WHITFIELD PHASE 2 | DESIGN AND ACCESS STATEMENT · whitfield phase 2 | design and access statement...

22 WHITFIELD PHASE 2 | DESIGN AND ACCESS STATEMENT

PHOTOGRAPH - LOOKING SOUTH-WEST FROM PUBLIC FOOTPATH ER63 BY CHURCH WHITFIELD ROAD. THE FIELD IN THE SOUTH-EASTERN CORNER OF THE APPLICATION SITE IS SEEN THROUGH THE TREED BOUNDARY, AND TOGETHER WITH LAND IN THE FOREGROUND IS PROPOSED TO FORM PART OF THE GREEN INFRASTRUCTURE NETWORK TO THE PROPOSED DEVELOPMENT. WHEN COMBINED WITH ADDITIONAL PLANTING, THIS WOULD MAINTAIN SEPARATION BETWEEN THE BUILT AREAS AND CHURCH WHITFIELD HAMLET. THERE IS A GLIMPSE BEYOND THIS FIELD OF LAND WITHIN WUE PHASE 1 LIGHT HILL, LOCATED TO THE SOUTH OF ARCHERS COURT ROAD. THE ROAD ITSELF IS OBSCURED FROM VIEW, AS IT IS PARTIALLY SUNKEN, AND EDGED WITH DENSE HEDGES IN THIS LOCATION.

PHOTOGRAPH - LOOKING ACROSS THE EASTERN PART OF THE APPLICATION SITE THAT IS BOUND BY NAPCHESTER ROAD, THE A256, CHURCH WHITFIELD AND CHURCH WHITFIELD ROAD. THERE ARE CLEAR VIEWS ACROSS THE ARABLE LAND OF THE APPLICATION SITE, BUT ONLY LIMITED GLIMPSES BEYOND THE A256 DENSE ROADSIDE PLANTING, OF WOODED HILLS TO THE NORTH-EAST. VEGETATION AROUND CHURCH WHITFIELD CONTAINS VIEWS TO THE EAST. THE NAPCHESTER ROAD UNDERPASS TO THE A256 IS SEEN IN THE LEFT OF THE PHOTO, WITH THE LANE DESCENDING SHARPLY TO THIS POINT.

GLIMPSE TO LAND WITHIN WUE PHASE 1 LIGHT HILL

CHURCH WHITFIELD ROADEXISTING VEGETATION BY THE A256. ADDITIONAL PLANTING WOULD BE PROVIDED ALONG THIS BOUNDARY AS PART OF A PROPOSED GREEN CORRIDOR

A256 NAPCHESTER ROAD UNDERPASS

CHURCH WHITFIELD LARGELY ENCLOSED BY EXISTING VEGETATION. A LARGE AREA OF LAND NORTH-WEST OF THE HAMLET WOULD REMAIN UNDEVELOPED, FORMING PART OF A PROPOSED LARGE OPEN SPACE

WHITFIELD PHASE 2 | DESIGN AND ACCESS STATEMENT 23

PHOTOGRAPH - LOOKING NORTH-WEST TO NORTH-EAST FROM NAPCHESTER ROAD, FROM JUST SOUTH OF SHEPHERD’S CROSS, SHOWING THE UNDULATING LANDFORM. CHURCH WHITFIELD ROAD IS PARTLY SUNKEN, BUT THE LINE OF IT MARKED OUT BY THE LANE-SIDE SPORADIC HEDGES AND ROUGH GRASSLAND. EXISTING BUILT AREAS TO THE NORTH-WEST ARE PARTIALLY OBSCURED BY VEGETATION AT THE EDGES OF THE APPLICATION SITE AND WITHIN THE PROPERTIES. THERE ARE LIMITED GLIMPSED VIEWS OF PART OF THE WUE LAND WEST OF SANDWICH ROAD, AND THE WOODLAND FRAMING THIS TO THE NORTH. THE VIEW ALSO INCLUDES LAND IN THE NORTH-EASTERN PART OF THE WUE, PROPOSED FOR PHASE 3 NAPCHESTER WHITFIELD.

CHURCH WHITFIELD ROAD TO BE RETAINED AS PARTIALLY SUNKEN, RURAL LANE

OPEN VIEWS ACROSS THE APPLICATION SITE FROM THE NORTHERN END OF SANDWICH ROAD

WOODLAND TO THE NORTH-WEST, PART OF WHICH FALLS WITHIN WALDERSHARE PARK

EASTLING WOOD, LOCATED NORTH-EAST OF THE A256

GLIMPSE OF THE A256

LAND WITHIN WUE PHASE 3

NAPCHESTER ROAD

GLIMPSES INTO THE APPLICATION SITE AT GAPS IN THE VEGETATION ALONG THE A256 EMBANKMENTS

PHOTOGRAPH - LOOKING SOUTH-WEST FROM NORTH DOWNS WAY NATIONAL TRAIL, FROM A POSITION APPROXIMATELY 350M TO THE SOUTH-EAST OF ASHLEY. THE APPLICATION SITE IS SEEN BEYOND THE LINE OF VEGETATION THAT MARKS THE A256. THE EDGE OF THE EXISTING SETTLEMENT AT WHITFIELD IS SEEN, INCLUDING A CRANE WHICH WAS PRESENT DURING THE SITE VISIT BY THE RECREATION GROUND, AND TO THE LEFT OF THIS, THE TELECOMMUNICATIONS MAST ON HONEYWOOD PARKWAY.

EASTLING WOOD, LOCATED NORTH-EAST OF THE A256

CRANE PRESENT BY EXISTING RECREATION GROUND

LAND NORTH-EAST OF THE A256 IS INTENSIVELY FARMED, WITH LARGE SCALE ARABLE FIELDS AND LIMITED HEDGEROW BOUNDARIES

A256 MARKED BY ROAD-SIDE PLANTING

DISTANT VIEWS TO EDGE OF EXISTING WHITFIELD SETTLEMENT INCLUDING RECENT DEVELOPMENT BY PHASE 1A ON SANDWICH ROAD, AND OF NEIGHBOURING PARTS OF APPLICATION SITE


LANDSCAPE-RELATED PLANNING POLICY

2.47 National and local planning policy of relevance to the landscape and visual aspects of the Proposed Development focuses on protection of existing landscape, historic and natural features, responding to and enhancing landscape character, and providing networks of green infrastructure in association with high quality and inclusive design.

2.48 Dover District Council’s Adopted Core Strategy (2011) includes Policy CP11: The Managed Expansion of Whitfield, the landscape priorities of which are to:

• Retain and enhance existing hedgerows and tree lines, and integrate these into a green infrastructure network with open and recreational spaces. This should include facilities to deflect urbanisation and recreational pressures of development from the SAC.

• Protect the setting of listed buildings, Church Whitfield to remain a separate settlement, and integrate with existing residential areas while respecting amenity.

• Reinforce local character and distinctiveness, retain public rights of way, and retain important views into and out of the settlement and development area.

2.49 This is supported and reinforced by Core Strategy Policy CP7 which focuses on the protection and enhancement of green infrastructure, and Policy DM19 relating to the need to minimise harm to landscape character from development.

2.50 In addition, the Landscape and Open Space measures set out in the Kent Design Guide states that a well designed landscape will provide:

• An attractive setting for a development, its users and occupiers, and a positive environment of wider economic benefit.

• A sense of place with a clear identity, and a sense of space and enclosure. Spatial benefits include integrating the visual impact of the built environment with nature.

• Environmental benefits including micro-climate creation and the reduction of water consumption, as well as noise and visual screening, and

• Retention of cultural associations with the natural environment.


VISUAL APPRAISAL

2.51 Despite the limited structure of vegetation within or surrounding the Application Site, the areas from which are limited to a relatively small area. This extends to around 1km to the north-west and north, to around 1.9km to the north-east, and around 0.3km to the south.

