State of Medway Report: Chattenden January 2009 Contents State of Medway Reports............................................................................................ 1 1. Introduction ......................................................................................................... 1 2. Background ......................................................................................................... 2 3. The Site ............................................................................................................... 2 4. Requirement for the Production of an Action Area Plan...................................... 5 5 Planning Policy Context ...................................................................................... 6 6. PPS3 Implications ............................................................................................... 8 7. KMSP – Panel report .......................................................................................... 9 8. Best Practice on AAP Production and Planning Large-Scale Developments ... 11 APPENDIX 1 ............................................................................................................. 12 Plan showing Defence Estate Landholdings to be Released.................................... 12 APPENDIX 2: ............................................................................................................ 13 Extracts from Planning Policy Documents relating to Chattenden/Lodge Hill........... 13 1. RPG9a Thames Gateway Planning Framework (1995) ............................ 13 2. Kent Structure Plan (1996)........................................................................ 14 3. Regional Planning Guidance RPG9 for the South East (2001) ................. 15 4. Medway Local Plan (2003) ........................................................................ 15 5. Thames Gateway Inter Regional Planning Statement (2004) ................... 17 6. Medway Waterfront Renaissance Strategy (2004).................................... 18 7. Kent and Medway Structure Plan (2006) .................................................. 18 8. South East Plan Draft (2006) .................................................................... 20 9. Thames Gateway Interim Plan: Development Prospectus (2006)............. 21
Chattenden
State of Medway Reports This is one of a series of factual reports that are being produced to inform the preparation of Medway’s Local Development Framework or LDF. Each deals with a specific topic and draws together available information from a variety of sources. The reports are intended to establish the current position and a baseline for further work. They also help in highlighting gaps in the information base. We would be pleased to hear from any interested party about any information sources that have not been referred to or gaps that should be addressed in future work. At this preliminary stage no attempt has been made to identify issues arising from this research or options for addressing such issues. That will follow over the next few months but we would be happy to receive any initial suggestions now. If you would like to comment on or respond to this report please use one of the methods set out in our ‘Engagement Protocol’, which is being widely publicised. To monitor progress being made on the LDF please regularly check our website at www.medway.gov.uk/ldf. Development Plans & Research Team Regeneration, Community & Culture Medway Council Gun Wharf Dock Road Chatham Kent ME4 4TR Email: ldf@medway.gov.uk
1.
Introduction
1.1
The proposal for a new settlement at Chattenden/Lodge Hill is a significant strategic issue for the Medway Local Development Framework. The Core Strategy will need to consider the suitability and sustainability of the settlement in comparison with other options. An Area Action Plan developing the strategic principles in the core strategy will then be produced, subject to the proposal being confirmed through the Core Strategy.
1.2
This topic paper explains the background to the proposal for a new settlement and how it has been included in local, regional and subregional documents since 1995.
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2.
Background
2.1
Chattenden/Lodge Hill is a Ministry of Defence establishment whose activities have been transferred or will be transferred to other sites as part of a major public/private partnership project involving the Holdfast Consortium. The Ministry of Defence and the Royal School of Military Engineering (RSME) have a significant presence in Medway, although due to funding cutbacks and internal reorganisations, their role has been consolidated over recent years. Chattenden Barracks was vacated in 1995 (and subsequently demolished); there has been an historic expectation that the site will be declared surplus to needs and made available for redevelopment. This expectation has been borne out with the selection of Land Securities as Defence Estates Land Sales Delivery Partner, providing certainty on the availability of the site for redevelopment.
2.2
Its potential as a new village scale settlement was first highlighted in RPG9a. This has been reaffirmed consistently in every relevant planning policy document since then. Details are given in Section 5 and in Appendix 2.
2.3
A plan of the area in question, defining the defence landholding, is reproduced at Appendix 1.
2.4
An Area Action Plan is considered to be the most appropriate vehicle to guide the development of a new settlement of approximately 5,000 homes, 20-25 ha of employment land and associated facilities, once the principle of development has been established in the Core Strategy.
3.
The Site
3.1
The name ‘Chattenden’ refers to the Ministry of Defence Estate land located in the northern part of Medway, on the Hoo Peninsula. Although often referred to as ‘Chattenden’, the site itself comprises of several adjacent sites including the Lodge Hill Training Area, Chattenden Barracks, Lodge Hill Camp and part of the Chattenden Training Area. This resulting area is referred to as Chattenden/Lodge Hill.
