orange Blossom Choisya ternata Mrs Robb's Bonnet Euphorbia amygdaloides robbiae St.John's Wort 'Hidcote' Hypericum 'Hidcote' Viburnum Viburnum davidii Understorey scrub species to reinforce woodland edge/provide buffer to Jubilee Close: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar Orchard:  Interface between the public and semi-private south-eastern area of the Site.  Locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland.  Attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site.  Biodiversity opportunity.  Potential for the orchard to be managed as a community resource.  Plant species to include: Trees: locally appropriate fruiting pear, apple and cherry species. Wildflower grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar. Access Route:  Canopy trees punctuate the route traversing the bank in the centre of the site.  Potential for changes in road surface to provide legible crossing points, and serve as traffic calming.  Plant species to include: Canopy trees: Common Ash Fraxinus excelsior Wetland/Attenuation:  Sustainable drainage for the residential area in the south-eastern area of the Site.  Managed as a seasonally wet area.  Variety of native marginal and wetland scrub species as well as canopy trees to frame and contain the space.  Plant species to include: Small Trees: Goat Willow Salix caprea Crack Willow Salix fragilis Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea 3 4 7 8 N Understorey scrub species to reinforce woodland edge: Blackthorn Prunus spinosa Dog Rose Rosa canina Dogwood Cornus sanguinea Elder Sambucus nigra Goat Willow Salix carpea Gorse Ulex europaeus Grey Willow Salix cinerea Hawthorn Crataegus monogyna Hazel Corylus avellana Holly Ilex aquifolium
  • 45. 43 Knockhall Road, Greenhithe - October 2012 5 1 2 2 2 1 3 4 5 5 6 7 8 KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
  • 46. 44 Knockhall Road, Greenhithe - October 2012 4 Design To achieve these objectives, a range of landscape design measures are proposed. The landscape areas of the Site will be divided into a number of character areas, namely: • Gateways: providing a formal character at principal interchanges with existing movement networks, in the northern corner of the Site, adjacent to Knockhall Road; and the south-western edge of the Site, adjacent to PROW DS7. There is potential for use of London Plane trees at the Knockhall Road entrance to the Site to provide a locally characteristic entry from the main road. Formal planting of street trees at the ‘village square’ will provide a focal point for views into the space from the approach down the bank in the centre of the Site; a clear interface between public and semi-private areas of the site; and an intimate character to the frontage of the proposed dwellings, including a softened setting for car parking. • Residential lanes: a semi-formal character with street trees, ornamental shrubs and small areas of amenity grass providing an attractive setting for dwellings. These features will provide a softened frontage to built development, including in views of dwellings in the north-western area of the Site from elevated land to the east of Craylands Gorge. • Bowls club: the semi-formal character of the residential lanes will be echoed in the proposed landscape setting to the bowls club which will introduce street trees, ornamental shrubs and amenity grass as well as scrub planting flanking residential properties on Jubilee Close and the potential for use of grass grid surfacing to provide a softened appearance to the parking areas. These features will create a distinctive and more attractive environment for the bowling green, clubhouse and associated car parking, as well as maintain a landscaped buffer between residential properties on Jubilee Close and built form and parking within the Proposed Development. This area would be securely enclosed to project the integrity of the bowls club and avoid the risk of antisocial behaviour within the car park area. • Access route: canopy trees punctuate the route traversing the bank in the centre of the site, with the potential for changes in road surface to provide legible crossing points. • Woodland with rides: extensive belts of woodland will be maintained in the north- eastern, south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be partially cleared to provide: enhanced structural diversity; views across the falling landform into the lower area of built development and to Craylands Gorge and elevated landscape further to the east; and a safe environment for pedestrians and cyclists.
  • 47. 45 Knockhall Road, Greenhithe - October 2012 • Grassland with sparse scrub: on the lower slopes of the bank, an area of wildflower grassland with occasional clumps of retained scrub will provide an open aspect, enabling a visual link between the upper and lower areas of the Proposed Development as well as a safe environment for pedestrians and cyclists. This area will include a natural play area, providing children with an opportunity to explore and appreciate nature through independent play, as well as being overlooked from the access roadway and cycle route. The natural play area would also provide the opportunity to acknowledge the rich archaeological heritage of the Site, for example in the form of sculpture and installation artwork, as well as in the layout of the play features.