2.52 There are clear views across the Application Site from Public Footpath ER63 and the lanes which cross it, and from the northern, open end of Sandwich Road.

2.53 There are also many views into the Application Site from the dwellings and Public Footpath ER63 at the eastern edge of Whitfield.

2.54 Views into the Application Site from Whitfield Recreation Ground, the A256 and from Archers Court Road are partly screened by existing vegetation in the local area.

2.55 Most views from Church Whitfield into the Application Site are well contained by the existing vegetation around the hamlet, except from the dwelling located at the end of the view line along Public Footpath ER63.

2.56 The Application Site is also seen in longer views from areas of elevated, open ground to the north-east of the A256, such as from Little America by Eastling Wood, from the North Downs Way National Trail near Ashley and east of Napchester Road, as well as from a few other elevated public rights of way and scattered dwellings in this area.

2.57 A selection of photographs are shown on the opposite and following pages, that illustrate the character of the Application Site, the neighbouring land uses described above, and views into it from surrounding areas.

2.60 Given the current low levels of ecological interest within the site, together with the proposals for extensive areas of Green Infrastructure, there is an opportunity to bring forward significant gains for biodiversity as part of the Proposed Development. In addition to the creation of flower-rich grassland as mitigation for potential effects on the nearby Lydden and Temple Ewell Downs SAC, potential ecological benefits would include enhancement and ongoing management of retained hedgerows, together with new tree planting. Creation of a small number of ponds may also be possible, for example within SUDS attenuation features. These habitat enhancements would in turn provide benefits to a wide range of animal species.

ECOLOGY

2.58 Ecological survey, in the form of an extended Phase 1 habitat and faunal survey has been undertaken within the Phase 2 Site. The Site largely comprises intensively managed arable farmland, with smaller areas of species-poor improved and semi-improved grassland. A number of field margins are demarcated by hedgerows, but many of these are fragmented and isolated, so that collectively they fail to form a coherent network across the site. Overall, the site is assessed as being of low ecological value in terms of botanical and habitat interest.

2.59 Unsurprisingly, given the nature of the habitats present, the Site is also assessed as being of low ecological value for its fauna. Nonetheless, the habitats present are likely to be of some value in relation to protected species. In particular, bats, all of which are European Protected Species, will doubtless make some use of the site for foraging and potentially for commuting between roosts and foraging areas. However, the species concerned are likely to be restricted to the more common and abundant UK species, while the value of the site remains limited, even for these species. The only species of note for which specific evidence was actually recorded within the Site is Badger, with two small outlier setts present in the southern part of the site.


requirements. The offsite reinforcement is likely to take in the order of 2-3 years to design and construct, following formal application. This assessment has been based on traditional and direct gas connection to all new development and excludes any allowances for renewables requiring a gas connection.

2.67 It is proposed that water and space heating for the site will be provided via Combined Heat and Power (CHP) and district heating systems, distributed through an onsite Energy Centre. Therefore gas supplies from the network will be required to supply the Energy Centre directly.

2.68 It is therefore expected that a new MP gas main will be laid in the verge of the A2 (from the identified connection point), the A256, through the Phase 1 site and into the proposed development within the new access road (to be adoptable highway).

2.69 Gas supplies could therefore be limited to serve the Energy Centre only, thus saving gas infrastructure across the site and potentially offsite reinforcement upgrades due to reduced gas consumption from traditional direct gas connections.

Electricity

2.70 The incumbent electricity provider and Distribution Network Operator (DNO) for the Whitfield and Dover area id EDF Energy. EDF Energy have confirmed that there is currently in the order of 8MVA of spare capacity available at the existing Dover 33kV/11kV Primary Substation (PSS) and 11kV underground cabling infrastructure situated to the south of the development, to supply the proposed development initial phasing at 11kV. This will require additional switchgear at the PSS and also subject to network capacity availability at the time. This commands that a new primary substation and HV cable connection in developed to serve the master plan area.

2.71 This capacity is sufficient to supply in the order of 4,000 residential homes via traditional direct connection, excluding consideration of on-site energy efficiencies and power generation.

BT

2.72 The incumbent telecommunications provider within the Whitfield and Dover area is BT Openreach.

FLOOD RISK AND DRAINAGE

2.73 According to the EA online Flood Map, Parsonage Whitfield and Shepherd’s Cross lie within an area where the chance of flooding is less than 0.1% in any given year, and, therefore, in Flood Zone 1, as defined in PPS25. The nearest watercourse, the River Dour, is located over 2km to the south of the site. The low level of flood risk is also confirmed by the results of the Dover District Council Strategic Flood Risk Assessment (SFRA). Surface water from the site currently discharges to groundwater.

2.74 An outline surface water drainage strategy has been developed for Light Hill based on the principles outlined in the SPD that was prepared for the wider masterplan area, and in line with PPS25 requirements and the EA recommendations. As part of the development of the site, on site infrastructure will be provided to collect surface water runoff from around the site and route it to key locations so that surface water can be drained from the site using SUDS techniques. These are likely to include a strategic swale network and detention basins, which will filter, convey and store surface water before discharge to ground via deep bore soakaways. Smaller private soakaways may also be possible where geology permits. Exceedence events, where excess surface water may flow overland, will be managed through integration with the green infrastructure.

UTILITY SERVICES

Wastewater

2.61 Wastewater in the Dover area is collected and treated by Southern Water, with the majority of waste water being treated at the Broomfield Bank Waste Water Treatment Works. However, it is understood that there is insufficient capacity in the sewerage network at Whitfield for any further development.

2.62 The Water Cycle Strategy for Whitfield investigates a number of options for collecting and treating wastewater from the proposed development. This recommends that a new strategic pumping station and rising main is developed to serve the masterplan area.

Water Supply

2.63 Water supply is an important issue for the WUE. Veolia Water South East supply potable water in the area. In their Water Resources Management Plan, they state that there are sufficient resources available to meet future demand if this can be constrained using demand management measures.

Gas

2.64 The incumbent gas provider for the Whitfield and Dover area is Scotia Gas Networks (SGN).

2.65 SGN have confirmed that the point of connection onto their gas network to supply the proposed development is to the existing 315mm (12”) diameter medium pressure (MP) gas main situated to the south of the Phase 1 site and on the north side of the A2 carriageway.

2.66 SGN have advised that there are no current issues relating to capacity or pressure at Whitfield, within the existing Mp gas network adjacent to the site, however offsite reinforcement, downstream and to the south maybe required subject to timing of the phased build out and specific gas load


2.75 This approach will ensure that surface water runoff from the proposed development does not increase the risk of flooding elsewhere and provides a suitable level of treatment of the surface water runoff prior to discharge from the site.

NOISE

2.76 The noise climate of the site has been assessed and is considered to be within Noise Exposure Categories A and B, which are suitable for residential development. The masterplan includes a buffer zone between the proposed dwellings and the A256. Mitigation such as double-glazing with alternative ventilation has been recommended where the upper limit of the PPG24 Noise Exposure Category (NEC) A is exceeded.

2.77 Most of the noise sensitive receptors in the surrounding area would not experience a significant effect when the development is and operational. Two receptors in the immediate vicinity of Church Whitfield Road would experience a major/moderate adverse significant effect.

2.78 Noise limits have been proposed for the construction phases and for the proposed energy uses on the site. With these limits in place the proposals will not have a significant impact on existing or proposed dwellings.

LISTED BUILDINGS

2.79 Of the listed buildings in the vicinity of the Phase 2 Site, the only one which is not separated from the Phase 2 Site by existing development or topography, and therefore potentially affected by the Proposed Development, is the church of St. Peter at Church Whitfield (Grade II*), close to the east of the Phase 2 Site.