3.2
Until recently, the precise area of land to be released for development was unknown. However, the Defence Estates published a Planning Statement in September 2007, which defined the boundary. This is shown in Appendix 1. The document provided the basis for the selection of a Land Sale Delivery Partner for the site. Subsequently, Land Securities was appointed to undertake the masterplanning, management, maintenance services, marketing, and enabling or
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advance infrastructure works for the site. The following site descriptions are taken from that Planning Statement. Chattenden Barracks 3.3
Chattenden Barracks lies immediately to the north of the village of Chattenden, which is on the A228. It is accessed from the A228 via Chattenden Lane and Kitchener Road and is well integrated by the military road network to all of the facilities on the northern side of the Medway estuary. It comprises an area of around 21 ha most of which was developed in the 1960s as a complete barracks complex with a full range of buildings, landscaping and recreational areas. Its use as a barracks ceased in the mid 1990s. The barracks were demolished in 2005 so the site is now open. The Chattenden Training Area (see below) lies to the north west, west, and southwest and is generally open in character. The site is generally level, although it slopes down somewhat towards the south.
3.4
Whilst much of the site was heavily developed, the northeastern corner was a playing field. Whilst the barrack uses have ceased, the eastern part of the site includes married quarters housing. To the north of the site, an area of former married quarters housing has been sold to a Registered Social Landlord and has been brought up to standard. An adjacent site on Lodge Hill Lane was allocated for housing in the Medway Local Plan 2003 1 and was completed in 2005.
3.5
The barracks therefore is a cleared brownfield site adjoining an existing settlement. Chattenden Training Area
3.6
Chattenden Training Area comprises a substantial tract of land located to the north of the A228 and lying to the west of Chattenden Lane, Lodge Hill Lane and to the east of Haven Street. It comprises some 150 ha and falls into two main areas. The area to the east of Lochat Road, includes five riveted former ammunition stores which have been used for storage purposes. The remainder of the area to the west of Lochat Road is not included in the proposed project. It is currently let on an agricultural tenancy.
3.7
In addition, this site includes two redundant terraces of houses which run perpendicular to Lodge Hill Lane. These are currently used for National Search Centre (NSC) training purposes and were associated with former munitions working activities. Lodge Hill Camp
1
Link to MLP 2003 proposals map showing site http://www.medway.gov.uk/wwwlocalplan/map_frame.htm?proposals_1171
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3.8
Lodge Hill Camp lies some 1.5 kms (1 mile) north of the A228 and is accessed from Lodge Hill Lane. The military road, Lochat Road, also links the site to the former Chattenden Barracks, which lie to the south. The site extends to some 19 ha and comprises two separate areas of development. The most substantial, accessed from Lodge Hill Lane, is the Defence Explosive Ordnance Disposal School (DEODS) occupying a complex of buildings on the eastern side of the site and there is also a diver training facility in the south west corner accessed from Lochat Road. Between the two facilities is an area of open ground and woodland. The surrounding land uses include the Lodge Hill Training Area to the east, Chattenden Training Area to the south, and private woodland to the north and west.
3.9
The site generally slopes down from northeast to southwest. The main complex of buildings on the eastern part of the site includes four principal buildings or groups of buildings. To the south is a modern single storey mono-pitch roofed exhibition hall of double storey height, there is a central complex of single storey flat roofed administrative offices and teaching rooms. To the north of that complex lies Warren House, a modern two storey pitched roof building housing the National Search Centre (NSC). To the north are a series of open bay garaging, an enclosed wash-down area and other storage buildings. The whole comprises a small campus of buildings to house the Counter-Terrorist Search Wing and DEODS.
3.10
The diver training facility, in the south east corner of the site, comprises a 9m deep pool, instruction rooms and offices and an equipment store.
3.11
None of the buildings and structures on the site are of special architectural or historic interest and will not need to be retained. Lodge Hill Training Area
3.12
The Lodge Hill Training Area lies to the east of Lodge Hill Camp, which is located above and to the north of Chattenden. It is accessed from the A228 via Lodge Hill Lane, a cul-de-sac that runs along the western side of the site. The training area main entrance lies approximately 1.5 kms north of the A228. The site is surrounded by open space uses on three sides, to the north and east by farmland, to the south by the Deangate Ridge Golf Course, and to the west by Lodge Hill Camp (see above). It occupies a shallow basin site, which slopes down towards the east. A northern access track runs east west along a higher ridge and the land falls steeply away to the north overlooking the Thames estuary. The track provides access to approximately 51 hectares of managed woodland currently used for National Search Centre training purposes.