  • 48. 46 Knockhall Road, Greenhithe - October 2012 4 Design • Orchard: serving as an interface between the public and semi-private south- eastern area of the Site, the orchard will include locally characteristic fruiting trees of local provenance above a field layer of wildflower grassland. This will provide an attractive, structurally diverse and functional transition between open grassland on the bank in the centre of the Site and the domesticated character of the residential lanes in the south-eastern area of the Site. The orchard will also provide biodiversity opportunity. There is potential for the orchard to be managed as a community resource, reinforcing the sense of ownership of the space and contributing to the identity of the Proposed Development. • Wetland/attenuation: providing sustainable drainage for the residential area in the south-eastern area of the Site, the attenuation basin will be managed as a seasonally wet area, including a variety of native marginal and wetland scrub species as well as canopy trees to frame and contain the space.
  • 49. 47 Knockhall Road, Greenhithe - October 2012 Canopy tree species used in the landscape design should include the following, reflecting locally distinctive species: • Canopy trees in structural landscape areas: pedunculate oak, field maple, wild cherry and common ash; • Orchard: locally appropriate pear, apple and cherry species; • Public realm within development area: street tree cultivars of small-leaved lime, ash and rowan; and • Adjacent to wetland areas (planted to avoid excessive overshadowing of standing water habitats): willow species. Understorey scrub species used in landscape design should include Blackthorn; Hawthorn; Elder; Hazel; Holly; Dogwood; Dog Rose; Goat Willow; Grey Willow; and Gorse. Wildflower grassland species mixes should include: • Woodland rides: BSH WFG8 Shaded Areas, or similar; • Open grassland: Emorsgate EM5 Meadow Mixture for Loamy Soils, or similar; • Attenuation basin: Emorsgate EM8 Meadow Misxture for Wetlands, or similar; and • Amenity grass for cellular surfacing to car parking: BSH A24 (Wear and Tear), or similar. Surfacing should include self-binding gravel for paths; block paving for shared surfaces within residential lanes and the village square and, potentially, for crossing points on the access road; a grass grid cellular surfacing for the bowls club; and bitumen macadam for other vehicle routes.
  • 50. 48 Knockhall Road, Greenhithe - October 2012 4 Design Fig.31  Landscape Section A-A Fig.32  Landscape Section B-B
  • 51. 49 Knockhall Road, Greenhithe - October 2012 0 10 20 5 15 25m ScaleDate RevisionProject No Drawing No Drawing Title Project Planning ● Master Planning & Urban Design Check byDrawn by 16934 Land at Knockhall Road Greenhithe SK01 Landscape Sections 10.07.2012 1:500@A2 A MN PC The scaling of this drawing cannot be assured Revision Date Drn Ckd A Revised Layout 17.10.12 MN PC 0 10 20 5 15 25m ScaleDate RevisionProject No Drawing No Drawing Title Project Check byDrawn by 16934 Land at Knockhall Road Greenhithe SK01 Landscape Sections 10.07.2012 1:500@A2 A MN PC The scaling of this drawing cannot be assured Revision Date Drn Ckd A Revised Layout 17.10.12 MN PC Key A A B B
  • 52. 50 Knockhall Road, Greenhithe - October 2012 4 Design Ecology Proposals The only notable ecological interest identified within the Site relates to the presence of protected species, namely nesting birds and two common reptile species, Slow-worm and Common Lizard, and a number of rare and uncommon woodland insect species, with three species of note being associated with mature Ivy growth. The Ecological Assessment of the Site produced to accompany the planning application recommends the retention of some existing areas of scrub/woodland supporting mature Ivy growth, to benefit the associated insect species, and the creation of an enhanced boundary between grassland and retained scrub and woodland, which would benefit reptile species and invertebrates. Other recommendations relate specifically to animal species within the Site and include a recommendation to undertake clearance of vegetation outside the bird breeding season and to undertake a reptile translocation exercise to remove vulnerable reptiles from the footprint of the built development. The retention of areas of woodland on the sloping bank addresses the interests of the woodland invertebrates, while the clearance of some woodland and creation of rides provides an opportunity to create an enhanced woodland/ grassland transition. Fig.33  Slow Worm Fig.34  Log Pile
  • 53. 51 Knockhall Road, Greenhithe - October 2012 The area of grassland and sparse scrub on the lower slopes of the bank will provide further habitat for reptiles, which will be translocated from the construction area to this habitat. The incorporation of wild flowers within the planting will increase opportunities for invertebrates, which will in itself benefit reptiles from the increased foraging opportunities. Reptile refugia or hibernacula in the form of log piles, located within the grassland or within the grass/woodland transition zone will provide further enhancements for reptiles and will also benefit invertebrates and fungi. Lighting will be designed to minimise light spill on to adjoining areas of developing woodland, to avoid any adverse effects on foraging bats which may use the Site. The incorporation of these proposals will ensure that the biodiversity value of the Site will be maintained and enhanced, while providing attractive greenspace for new residents. Fig.35  Brown Argus Butterfly