2.80 The significance of St. Peter’s Church at Church Whitfield as a built form in the landscape is limited as it is not prominent in the landscape. The building is discreetly sited so is hardly visible from most vantage points outside the hamlet of Church Whitfield. However, the presence of an ancient church also serves to underline the historical origins of Whitfield at Church Whitfield. St. Peter’s Church is a part of a distinctive, small settlement at Church Whitfield, but its significance derives from its role in the evolution and current day life of Whitfield as a community, being separate from, yet at the heart of, the community. The setting of the building within trees and loose group of buildings reinforces Church Whitfield’s intimate and small-scale character, distinctive and distinguishable from that of (West) Whitfield.

ST. PETER’S CHURCH,


HIGHWAYS NETWORK PLAN


CONNECTIONS AND PUBLIC TRANSPORT

2.81 Church Whitfield Road and Napchester Road are two narrow lanes that cross the site and form a crossroads feature north of the centre of the site. Church Whitfield Road is a quiet rural lane that links Archer’s Court Road in the south to Sandwich Road in the north. Napchester Road is a quiet rural lane that links Whitfield to Roman Road passing under the A256.

2.82 Phase 2 is situated on the east side of Whitfield some 7km north of the centre of Dover and Dover Priory Railway Station.

THE NAPCHESTER ROAD AND CHURCH WHITFIELD ROAD JUNCTION

2.83 It is 34 km from the M2 motorway at junction 7 Brenley Corner and 20km from the M20 motorway at junction 13. The A256 forms the eastern boundary and Archer’s Court Road forms the southern boundary. The A2 London-Dover trunk road forms the southern boundary to the Phase 1 site.

2.84 The A2 provides a direct route to Canterbury, about 25km away, to the north-west. Folkestone is 24 km to the south-east via the A20. Via the A256 Sandwich Road 14km to the north and via the A258 Deal 14km to the north-east.

THE UNDULATING CHURCH WHITFIELD ROAD HEADING NORTH TOWARDS SANDWICH ROAD


2.86 Since December 2009 the journey time to London has improved dramatically with the HS1 High Speed domestic rail services offering journeys from Dover Priory to London St Pancras in 67 minutes. Other ‘classic’ domestic services remain, and complete the journey to London Charing Cross in just less than two hours. Services to London Victoria are also available.

2.87 The approved Phase 1 development includes a new at-grade junction on the A256, located between Archer’s Court Road and the A2 dumbbell junction. A ‘bus gate’ will be provided onto the new primary street to the south Archer’s Court Road to ensure traffic from the Phase 1 new development cannot access the existing road network and in particular increase traffic demand at the Whitfield roundabout. It is proposed that when Phase 2 of the development comes forward and the primary road is linked to the new Village Centre on Sandwich Road the ‘bus gate’ will be repositioned onto Archer’s Court Road.

2.85 Whitfield is currently served by local bus services offering a combined frequency of six buses per hour into Dover, along with hourly buses to Canterbury, Ramsgate and Sandwich.

NAPCHESTER ROAD PASSING UNDER THE A256

PROW ER63 FROM CHURCH WHITFIELD TOWARD WHITFIELD,


2.88 For pedestrians Whitfield is very permeable with a network of formal and informal routes crossing the village. The site is crossed by two main public rights of way. One, the ER63, runs diagonally across the fields west from Church Whitfield to Whitfield where it joins the road network to then return along the eastern edge of Whitfield, to the rear of dwellings fronting Farncombe Way to Archer’s Court Road. To the south of Church Whitfield, ER62 passes beside the farmstead of Parsonage Farm, which is to be retained, to join Archer’s Court Road. This PROW is currently closed to access.

2.89 The Sustrans Regional Cycle Route 16 from Dover enters the site from the southern part of Church Whitfield Road and follows Napchester Road toward Canterbury. At the crossroads an alternative cycling route to Sandwich to the east is available.

2.90 The Whitfield roundabout is known to have capacity issues and any development proposals need to take this into account.

NATIONAL CYCLE ROUTE 16 AND ALTERNATIVE CYCLE ROUTE TO SANDWICH

PROW ER62 CURRENTLY CLOSED TO ACCESS


FACILITIES PLAN


FACILITIES AND SERVICES

2.91 Whitfield has interspersed local shops and community facilities. Sandwich Road is the main spine to the settlement and is where most of the facilities are located.

2.92 At its southern end at the junction with Archer’s Court Road are the Archer public house, a row of shops, a fast food outlet and a garage. These are largely supported by their proximity to the Whitfield roundabout. These are about 1.2km from the Phase 2 Site.

2.93 The small local store with post office is located at the junction with Bewsbury Cross Lane less than 1km from the Phase 2 site with the Whitfield Village Hall, Whitfield School and recreation ground all within easy access. St Peter’s Church at Church Whitfield lies close to the Phase 2 site.

2.94 The Phase 1 proposals for the WUE include a range of uses including a primary school; a care home; and, a local centre containing retail (A1-A3). The proposals for Phase 1A of the WUE include a new Village Centre to include retail (A1-A3); Employment (B1a); a health and social care centre (D1) including police office, doctors and dental surgery, pharmacy and social services provision; and, a learning and community campus including a primary school, adult education and youth facilities.

2.95 Dover town centre is located approximately 7km to the south of the centre of the site and contains a wide range of retail, commercial, leisure, community and health facilities.

THE ARCHER PUBLIC HOUSE

THE ROW OF SHOPS AT THE SOUTH END OF SANDWICH ROAD

THE GARAGE AND FAST FOOD OUTLET ADJACENT TO THE WHITFIELD ROUNDABOUT

WHITFIELD LOCAL STORE

WHITFIELD VILLAGE HALLFACILITIES PLAN


LOCAL DENSITIES PLAN


SURROUNDING CHARACTER ANALYSIS

2.96 The historic Whitfield has been subsumed within modern development with few indications of the original village character. However, its analysis, alongside the surrounding East Kent towns and villages, provides a better picture of the local vernacular, which may assist with any future development of Whitfield. Reference should be made to ‘The Historic Development & Character Analysis’ by ADAM Urbanism, September 2010.

CRANLEIGH ROAD LEADING FROM ARCHER’S COURT ROAD, TO THE SOUTH-WEST OF THE SITE, AND JOINING TO FRANCOMBE WAY. CONSTRUCTED IN THE 1960S, THE AREA CONTAINS LARGELY DETACHED AND SEMI DETACHED HOUSES WITH GARAGES.

2.98 Napchester Road is a quiet narrow lane that bisects Shepherd’s Close. With no footpaths, the front gardens of the dwellings either side directly abut the carriageway. Front gardens are usually deep to accommodate frontage parking and defined by either hedges or low walls. To the west a small number of dwellings abut the carriageway with only a small front space defined by low planting or white chains. Towards the site, properties are more modern, with a greater percentage of bungalows and a few two storey, detached and semi-detached houses.

NAPCHESTER ROAD LOOKING TOWARDS THE PHASE 2 SITE

2.97 Archer’s Court Road forms the northern edge to the site. The road has an early-twentieth century character, with two storey, detached properties set in relatively large plots. Some later bungalows are inserted in-between. Towards the site, properties are more modern, with two storey, detached and semi-detached houses.

LOCAL DENSITIES PLAN


ST. PETER’S CHURCH, CHURCH WHITFIELD PLANFROM ‘THE HISTORIC DEVELOPMENT AND CHARACTER ANALYSIS’ BY ADAM URBANISM, SEPTEMBER 2010, P.24


Church Whitfield

2.99 St Peter’s Church, located in Church Whitfield, has Saxon origins and remains the historic focal point of the small hamlet. As noted earlier it is Grade II* listed. Trees enclose the church and its grounds and from beyond the trees it is virtually invisible. The hamlet of Church Whitfield is formed by a small group of houses with larger mature gardens. Viewed across open fields, other than Rosemount (a buff coloured, rendered house at the end of the long view from Whitfield on the line of the public right of way ER63) the hamlet is well enclosed by trees and it is this landscape that is the important aspect of its general setting.