3.13
The adjacent fields (approximately 90 ha) are currently let on a grazing licence. The site, which extends to 193 ha, currently accommodates a variety of outside training activities including counter-terrorist search
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training and construction engineering plant training. The buildings on site are loosely distributed on about 40% of the site area and these occupy the southern portion of the site. The site was used historically for the manufacture of munitions and it was therefore necessary to site the buildings in such a manner as to limit accidental damage in case of explosions. There is, therefore, a ring of old industrial style buildings located within a series of riveted buildings. Many of these buildings are in a relatively poor state of repair. 3.14
Within the training area there are two areas where streets have been constructed to simulate urban areas for specialised training purposes. Newry Road and Cuper Street are located within the network of roads and tracks. Two large buildings in the southeast corner are in use for training purposes and as a workshop and stores building respectively. These total more than 6900 sq m (gross internal). The Training Area also accommodates areas of hard standing used for external storage of construction plant and for minerals processing machinery. Other existing training uses include bridge building training.
3.15
Given its industrial past, most of this land is previously developed land considered appropriate for development.
4.
Requirement for the Production of an Action Area Plan
4.1
The new development planning system gives the Local Planning Authority a new tool for planning areas of significant change. The proposed new settlement can be considered as one such area.
4.2
Paragraphs 5.4 to 5.6 of Planning Policy Statement 12: Local Spatial Planning refers to area action plans for key areas of change or conservation.
4.3
Paragraph 5.4 states that area action plans should be used when there is a need to provide the planning framework for areas where significant change or conservation is needed. Area action plans should: • • • • •
4.4
Deliver planned growth areas Stimulate regeneration Protect areas particularly sensitive to change Resolve conflicting objectives in areas subject to development pressures; or Focus the delivery of area based regeneration initiatives.
Paragraph 5.5 states that area action plans can assist in producing a consensus as to the right strategy for an area and how it might be implemented. They can assist in providing the basis for taking compulsory purchase action where necessary or act as a focus and a catalyst for getting several key agencies and landowners to work
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together. Authorities may set criteria in their core strategy for identifying locations and priorities for the preparation of area action plans. 4.5
Paragraph 5.6 states that in areas of change, area action plans should identify the distribution of uses and their inter-relationships, including specific site allocations, and set out as far as practicable the timetable for the implementation of the proposals. In areas of conservation, area action plans should set out the policies and proposals for action to preserve or enhance the area, including defining areas where specific conservation measures are proposed and areas which will be subject to specific controls over development.
4.6
In the case of Chattenden/Lodge Hill the scale and significance of the development envisaged is such that a development brief or other supplementary planning document (SPD) is not considered appropriate.
5
Planning Policy Context
5.1
There is a clear and consistent policy context for the proposed new settlement. This context is summarised below and extracts from the relevant source documents are reproduced at Appendix 2.
5.2
The first mention of Chattenden and its future potential in a planning policy context is made in Regional Planning Guidance RPG9a The Thames Gateway Planning Framework, 1995. A special Government task force prepared RPG9a and it is now formally part of the development plan by virtue of the transitional arrangements in the Planning and Compulsory Purchase Act 2004. It will remain so until the South East Plan is adopted.
5.3
It suggests that Chattenden, subject to the land being released, could allow for a more sustainable relationship to be achieved between employment and housing in the area. It goes on to state that development beyond a ‘campus style development’, based on the reuse of existing buildings should be considered. It indicates that this might involve expanding the community to create a new village, dependent on the extent of land to be released. Options should be considered, but whatever the scale of development, a comprehensive response would be required and that potential should not be eroded by piecemeal development
5.4
The reference to a ‘campus style’ development and the re-use of existing buildings is to Chattenden Barracks, which had been newly vacated at the time RPG9a was written. It was assumed that at least some buildings could be reused, despite their being constructed to a poor standard in the 1960’s.
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5.5
Chattenden’s potential was subsequently reflected in the Kent Structure Plan, 1996, where it was identified as a major development opportunity outside the urban boundary. It was not however included in policy. Instead the plan makes it clear this should be done via a subsequent review of the development plan.