  • 54. 52 Knockhall Road, Greenhithe - October 2012 4 Design Proposed Access The access to the site will be taken directly from Knockhall Road in close vicinity to the existing access point. The access to serve the proposed development will replace the existing access point, with a 5.5m wide access and continue to serve the Bowls Club and existing residents fronting Knockhall Road. Internal Circulation The access road will slope at a maximum of 8% to connect to the proposed residential units in the lower plateau. A 3.0m wide cycleway/footway will be provided alongside the main access road with further pedestrian pathways at a gradient of 20% across the slope. Access & Movement Fig.36  Site Access Alignment Parking Provision The parking provision on the site has taken into consideration the existing on-street parking in Knockhall Road and the Bowls Club. The removal of on-street parking across the site access will be relocated with parallel parking bays on the proposed access road. The parking provision allocated to the residential units will be an average of 2 spaces per dwelling which is above the minimum parking provision required by the current parking standard. A parking provision of 43 spaces for the Bowls Club will be provided. The current parking standards require a minimum of 16 spaces for this type of land use. Pedestrian and cycle movement The proposals are laid out to create a pedestrian- and cycle- friendly environment. All residential streets are shared surface, and a range of pedestrian and cycle routes are shown on the illustrative masterplan, especially crossing the sloping public open space. These allow a choice between direct, stepped pedestrian routes up and down, and longer, gentler routes suitable for cycling. Fig.37  Access & Movement Diagram
  • 55. 53 Knockhall Road, Greenhithe - October 2012 Key Vehicular Site Access Pedestrian Site Access Principal Vehicular Route Secondary Vehicular Route Shallow Ascent Footpath (1:20 gradient) Other principal footpaths within site Existing Public Right of Way Off Street Parking On Street Parking Bowls Club Parking KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE
  • 56. 54 Knockhall Road, Greenhithe - October 2012 4 Design The site lies in Flood Zone 1, the low probability flood area. The site specific Flood Risk Assessment also concludes that flood risk from other potential sources of flooding is not a significant issue in this location. The proposed surface water management scheme includes permeable paving, dry and wet swales and a strategic infiltration basin. Disposal of surface water runoff from the site will be via infiltration in line with planning policy, the SuDS hierarchy, and best practice. The proposed foul water management scheme includes a pumping station (consisting of a below-ground chamber with an above-ground compound) to lift flows from the lower plateau to the upper plateau adjacent to Knockhall Road; from here flows will be routed to the existing Southern Water network. Through a formal Capacity check, Southern Water has confirmed that no off-site upgrades will be required to accommodate the scale of development Flood Risk, Drainage & Utilities Fig.38  Infiltration Basin Diagram proposed. All the utility providers have been contacted to establish their ability to serve the proposed development. All providers are able to provide a service from their local infrastructure.
  • 57. 55 Knockhall Road, Greenhithe - October 2012 Location of Infilltration Basin KNOCKHALLROAD EYNSFORD ROAD ABBEYROAD CRAYLANDSGORGE KNOCKHALLCHASE Location of compound for pumping station
  • 58. 56 Knockhall Road, Greenhithe - October 2012 4 Design Building energy use The proposed dwellings at Knockhall Road would be designed to meet high levels of sustainable design and construction, with all homes designed to meet Code for Sustainable Homes level 3. This represents best practice levels of sustainability. The Code for Sustainable Homes (the Code) was introduced into new build residential units in December 2006. It has undergone a number of amendments since then, and the latest revision came into effect in November 2010. It is this version that the proposed development at Knockhall Road has been assessed against at this stage. The Code covers nine categories, including energy, water use, materials, pollution, surface water drainage, health and well-being, management and ecology. In terms of energy use and CO2 emissions, the homes would be designed to prioritise energy efficiency. This would be achieved through the specification of very energy efficient building fabric and materials, ensuring the dwellings are well insulated and therefore reducing their heat loss and energy demand. Climate Change Impact In addition to this, the dwellings would be designed to take advantage of solar gains where possible. Using the sun for its ‘free’ energy can significant reduce energy demand, and also allows residents to enjoy a bright and daylight rich home. Within well insulated homes, such as these proposed at Knockhall Road, hot water becomes the most significant energy demand. Therefore it is proposed that Waste Water Heat Recovery Systems (WWHRS) are installed, or other such appropriate measures. WWHRS use a heat exchanger on the bath/shower outflow to take heat from the waste water and pre-heat incoming fresh water, in the process reducing the energy required for hot water. All homes would be installed with sustainable water consumption technologies, such as aerating or low flow taps, showers and WCs, to ensure that water consumption is reduced. The Code requires that a maximum water use of 105 litres/person/day is targeted, which represents a 30% improvement upon typical water consumption in the UK.