2.100 Church Whitfield Road is a quite rural lane and this contributes to the character of the village.

2.101 The proposals should acknowledge and protect the setting of Church Whitfield, so that it keeps its own identity and is not simply subsumed by new development.

2.102 Development should;

• Maintain the visual connection with Whitfield along the line of the public right of way and the long view towards Rosemount.

• Maintain an openness of setting of Church Whitfield with open space between it and any development to the south-west.

• Development along the edges facing Church Whitfield should be of lower density and generally be of detached houses in larger plots.

• Maintain the public right of way, ER62, from Archer’s Court Road to Church Whitfield via Parsonage Farm.

• Maintain the character of Church Whitfield Road as a quiet rural lane.

ENTRANCE TO CHURCH WHITFIELD FROM THE SOUTH.

PROW ER63 LOOKING EAST TOWARD ROSEMOUNT AND CHURCH WHITFIELD

PROW ER63 LOOKING EAST TOWARD ROSEMOUNT AND CHURCH WHITFIELD


CONSTRAINTS & OPPORTUNITIES PLAN


CONSTRAINTS AND OPPORTUNITIES

2.103 The constraints and opportunities presented by the site are used to inform and structure the development proposals. These are outlined below and illustrated, where appropriate, on the Constraints and Opportunities plan shown opposite.

2.104 The key constraints and opportunities from the SDP are:

KEY CONSTRAINTS AND OPPORTUNITIES

Whitfield Parsonage

• For Church Whitfield to remain as a separate settlement but to maintain its relationship with the adjoining farmstead at Parsonage Farm;

• To ensure the setting of Church Whitfield, the farmstead and in particular the church are protected and enhanced;

• To restrain development to the south-west of PROW ER62 and the Parsonage Farm outbuildings;

• To successfully bridge the step change in development scale and type between Light Hill (Phase 1) and Parsonage Whitfield neighbourhoods;

• Retain and maintain the rural and visual characteristics of Church Whitfield Road;

• Use existing and proposed PROW network, landscape framework, physical and topographical features and green infrastructure network to help define layout pattern, scale and form;

• Provide a range of spatial types along the green corridor to the north-west of Archer’s Court Road, which would respond to its location along this route and to introduce tree planting to define the route;

• Use structural canopy tree planting and public realm spaces within the development area; and

• Make the most of opportunities to improve, enhance and extend the existing PROW network.

Shepherd’s Cross

• Maintain viewing corridors;

• To protect, strengthen and reinforce the function of PROWs;

• Retain physical characteristics of historic Church Whitfield Road’s high embankments and deep hedgerow and tree covered verges;

• Protect and incorporate the topographical features of ridges and valleys and the historic features of lanes and the Shepherd’s Cross landmark into development proposals;

• Incorporate only two storey buildings unless otherwise fully justified;

• Ensure development proposals protect existing residential and visual amenity;

• Design traffic management measure solution into development proposals;

• Introduce only low density housing with associated structural tree planting adjacent to the A256, especially in elevated situations;

• Incorporate strong sequence of wetland features within open space corridor along valley floor and use SuDs features to emphasise progression into valley floor from ridgelines; and

• Continue the green infrastructure network alongside the A256 and throughout the development area.


DESIGN RELEVANT PLANNING POLICY

2.105 Government guidance in the form of the National Planning Policy Framework (NPPF) states that there is a presumption in favour of sustainable development and a core principle in support of this is to:

“ Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings” (para 17, point 4, NPPF 2012)

2.106 The NPPF sets out the Government’s commitment to good design, within Section 7 ‘Requiring Good Design’:

“ The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”

“ It is important to plan positively for the achievement of high quality and inclusive design for all development, including individual buildings, public and private spaces and wider area development schemes.” (para. 56 & 57, NPPF 2012).

2.107 Section 7 of the NPPF, seeks to promote more sustainable development by requiring developers to address the following:

• Add to the overall quality of the area;

• Establish a strong sense of place;

• Optimise the use of land and placing an importance on high quality design;

• Respond to the local character and history;

• Create safe and accessible environments; and

• Are visually attractive with good architecture and appropriate landscaping.

2.108 However, the NPPF goes on to state at paragraph 60 that:

“ Planning policies and decisions should not attempt to impose architectural styles of particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirement to conform to certain development forms or styles. It is however, proper to seek to promote or reinforce local distinctiveness”.

2.109 National Planning Policy Framework (NPPF) Section 4: Promoting Sustainable Transport, recognises that transport policies have an important role to play in facilitating sustainable development, and also in contributing to wider sustainability and health objectives. Smarter use of technologies can reduce the need to travel. The transport system needs to be balanced in favour of sustainable transport modes, giving people a real choice about how they travel. However, the Government recognises that different policies and measures will be required in different communities and opportunities to maximise sustainable transport solutions will vary from urban to rural areas. Of particular note is paragraph 38 where larger scale residential developments are encouraged to promote a mix of uses on site for the day-to-day needs of the community.

2.110 National Planning Policy Framework (NPPF) Section 8: Promoting healthier communities, recognises that access to high quality open spaces and opportunities for sport and recreation can make an important contribution to the health and well-being of communities.


2.111 National guidance in the form of the National Planning Practice Guidance (NPPG), published in March 2014 further reinforces the NPPF’s commitment to requiring good design by stating:

“ Achieving good design is about creating places, buildings, or spaces that work well for everyone, look good, last well, and will adapt to the needs of future generations. Good design responds in a practical and creative way to both the function and identity of a place” (para 001, National Planning Practice Guidance, March 2014, ref ID 26-034-20140306).

2.112 Whilst the National Planning Policy Framework (NPPF) and the subsequent publication of National Planning Policy Guidance (NPPG), (March 2014) has replaced the Planning Policy Statements the following design guidance documents are still relevant to creating good design:

• Safer Places – The Planning System and Crime Prevention (ODPM, 2004);

• Manual for Streets 1 & 2 (DOT/DCLG 2007/2010);

• Building for Life 12 (CABE at the Design Council, Design for Homes and the Home Builders Federation, 2012) and

• Design at Access Statements – How to write, read and use them (CABE 2006).

Local Planning Guidance

2.113 Dover District Council adopted its Core Strategy on 24th February 2010. The approval comes after the Planning Inspector’s decision that the Core Strategy as submitted by Dover was sound.

2.114 An area of proposed development around Whitfield, called The Whitfield Urban Expansion Area was approved as a strategic allocation within the Core Strategy for circa 5,750 new dwellings and mixed-use development under Policy CP11 – ‘The Managed Expansion of Whitfield’. The explanatory text to Policy CP11 states that:

2.115 The site is suitable to accommodate an expansion of around 5,750 homes supported by a range of physical, social and green infrastructure, retail, small-scale professional offices and other uses such as pubs, cafes and community facilities.

2.116 The major purpose in design and quality terms is to create an expanded community at Whitfield that improves the level of local facilities, and the way in which the settlement functions while making the major contribution to the creation of a broader and more appealing housing market at Dover.

2.117 The applicant, Dover District Council and the other developer/landowners agreed to work collaboratively to produce a master plan for the Whitfield Urban Expansion based on the criteria set out within the adopted Core Strategy, and the published draft WUE SPD (April 2012) is the result of this process.

2.118 This WUE SPD was adopted by Dover District Council in April 2011 and will guide future development around Whitfield. This Design and Access Statement has been prepared to support Phase 2 of the WUE proposals. Phase 2 is crucial to unlocking the wider site and delivering the social and physical infrastructure benefits Whitfield needs as part of its future expansion. It has been prepared against the background of the adopted SPD and discussions with DDC officers.