5.6
By 2001, Regional Planning Guidance for the South East (RPG9) examined different forms of urban development and acknowledged the potential ability of new settlements to meet many of the demands of modern living, whilst enhancing quality of life. Although no explicit reference is made to Chattenden, the idea of new ‘urban villages’ is supported as a means of promoting a sustainable form of urban development. It is stated that these settlements should provide a mix of uses including homes, employment opportunities and retail facilities to meet everyday needs whilst being flexible enough to accommodate changing lifestyles and encourage a sense of community.
5.7
The Medway Local Plan 2003 highlighted the potential ability of the location to meet long-term development needs in the area. Potential institutional uses for Chattenden Barracks were identified as higher education facilities or a high quality, small-scale industrial park. In addition, the Medway Local Plan acknowledges that there may be some scope within the site for housing. Policy S14 reinforces RPG9a in that a comprehensive strategy is required and piecemeal redevelopment will not be permitted. It also carries forward the option for a mixed community in accordance with the principle supported by RPG9a.
5.8
Although Chattenden is highlighted as a strategic site within Medway, under Policy S14, no firm site boundaries were defined due to continuing uncertainties regarding the release of the site. It was recognised that further detailed studies would be required to determine the ultimate site boundary. The Medway Local Plan also raised, for the first time, concern over potential coalescence with the neighbouring village of Hoo St. Werburgh if the development of the site is expanded to incorporate land to the south and east of Chattenden.
5.9
Finally the 2003 plan indicated that the long term future of the area was to be established in the first review of that plan. In the event the local development framework process has replaced that review and the Core Strategy provides the first opportunity to take the issue forward.
5.10
Reference to the capacity of any development at Chattenden is made in the Medway Waterfront Renaissance Strategy, 2004. Although this document does not form part of the development plan for Medway, the Department for Communities and Local Government (DCLG) has endorsed it as a Thames Gateway delivery document.
5.11
A figure of approximately 5000 residential units to be accommodated on the site is quoted. However this was, and remains, a working
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assumption of site capacity based on the likely developable area of land at Chattenden at an average density. Further work will be required to determine the development mix when the site boundary has been established. Although the Renaissance Strategy does not make reference to a mix of uses, the aspirations for a sustainable mixed-use community remain. However, this document places greater emphasis on the residential component of any future scheme. 5.12
The Kent and Medway Structure Plan, 2006, reiterates the principle of a new mixed use village sized community to be developed at Chattenden and re-emphasises the need to provide job opportunities, social and community facilities and appropriate infrastructure to support the residential component of any scheme. It makes reference to 5000 dwellings and 20-25ha of employment land. It also gives priority to the development of previously developed land within the boundary of the site.
5.13
The Structure Plan goes on to identify the potential for the development of technology and knowledge sectors at Chattenden and acknowledges that due to its scale, the development period is likely to extend beyond 2016 (the end date of that plan).
5.14
The Draft South East Plan, 2006, identifies the major waterfront sites and land at Chattenden as the focus for development in Medway.
5.16
The most recent reference to development at Chattenden is made in The Thames Gateway Interim Plan, Development Prospectus 2006. This further identifies the potential for accommodating 5000-6000 units, but makes no direct reference to any employment component on the site.
6.
PPS3 Implications
6.1
Planning Policy Statement 3: Housing (PPS3), gives a clear policy framework to support the principle of a new settlement at Chattenden/Lodge Hill.
6.2
Paragraphs 36 to 40 identify suitable locations for housing development. Para 36 explains that to ensure that housing is developed in suitable locations offering a range of facilities and infrastructure, effective use will need to be made of land, existing infrastructure and available public and private investment. It will include consideration of the opportunity for housing provision on surplus public sector land (including land owned by Central Government and its bodies or Local Authorities). It then reiterates that the priority for development should be previously developed land, in particular vacant and derelict sites and buildings. This is repeated in paragraph 40.
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6.3
PPS3, in paragraph 38, advises that at the local level, Local Development Documents should set out a strategy for the planned location of new housing that contributes to the achievement of sustainable development. This will include consideration of the options for accommodating new housing growth, taking into account opportunities for, and constraints on, development. Options may include the creation of new freestanding settlements. It can be argued that new mixed-use settlements in particular can contribute to the reduction of carbon emissions as they can include sustainable transport infrastructure and low-carbon forms of energy supply that are more difficult to construct in smaller and existing growth options.