  • 59. 57 Knockhall Road, Greenhithe - October 2012 Drainage The proposed surface water management scheme has been developed with reference to the requisite 30% allowance for climate change. Flood Risk The site does not lie within the ‘climate change’ flood zone. Furthermore, current allowances for climate change are not likely to increase the likelihood of flooding from other sources. Waste Buildings will be designed to allow convenient separation and storage of waste and recycling, and convenient routes to kerbside collection points. Transport As discussed, the site is well connected to local facilities and amenities, and is laid on to encourage use of alternative pedestrian and/or cycle friendly options to join Knockhall Road. Landscape and Ecology In addition to the retention and enhancement of significant areas of vegetation, as well as the creation of new landscaped areas providing structural diversity and recreation, a large number of trees are proposed to be planted across the site, providing shelter and summer shading to the development. The landscape proposals will also provide a variety of habitat opportunities, maintaining and enhancing existing biodiversity value.
  • 60. 58 Knockhall Road, Greenhithe - October 2012 5 Involvement & Evaluation A series of initial explorations looked at different layout conceps. All were designed to allow a principal north-south through route with a link to recreation ground, which had emerged as a requirement in early discussions with the local authority: • The “Solar” option was based on maximising solar orientation with development facing south but this was felt to result in a very rigid layout, failing to create a sense of place. Design Development • The “Highway” option was based around the shortest possible highway access through the site. This resulted in a very intrusive roadacross the lower plateau. • The remaining “Village Square” options explored more informal layout focussing on a village square. This layout was tested both with housing facing the sloping open space, and with housing backing onto it. Various degrees of enclosure were also tested for the village square. The most open option, 5, was preferred as this minimises properties that might back onto open space. Fig.39  “Solar” Concept Fig.40  “Highway” Concept Fig.41  “Village1” Concept
  • 61. 59 Knockhall Road, Greenhithe - October 2012 Fig.42  “Village2” Concept Fig.43  “Village3” Concept Fig.44  “Village4” Concept
  • 62. 60 Knockhall Road, Greenhithe - October 2012 5 Involvement & Evaluation Knockhall Road Greenhithe Draft sketch section through pro- posed Bowls Club parking 06.07.12 1:100@A3 AB CA 16934 sk120706-i B - - -- 15 Jubilee Close Garden to 15 Jubilee Close Passage behind Garden to 15 Jubilee Close Secure enclosure to bowls club parking 4 metre wide planted buffer between Jubilee Close rear gardens and bowls club parking Approximate line of existing slope Line of parking area re-graded to 1:40 fall Fig.45  Sketch Section through proposed Bowls Club parking The Illustrative masterplan was then developed and taken through stages of refinement. Three stages are shown here: 1. Initial masterplan based on Village Square Option 5, with a large village square / play space. The surface water retention pond was shown as a secondary public space. Assessment of this scheme suggested that the play area was better located in the park and the village square was adjusted accordingly. The design team also felt that more could be done to provide elevations overlooking the point at which the users of the existing public right of way would enter the site coming from the south. There was some concern also over the retention pond as a secondary public space, due to the limited potential to provide units overlooking it. 2. Revised masterplan. This layout was prepared for public consultation. It takes into account the design team’s concerns over the village square, junction with existing footpath and the retention pond. The latter, which for geotechnical reasons must be located in this area of the layout over a zone of absorbent chalk, is incorporated into the secured planted area along the boundary of the site. Following discussions with the bowls club, an extended parking area was shown. Options for the housing on the upper plateau were considered, and the semi-detached approach favoured over continuous terracing in order to allow car parking to be independent of the existing rear access, and present a less continuous built form to existing residents.
  • 63. 61 Knockhall Road, Greenhithe - October 2012 Fig.46  Sketch Masterplan Feb 2012 Fig.47  Sketch Masterplan June 2012 Fig.48  Sketch Masterplan July 2012 3. Masterplan revised post consultation. Two modifications were shown. Existing residents at the consultation were opposed to the opening up of the pedestrian link between Nos 43 and 45 Knockhall Road to new residents of the proposed development. After some consideration this was therefore shown closed off, with the application boundary modified to clarify that the development would not have any impact on the rear access route. This enabled further parking to be shown for the bowls club, who clarified that a “double parking” solution would be acceptable as a way of increasing their parking count. The southern area of parking was shown offset from Jubilee Close in order to allow a significant (4m) green buffer between the rear gardens and the car parking area. A cross section was also produced to reassure residents of Jubilee Close that the parking would be at a lower level than that of their rear gardens. With some minor modifications to ensure adequate sunlight to rear gardens along the south east boundary, the July 2012 plan forms the basis of this application.