2.119 A comprehensive programme of community and stakeholder engagement was included as part of the draft WUE SPD. Discussions with a number of stakeholders, including the community and the elected representative group, have been extremely influential in the delivery of the SPD and, by inference, the subsequent content of this application.

DESIGNPRINCIPLES

03


WUE SPD CONCEPT MASTERPLAN


03 DESIGN PRINCIPLES

3.1 In line with National and Local Government Guidance and Policy, considerable importance has been placed on achieving a high standard of design across the site. The application of urban design objectives will ensure a high quality layout is achieved, whilst the identification of the constraints and opportunities will ensure that the proposals are sensitively assimilated on the site and into the surrounding landscape and urban fabric. Successful urban design is dependent upon achieving an appropriate relationship between community needs, development principles, development form and a positive response to local conditions.

3.2 The masterplan forms part of the outline planning application submission for Parsonage Whitfield and Shepherd’s Cross and provides a clear and definitive illustration of the proposals. This takes into full account the issues of urban design, landscape, transport and visual impact.

DESIGN PRINCIPLES

3.3 Summary of Approach for the WUE

• The proposed WUE development form and layout will provide a number of distinct neighbourhoods each with its own character which will incorporate the areas shown as extensions to the existing settlement;

• All of the new development areas will be accessed off of a Primary Street that will commence off the A256 and will eventually link to an access off the A2 west of Whitfield. No new development, with the exception of some limited facilities which are to be developed early in the new village centre to the north of Sandwich Road, will use the existing roads which link to the Whitfield roundabout. The Whitfield roundabout is constrained and will require capacity improvements during the development programme.

• Provision is made for 5,750 dwellings at a range of densities. In addition to the village centre,

each neighbourhood will have a local centre identified by a particular use or built form. An important feature of the scheme is to assist the implementation of a Bus Rapid Transit system which will link Whitfield to the High Speed1 (HS1) service at Dover Priory and to the town centre facilities.

CORE DESIGN PRINCIPLES

• Core Design Principles for the Development of the WUE Area

• The expansion of the village should, as far as possible, retain the existing character of Whitfield;

• The existing village will be protected by a series of linked green spaces around the perimeter;

• Green corridors and links will connect existing Whitfield with the wider countryside, maintaining key views;

• The green corridors will define a cluster of neighbourhoods/villages around the perimeter of Whitfield;

• The existing woodland, trees, hedges and habitats will be protected and enhanced where possible;

• The character of the existing lanes will be retained as far as possible;

• A new access will be created off the A256 to serve the development. All new development, except the new village centre to the north of Sandwich Road, will be served off the new access and new development will not take place until the infrastructure is in place;

• A long term objective will be to provide an access off the A2; this may be linked to a Park and Ride;

• The existing PROW’s will be retained and new footpath/cycleway connections will be made to the countryside;

• Streets will be designed to be attractive and safe for all road users. Some minor residential

streets will be designed as shared surfaces providing a safe environment for pedestrians and cyclists;

• The new development should reflect and reinforce the tradition, character and form of neighbouring historic towns such as Sandwich and Deal with reference to the adopted Design Code;

• A wide variety of housing types will be provided to ensure a balanced and mixed community and enable people to remain in the neighbourhood through the changing circumstances of their lives.

• Housing will predominantly be for families;

• Development will be set back from the A2 and A256 to take account of the noise and air quality surveys;

• The new neighbourhoods will be developed from the east in an anticlockwise direction. Each neighbourhood should be substantially complete before the next neighbourhood is commenced;

• The new village centre to the northern end of Sandwich Road will be delivered in parallel to the first phase of residential to assist in providing new facilities to serve the existing residents from day one. This will include local shops and services;

• The development will be tested commercially to ensure it is sustainable and viable;

• The impact of passive solar design principles to all buildings along with the use of building mounted energy generation technology must be considered in all planning applications. Building orientation, internal layout of dwellings, window design and solar shading will all need to be considered to address the need to minimise building energy design requirements;

• External elevations and roofscapes should include the potential for incorporating micro generation technologies.


QUALITY OF PUBLIC REALM

“ Developments will establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit” (paragraph 58, point 2, NPPF 2012.)

• Provision of a clear hierarchy of connected spaces and places, including streets, accessible by a variety of users which consider the design of the space as well as its function as a movement corridor;

• Integration of existing and proposed landscape features in order to soften the built form, particularly towards the countryside edge of the development;

• Creation of a clearly defined public realm through the provision of continuous building frontage lines and variations in enclosure of private spaces;

• Control of access to private areas, particularly rear gardens and parking courts; and

• Provision of a variety of accessible public open spaces and recreation areas to meet the needs of the local community whilst encouraging social activity.

ACCESSIBILITY

“ Developments optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public spaces as part of developments) and support local facilities and transport networks” (paragraph 58, point 3, NPPF 2012.)

• Integration of Parsonage Whitfield and Shepherd’s Cross into the existing movement network, including new public transport provision with bus stops located within easy walking distance of all the new dwellings;

• Convenient, safe and direct access for all residents to the existing and proposed local services and facilities including schools, retail, community uses and employment opportunities;

• Enhancement and extension of the existing public rights of way network as an integral part of the development, particularly facilitating access to the Village Centre and existing employment areas;

• Maximisation of the opportunities for alternative modes of transport to the car particularly walking, cycling and bus travel;

• Creation of a clear movement hierarchy providing easily recognisable routes which balances the street as a space alongside its function as a movement corridor; and

• Maximisation of the connections to the Village Centre via sustainable routes for pedestrians, cyclists and public transport users.

3.4 Development at Parsonage Whitfield and Shepherd’s Cross will follow these core design principles.

3.5 The principles which have been developed in order to steer the design of the new community have been derived from the site assessment in conjunction with the delivery of a high quality development which achieves the criteria set out within the NPPF, namely:

FUNCTION AND QUALITY

“ Developments will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development” (paragraph 58, point 1, NPPF 2012.)

• New development provides the opportunity to establish a distinctive identity to a place which, whilst having its own character, integrates with the surrounding built form and landscape context;

• Retention of the existing landscape features on the site;

• Establish a distinctive identity through well-designed spaces and built form; and

• Minimise the impact of the development on the open countryside and surrounding context; and

• Ensure that the development does not increase the risk from flooding in the area.


A PLACE FOR EVERYONE

• Creation of a development which allows ease of movement for all types of users and provides equal employment, social, community, leisure and retail activity opportunities for all; and

• Consideration of the proposals in relation to the location of the buildings on the site, gradients, and the relationship between various uses and transport infrastructure, particularly for those with disabilities.

SUSTAINABILITY

• Provision of an Energy Centre which can cater for the everyday needs of the new residents;

• Provision of a range of house types, tenures and sizes in order to cater for choice and a variety of households;

• Provision of Sustainable Urban Drainage Systems as part of the flood mitigation proposals;

• In-built ‘robustness’ – the ability of the development, including individual buildings, to adapt to changes such as use, lifestyle and demography over time; and

• Make efficient use of land through proposing a development with an appropriate density.

RESPONSE TO CONTEXT

“ Developments will respond to local character and history, and reflect the identity of local surrounding and materials, while not preventing or discouraging appropriate innovation” (paragraph 58, point 4, NPPF 2012.)

• Integration of the development into the existing built form fabric of Whitfield and Church Whitfield particularly in relation to scale, height and massing;

• Respond to the existing site topography including the consideration of views in and out of the site;

• Retention of the existing landscape features and habitats on the site; and

• Protection of existing and proposed residential amenity through the use of frontage development thereby enclosing rear gardens.

SAFE AND ACCESSIBLE ENVIRONMENTS

“ Developments create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion” (paragraph 58, point 5, NPPF 2012.)