6.4
In paragraph 39, PPS3 confirms that in consultation, LPAs will also be responsible for determining the most appropriate strategy and policies for addressing current and future need and demand for housing in their local areas within the context of delivering the overall spatial vision. An explicit role for Sustainability Appraisal within this approach is also highlighted and a new settlement at Chattenden/Lodge Hill scored highly in the SA work that was carried out in 2006/07.
6.5
In developing their previously developed land strategies, para 44 of PPS3 states that LPAs have to consider a range of incentives or interventions that could help to ensure that previously developed land is developed in line with the trajectory/ies. This includes encouraging innovative housing schemes that make effective use of public sector previously developed land.
7.
KMSP – Panel report
7.1
The most recent detailed formal consideration of Chattenden and its strategic role was at the Examination in Public of the Kent & Medway Structure Plan and therefore this is considered here in more detail. Chapter 9 of the EIP Panel report relates to area based policies and this includes those relating to Medway.
7.2
In respect to housing in Medway, the panel “consider that the Plan makes a realistic assessment of the scale of achievable housing provision in Medway during the Plan period. That is in view of the long lead in times to be expected for new sites, owing to the extensive new infrastructure required.”
7.3
Para 9.43 to para 9.46 are concerned with the Chattenden/Lodge Hill proposal and the report explains that: •
This site’s potential for a campus style development and new village was highlighted in RPG9a (Para. 6.10.16) and
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• • • • •
It is allocated as a strategic development location in the KMSP and it is proposed to develop some 5,000 dwellings and 20 hectares of employment land It will benefit from employment opportunities at Kingsnorth and the Isle of Grain Infrastructure costs are estimated at around £80 million, much of which can be realised by the sale of the Barracks The development period is expected to extend beyond 2021 Some 180 hectares is expected to be developed, out of a total of some 400 hectares. The transfer of the last remaining units from the site is expected to take place by 2007.
7.4
The Panel then considers the issues raised by representors in respect to the site. In response, the panel considered that whilst it is not an urban extension it is well located and has good road access to the centres of Rochester and Chatham as well as Kingsnorth and the Isle of Grain, while the Rural Service Centre of Hoo St Werburgh is within a mile of the majority of the site. There is a large amount of PDL as well as land in agricultural use and woodland. There are areas of housing adjoining parts of the site. The panel felt that there is good potential for increased bus services to serve the site and that the site has the potential to produce more family homes that may not be available in all of the riverside sites thereby giving an element of choice to the housing market.
7.5
The Panel report then says under para 9.46: “We have not seen on site or heard any reasons to convince us that the site should not be earmarked for development as a strategic site and for it to be substantially delivered within the Plan period. “
7.6
Paras 9.52 to 9.55 of the panel report then consider the potential of greenfield locations including Medway Magna. In paragraph 9.55, the panel state that they: “Do not consider that a major new greenfield location fits into the Government or regional strategy for Medway. There are substantial redevelopment opportunities on PDL sites in the urban area and at Chattenden… We realise that these plans are ambitious but consider that they are realistic and can be delivered in the plan period. For these reasons we are not recommending that the Plan proposes a major greenfield location for Medway, either at Capstone Valley or elsewhere.”
7.7
Therefore the KMSP panel report showed clear support for the Council’s selection of housing options and the proposed new settlement at Chattenden/Lodge Hill, and there has been no major change in the policy framework to alter that decision.
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8.
Best Practice on AAP Production and Planning LargeScale Developments
8.1
ATLAS was set up in 2004 as a pilot scheme by the Office of the Deputy Prime Minister (ODPM) to provide an independent advisory service to Local Authorities in London, and the wider Southeast experiencing the pressures of increased development activity flowing from the Sustainable Communities Plan. ATLAS is part of the Planning Advisory Service (PAS). As a result of the success of ATLAS as a pilot scheme, the ODPM decided that the team was to be expanded.
8.2
ATLAS is working in response to one of four key objectives identified by PAS by “offering direct support to individual Local Authorities to deliver key Government objectives such as large scale housing developments or regeneration projects�.
8.3
ATLAS were approached in June 2005 following advice from the Government of the South-East (GOSE) about the potential support they could provide in relation to Chattenden and have provided some initial advice on the proposed development. It reviewed comparable large-scale developments elsewhere in the country and concluded that the key message was that in order to formulate a large-scale sustainable development, it is important that a strong vision and objectives for the development are established early.