• Creation of a clearly defined public realm through the provision of continuous building frontage lines and variations in enclosure of private spaces; and

• Control of access to private areas, particularly rear gardens and parking courts.

Key Design Principles for Parsonage Whitfield and Shepherd’s Cross

3.6 This outline planning application submission follows the design principles established in the overall masterplan and SDP document and includes the following key Design Principles for Phase 2:

• A new primary street should connect Archer’s Court Road to the new Village Centre in Shepherd’s Cross and Sandwich Road;

• Streets should be designed to be attractive and safe to all road users;

• The existing PROW’s should be protected and enhanced where possible, linking to a new comprehensive pedestrian and cycle network;

• The character and setting of Church Whitfield and St. Peter’s Church listed building should be protected.

• The historic rural lane character of Church Whitfield Road and the Historic Landmark at Shepherd’s Cross should be retained;

• Perimeter and central green corridors should provide a green framework for development, retaining existing key views and links to the countryside;

• The existing trees, hedges and habitats should be protected and enhanced where possible;

• New development should reflect and reinforce the traditional character and form of East Kent towns and villages and will be controlled trough a Design Code;

• A wide variety of housing types should be provided to ensure a balanced and mixed community.

INVOLVEMENT04


4.1 The SPD was developed through a wide-ranging programme of public engagement which involved community representatives, landowners and interested developers, public authorities and infrastructure providers. Community representation was organised through a community Liaison Group comprised of local residents.

4.2 The community facilities envisaged as part of the overall development reflect, where feasible, the wishes of the Whitfield community with the aim of ensuring both new and existing residents benefit from the creation of an expanded Whitfield over the course of the development timescale.

4.3 Work with the local community included seeking the opinions of local residents. This was achieved through a series of public events which included a public exhibition, two workshops and a series of focus group meetings.

WUE SPD PUBLIC ENGAGEMENT AND CONSULTATION


4.4 A series of issues were identified through the process. Those issues relating to the design of the masterplan, and of particular relevance to the evolution of the proposals, were:

Village:

• Keep existing character

• New development to have village feel

• No monolithic development

• Sense of community with new development, shared facilities

• Series of linked villages

• Independent phases each with own public space etc.

Highways:

• No increase in Whitfield roundabout capacity

• Keep character of rural lanes

• Pedestrian safety

• New access for new development (and construction works)

Landscape and ecology:

• Keep connections to countryside, green corridors

• Good footpaths and dog walking

• Useful green space for the community

• Keep important views

• Keep existing woodland

• Protect wildlife

• Plant more trees

New Facilities:

• Community buildings/church/hall

• Doctor’s surgery

• More local retail

• Playing fields

• Improved bus service

Design:

• Suitable housing for families

• Housing with gardens

• Housing for old people

• Affordable housing

• Live/work opportunities

• No overlooking of existing properties

• Adequate parking

• Design variety, not all the same

• Traditional design

• n keeping with Whitfield

• Eco friendly design

4.5 Once these initial issues were identified, further consultation events were held. These included an accompanied walk around the village with the members of the Community Liaison Group, followed by a meeting and a second public exhibition event. This aimed to demonstrate how the work on the emerging masterplan was developing, discuss various options for the development of the masterplan area and a Preferred Option, which best addressed the design concerns raised. Visitors showed a clear preference for the form of development that underpins the SPD. The SPD was adopted in April 2011. The Indicative Masterplan for Phase 2 closely follows the SPD.

04 INVOLVEMENT

DESIGNPROPOSALS

05


INDICATIVE MASTERPLAN


INDICATIVE MASTERPLAN

5.1 The Indicative Masterplan closely follows the Concept Masterplan shown in the SPD.

05 DESIGN PROPOSALS

Parsonage Whitfield

5.2 The historic character of Church Whitfield Road will be protected and enhanced within open space. This will contribute to the setting of Church Whitfield and the setting of the listed building. The SPD has indicated that land to the west and south-east of Church Whitfield is not suitable for development and could form part of a new network of green infrastructure. The area south-east has the potential to be used as an extension of the churchyard, which will include additional car parking, churchyard and cemetery area.

5.3 New planting can be carried out alongside the north-western edge of Archer’s Court Road. The existing hedgerow will be retained (accept for a new access). Buildings will be set back from the road - which will feel spacious and have a leafy rural character. This form of street treatment will allow the built form to flow into the rural setting of Church Whitfield to the north-west and the countryside beyond. Development scale and density will be expected to successfully bridge the difference in spatial character and form between the Light Hill (Phase 1) and Napchester Whitfield neighbourhoods, either side of Archer’s Court Road.

5.4 Within Parsonage Whitfield the ridges and valleys which run south-west to north-east follow the landform and structural tree belts. An area has been set aside for green infrastructure along the north-eastern edge of Whitfield from Archer’s Court Road to the existing recreation ground. The topography and green infrastructure setting, therefore, have influenced development proposals.


5.5 The area will be unified by design consistency, but with densities varied to respond to its boundary with Church Whitfield. The development edge facing Church Whitfield will be loose knit and avoid regimented frontage to provide a soft interface. A new primary street will connect Archer’s Court Road to the new village centre in Shepherd’s Cross. Development fronting the primary street is likely to have the highest density. There would be opportunities along this street for a combination of two and three storey buildings, subject to its topography, setting and landscape. Generally dwellings within the development area would be two storeys with the occasional buildings around key squares and greens up to three storeys, again subject to location impacts.

5.6 The edge facing Whitfield will have built frontage addressing the existing public footpath running along the rear of gardens in Farncombe Way. The edge would be informal. The indicative masterplan shows an opportunity here for a continuous green infrastructure belt between the existing village edge and the new development area, which would connect Archer’s Court Road to the recreation ground and further swathe of green infrastructure, which would run alongside the north-western edge of Church Whitfield to the A256 beyond.

5.7 There is potential to extend the PROW network to improve and enhance movement connections between development areas and the surrounding countryside. PROW ER63 has been shown with a wider buffer along the south-eastern edge to maintain views to Rosemount. The substantial area of green amenity space shown on the indicative masterplan separates the neighbourhoods of Parsonage Whitfield and Shepherd’s Cross, and gives further protection to the setting of Church Whitfield. It provides a continuous and expansive green link with sports pitches, gardens, allotments as well as SuDs basins along the valley between Whitfield and the A256 to the north-east. The developed area would be further broken through the use of open public realm spaces and areas of tree planting.


5.10 Development is shown to back onto the rear gardens of existing dwellings in Whitfield along Napchester Road, safeguarding and protecting the amenity of existing residents. PROW ER63 follows the rear of properties along Beauxfield and the Indicative Masterplan shows the potential for new dwellings to front this footpath, and the existing hedge and trees, to improve surveillance here. Where there is an interface with the existing built form, for example the continuation of Napchester Road into Shepherd’s Close, the new development should reflect the existing build line, set backs, scale and density.

5.11 Development patters are shown similar to Parsonage Whitfield. Generally dwellings will be two storeys, with occasional two-and-a-half to three storeys subject to location. Density of streets and areas within the neighbourhood will vary depending on proximity to the countryside and the character lanes. Outer areas towards the south-east and north-west are likely to be at a lower density. It will be necessary to ensure development along the far north-east boundary, which is likely to remain visible for some years from the A256, does not appear regimented and unbroken. Here, the green infrastructure is widened.

Shepherd’s Cross

5.8 The primary street would run through the area towards the new Village Centre and the Sandwich Road. The primary road is shown a sufficient distance away from the existing residents to safeguard residential amenity. The ridge, which forms the edge of the Napchester valley, defines the north-west edge. Both Napchester Road and Church Whitfield road cross the neighbourhood. This neighbourhood has an important historic landmark feature at its centre at Shepherd’s Cross – where the two roads cross. The neighbourhood is in close proximity to the location for the new Village Centre in Phase 1A.

5.9 The rural character of Napchester Road is shown to be retained with view corridors to Church Whitfield and the Thanet coast maintained. The historic feature of Shepherd’s Cross is shown incorporated into the proposals. Church Whitfield Road is a historic green character lane and will be protected either within open space or as a ‘rural lane’ character within an urban environment similar to the existing character in Church Whitfield and examples in Whitfield including Lenacre Lane and parts of Napchester Road. The character, appearance and function of Church Whitfield Road is expected to be retained and this green route would be more suitable for cycling, pedestrian and horse riding activities. The new development should minimise traffic related activity onto it. The new development is shown on the Indicative Masterplan as set back in order to protect the existing grass verges and embankments. Similarly the characteristics of Napchester Road are shown to be retained to reflect the spatial characteristics of the existing street to ensure continuity of its special character.


LAND USE PLAN


USE & AMOUNT OF DEVELOPMENT

5.12 (The Town and Country Planning (Development Management Procedure) (England) Order 2015 states that “amount” means (a) the number of proposed units for residential use).

Residential - up to 1190 dwellings (Class C3)

5.13 The development achieves an average net density of 35.5 dwellings per hectare (dph). This density will allow for the formation of differing densities across the development including higher density towards the existing urban areas and lower densities near landscape sensitive areas. Overall the density results in the efficient use of the site whilst at the same time promoting densities which are appropriate to the local area and which will help assimilate the development into the surrounding areas.

5.14 The density will also allow for a range of dwellings across the site with varying sizes and tenures in order to accommodate a variety of household types. This will provide a hierarchy of dwellings from large detached properties with larger plots through to smaller terraced forms allowing for a variety in the proposed streetscape.

Affordable Housing

5.15 An element of affordable housing (up to 30%) will be provided within the development in a series of clusters. These will include affordable rented, shared ownership and low cost/reduced cost market housing, details of the precise tenure arrangements will be submitted at Reserved Matters Stage through consultation with the Planning Authority and will be informed by the affordable housing provisions contained within the Section 106 Agreement.

Energy Centre

5.16 An area of land has been set aside to allow for an Energy Centre part of the “district energy” approach identified in the SPD which is likely to be needed in order to achieve the Core Strategy requirements. The Energy Centre could run on a variety of fuel and provide power or combined heat and power. The location would be tested in more detail through the next stage planning application when more precise proposals are known. An area of 0.35 hectares has been set aside close to the primary street to enable potential access for fuel deliveries.

Public Open Space and Green Infrastructure

5.17 The amount of open space provided has been designed in order to cater for the recreational needs of the existing and new community at Parsonage Whitfield and Shepherd’s Cross and to meet the requirements of the WUE SPD.

5.18 Strategic Green Infrastructure consists of 13.5 hectares for Parsonage Whitfield and 15.7 hectares for Shepherd’s Cross in accordance with the SPD Appendix 3. Onsite SAC mitigation consists of 1.48 hectares for Parsonage Whitfield and 2.53 hectares for Shepherd’s Cross in accordance with the SPD table 5.5.

5.19 The Strategic Green Infrastructure will consist of the following in accordance with the SPD Appendix 3; Community Gardens (0.20 hectares in Parsonage Whitfield, 0.78 hectares in Shepherd’s Cross); Outdoor Sports (4.11 hectares in Parsonage Whitfield, 2.70 in Shepherd’s Cross; Cemetery (1.97 hectares in Parsonage Whitfield); and, SAC mitigation/Multifunctional Open Space (5.41 hectares in Parsonage Whitfield and 6.20 hectares in Shepherd’s Cross).


ACCESS AND MOVEMENT PLAN


completed. The Whitfield proposals will need to be controlled by a series of obligations to ensure that the delivery of the development is matched by delivery of the relevant section of the BRT infrastructure. Phase 2 will deliver its section of the BRT Corridor and associated stops, along with financial support to improve an extension of Service 61 and a new shuttle service in peak hours to Dover Priory Railway Station.

5.25 Bus stops will be located in key parts of the site with no dwelling more than 300m from a bus stop.

On Site Street Design

5.26 The design philosophy for the streets within the site will be to provide for the car but to make sure that it can never be dominant. The expectation will be that the streets will be sufficiently quiet to encourage on-street cycling and be pleasant to walk.

5.27 The route into the site is from the new access from Archer’s Court Road and Sandwich Road. The main route for movement within the site will be via the new primary street which will be extended in future phases and connect to the new Village Centre and eventually the A2. This route will be used by the new bus service. Away from the primary route streets will be designed for relatively low car use, but will also accommodate delivery and refuse vehicles where needed.

5.28 Discuss access arrangements, include positive reasoning (for large sites discuss the various roles of each type of movement corridor)

5.29 Are streets designed in a way that encourage low vehicle speeds and allow them to function as social spaces?

• Development of the WUE should include measures to reduce the A2’s barrier effect and allow easier walking and cycle connections between north and south Whitfield;

• Residents of Whitfield must be able to access Dover easily, especially by public transport, to encourage use of the town centre rather than competitor centres.

5.23 The SPD access and movement section determines that the Parsonage Whitfield and Shepherd’s Close phase will trigger two Highway Infrastructue solutions. The first of these is Archer’s Road Traffic Management. In the Light Hill Phase, the masterplan proposes no link to Archer’s Court Road (except buses via a ‘bus gate’) with all traffic accessing via the new A256 junction. Closure to private vehicular through traffic west of the proposed WUE primary street is advised for the full build-out, but the timing of closure to be determined at each application stage. This is likely to be during the development of Parsonage Whitfield and Shepherd’s Cross but is intrinsically linked to the precise nature of the design both interim and final solutions to Whitfield roundabout. The second Highway Infrastructure solution relates to the Napchester Road closure. This is to be closed to through traffic at the time it connects to the WUE primary street. The Indicative Masterplan enables both these solutions to be implemented at the appropriate time.

New Bus Service for Whitfield

5.24 The design of the WUE will provide for public transport as a corner stone of movement within and beyond the site. This will require a strategy to build towards a sequential introduction of the Bus Rapid Transit (BRT) corridor across the various development sites as successive phases are

LAYOUT & ACCESS

Proposed Movement and Access

5.20 The Indicative Masterplan shows the disposition of land uses and the proposed structure for movement within the development. A well-connected movement network, accessible by all users, is proposed which helps ensure that all areas of the development are easy to navigate, safe and secure. The movement hierarchy clearly defines the main routes and helps achieve a permeable layout. The hierarchy recognises the need to combine the function of the street as a movement corridor alongside its place function. The importance of each of the street types in terms of its movement and place function varies within the hierarchy. Streets are defined by the building layout, so that buildings rather than roads dominate.

5.21 The development proposals have been influenced by “Manual for Streets 1 & 2” which encourages designers to move away from standardized prescriptive measures and adopt a more innovative approach in order to create high quality places for all users, ages and abilities.

5.22 In considering the transport and access framework for Whitfield the SPD recognises the following:

• The existing access points to Whitfield are not capable of supporting significant development and, in particular, the A2 Whitfield roundabout has capacity and traffic management issues;

• The local roads serving the west of Whitfield are country lanes and not suitable for serving an expanded community;

• Development must include measures to maximise use of public transport (especially bus links to Dover town centre), walking and cycling;


FOOTPATHS AND CYCLEWAYS

5.30 The location of the site close to the established community, adjacent to the existing and new village centres and close to public transport nodes are positive characteristics which have been maximised through the provision of safe, direct, convenient and interesting pedestrian routes. In order to achieve this, safe and convenient routes through the site, particularly for those people with disabilities, require a fundamental understanding of the elements required to achieve inclusive access and should be used to inform the detailed design proposals.

5.31 The development of a pedestrian/cycle network within the site is seen as an integral part of the transport infrastructure for the site. The potential for connection to any future off-site network will allow users of all ages and abilities to move safely and conveniently between all points of the development and surrounding facilities.

5.32 The following measures to provide accessibility by foot and cycle are proposed:

• Provision of pedestrian/cycle links through the site;

• Internal road layout design to ensure low traffic speeds. The design will promote safe walking and high permeability through the site, and limit potential for anti-social behaviour;

• Particular attention to be paid to surface quality, and sufficient ‘overlook’ to provide a sense of safety and security for users; and

• Appropriate signage and crossing points of roads through the development, to include dropped kerbs, tactile paving and guardrails as appropriate.

5.33 Pedestrian and cyclist links have been located so as to encourage residents to use them and in particular utilise the already established routes across the site. Pedestrians are led into the site from well-lit links created between existing and proposed residential areas including the new recreation area to the southeast of the site. All pedestrian links will be suitable for use by disabled people.

5.34 Cycle use is encouraged through the high degree of permeability within the layout. With traffic movement low within this phase due to dwelling numbers, cyclists will therefore find it safe and convenient to use the streets for cycling.


PARKING

5.35 Parking should be designed in line with the guidance contained within Manual for Streets and in accordance with Dover District Council’s standards. In November 2008, Kent County Council published its Interim Guidance Note 3 (IGN3), providing guidance on parking in residential development to supplement the Kent Design Guide. The parking strategy for Phase 2 would need to conform with ING3.

5.36 An assessment of the car parking ownership of the area should be made and used to identify the split between unallocated and allocated parking and a balanced approach adopted,. This will ensure that adequate parking is designed into the scheme from an early stage, is conveniently located and distributed efficiently.

5.37 Courtyard parking (if provided) within the development blocks should be designed so that they have their own sense of place and will serve only a few units, thus creating a private well defined area with good surveillance from dwellings. Parking in these courts should also be provided so that parking is convenient for the user to promote its use. Generally, there will be only one vehicular access point preferably through the building line. These areas will be overlooked by properties in order to increase perceived and actual safety.

5.38 The majority of allocated parking should be provided on-plot and generally located to the side of dwellings within an individual parking bay and/or garage set just back from the building line to allow ease of access to dwellings.

5.39 Disabled parking should be provided through larger spaces to enable sufficient room for disabled users to enter and exit the vehicle and located no more than 50m from the principal entrance to the building it serves.

5.40 Disabled parking and cycling parking numbers should be provided in accordance with the appropriate standards.


KEY FRONTAGES PLAN


CONTINUITY AND ENCLOSURE

5.41 Buildings will be designed and positioned with landscaping to define and enhance streets and spaces and designed to turn street corners as well.

5.42 The design of the development proposals are broadly based on the principle of perimeter blocks that provide a strong frontage to the public realm whilst protecting the amenity of existing residents. This continuity assists in defining the public realm, promotes an active street scene and helps to create a safe and attractive environment. Proposed dwellings form a continuation of the building line to the adjacent existing dwellings in order to minimise overlooking and to incorporate the new development into the existing urban form without forming any physical barriers. The new development will provide frontage over the proposed areas of public open space and also provide surveillance over the new recreation area.

5.43 The design solution for the site reflects the variety in townscape form that can be seen in the area. However, as this is an edge of the village location some streets could incorporate a more open aspect with elevations set back behind more traditional front gardens. In locations where gable ends of houses adjoin the street, additional windows may be incorporated on these elevations to reinforce the level of surveillance of public areas.

5.44 Development plots will be defined by a range of boundary treatments including walls, bollards, railings and hedging, depending upon their location, in order to clearly define public and private spaces.

5.45 Key frontages such as those following the primary street through the development will be particularly prominent and critical to the appearance of the development. Particular attention will be paid to the massing and architectural style of these buildings, so that they contribute positively to the quality and character of the new development. These frontages should be designed as a composition in order to provide a cohesive element to these prominent positions.


BUILDING HEIGHTS PLAN


SCALE AND DENSITY

5.46 As previously stated, the development proposals achieve an average density of approximately 35.5dph which accords with Government guidance on ensuring the efficient use of land, yet is reflective of the scale of the local area. The Phase 2 area is a more sensitive and constrained area than Phase 1, which achieves a density of 42 dwellings per hectare. Variations to the average density across the site are proposed in response to particular landscape, visual impact and siting issues. The masterplan therefore creates a range of density bands, which not only permits a range of different dwelling types, but will also create visual variety and distinguish the various character areas.

5.47 Development fronting the primary street and nearer to the Village Centre are likely to have highest density. Density would vary along the boundary with Church Whitfield. The development edge facing Church Whitfield would be loose knit with lower density to provide a soft interface. Similarly, outer areas towards the south-east and north west of Shepherd’s Cross are likely to be at lower densities.

5.48 As discussed, a variety of house types, tenures and sizes are provided which will assist in creating a balanced community as a variety of households can be accommodated thereby minimising the potential of social exclusion.

BUILDING HEIGHTS AND MASSING

5.49 The scale and massing of the new neighbourhood is designed to respond to the character of Whitfield and the surrounding East Kent towns and villages. The form of the housing varies in response to its location within the street hierarchy. Building heights vary from two storey to three storey around key squares and greens with development being predominantly two storey.

5.50 There are opportunities along the primary street for a combination of two and three storey buildings, subject to topography, setting and landscape considerations. Similarly, there are opportunities along Archer’s Court Road for up to three storey buildings. Generally dwellings will be two storeys.


APPEARANCE AND CHARACTER

5.51 To enhance the overall sense of place the design proposals involves the creation of a hierarchy of spaces, each with its defined character. Each of these areas has distinctive attributes reflecting the density and activity in each area whilst contributing to the overall quality and sense of place. The character areas form a series of linked and distinctive spaces including streets, urban squares, entrances and gateways as follows:

CHARACTER AREAS PLAN


Character Area A – Parsonage Whitfield East

5.52 This area of Parsonage Whitfield is bounded by Church Whitfield to the north-east, Archer’s Court Road to the south-east, the primary street to the south-west and PROW ER63 within the main open space in Phase 2 to the north-west.

5.53 To protect the setting of Church Whitfield, the development is set back behind a wide landscape corridor incorporating the possible extension of St. Peter’s Church cemetery. With the exception of the buildings fronting the primary street and Archer’s Court Road, the density of the development within the character area (and particularly to the edges) will be low to reflect that of Church Whitfield with largely two storey, brick and flint or rendered, detached houses in large plots providing a soft interface to Church Whitfield. Informal urban squares will be created at the junction of roads similar to that in the centre of Church Whitfield.

THE PROPOSED BUILDINGS IN CHARACTER AREA A SHOULD REFLECT THE EXISTING BUILDINGS IN CHURCH WHITFIELD


Character Area B – Parsonage Whitfield West

5.54 This area of Parsonage Whitfield is bounded by the primary street to the north-east, Archer’s Court Road to the south east, the existing settlement of Whitfield to the south-west and the main open space in Phase 2 to the north-west.

5.55 To protect the amenity of buildings facing Farncombe Way, the development is set back behind a wide landscape corridor. With the exception of the buildings facing the primary street and archer’s court Road, the density of the development will be similar the area around Cranleigh Drive and Farncombe Way (32.9dph WUE SPD), higher than Character Area A. Character Area B will consist largely of two storey brick and timber boarded houses with garages, detached or semi-detached with occasional short terraces.

THE PROPOSED BUILDINGS IN CHARACTER AREA B SHOULD REFLECT THE EXISTING BUILDINGS IN CRANLEIGH DRIVE AND FARNCOMBE WAY

WHITFIELD PHASE 2 | DESIGN AND ACCESS STATEMENT · whitfield phase 2 | design and access statement...

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