8.4
ATLAS have advised that there is compelling evidence that, to be most effective, vision and objectives should be formed with the collaboration of all relevant stakeholders, and that analysis in the widest perspective needs to be undertaken to set the objectives and to achieve the vision.
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APPENDIX 1 Plan showing Defence Estate Landholdings to be Released
The land edged red on the plan shows the extent of land to be released for redevelopment by Defence Estates. The precise boundary of the strategic allocation to be included within the Core Strategy will be determined through detailed masterplanning and other technical work.
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APPENDIX 2: Extracts from Planning Policy Documents relating to Chattenden/Lodge Hill
1.
RPG9a Thames Gateway Planning Framework (1995)
6.10.16 The release of land from the Defence estate at Chattenden could allow a more sustainable relationship to be fashioned between employment and homes on the Hoo Peninsula. Beyond the option for a campus style development focusing on the re-use of existing buildings, there could be scope for expanding the community into a new village. This would depend in part on the extent of the release from the areas used for defence training. It is therefore important for there to be a comprehensive response to the full potential of Chattenden, based on a thorough consideration of the contribution that might be made in the longer term development needs of the Medway Towns. It is equally important to avoid an incremental erosion of the opportunity. 6.10.17 Preferably, this strategic consideration should be through a review of the development plan. This could provide scope for the improvement of the large areas currently used for defence training and could take advantage of improvements to the road and rail access to the Isle of Grain. A new village would need to be closely related to existing settlements to provide the most efficient size.
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2.
Kent Structure Plan (1996)
Medway Towns 3.92 The Strategic Objective for the Medway Towns, in the context of the Thames Gateway initiative, is one of redeveloping and recycling areas of under-used and damaged land within the urban framework of the towns. This is confirmed by RPG9a which identifies waterfront sites as the main focus of attention. The provision of the Medway Towns Northern Relief road (and improvements to A228) are important pieces of infrastructure needed to improve the flow of through traffic and support regeneration of the towns and riverside sites. Redevelopment proposals for riverside sites should make the most of their potential for facilitating river transport. Also important is the completion of the Southern Peripheral Road linking neighbourhoods between Bridgewood and Hempstead. 3.93 Attention should therefore be centred on the urban area for the bulk of the Towns’ development needs, with expansion onto fresh land limited to ‘rounding off’ and peripheral sites well related to the framework of the urban area and not conflicting with strategic landscape, conservation or Green Belt policies. In particular, no case is seen for major fresh land release beyond the urban framework at Gillingham, nor for significant new development on the Hoo Peninsula. The latter is tightly constrained by nature conservation, agricultural and Green Belt considerations, other than at the present industrial and commercial allocations at Grain, Thamesport and Kingsnorth. The only other potential major opportunity for development outside the existing urban area likely to arise is at Chattenden. Release of defence land already in built use is likely to provide a short term opportunity. Beyond that options involving fresh land would contribute to the strategic development requirements of the Medway Towns in the medium and long term. These will be considered in the review of the Development Plan, though review of the Kent Structure Plan and the Medway Towns Local Plan. Policy NK2: At the Medway Towns it is strategic policy to promote development through reinvestment in the urban fabric including redevelopment and recycling of under-used and derelict land within the urban framework, with a focus on the riverside areas, in the interests of upgrading the environmental quality and image of the area and to restrict outward peripheral expansion on fresh land, in particular to the East of Gillingham. The provision of the Medway Towns Northern Relief Road and improvements to the A228 are key pieces of infrastructure needed to support regeneration of the town centres and riverside sites and will be promoted. Long term protection will be afforded to areas of national, international or other strategic importance for nature conservation. Medway LDF 2008
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3.94
Local plan preparation for the Medway Towns will need to take account of the functions and appropriate designation of the strategic gap proposed by this Plan (Policy MK5) to maintain separation between the urban areas of Maidstone, the Medway Towns and the Medway Gap (see paragraph 3.106). Consistent and comprehensive definition of the gap may require designation of limited areas within the Rochester upon Medway City and Gillingham Borough areas.
3.
Regional Planning Guidance RPG9 for the South East (2001)
5.7
Whether in existing urban areas, including suburban areas, or in urban extensions or new settlements, ‘urban villages’ are a form of urban development that can meet many of the demands of modern living and enhance quality of life. The term is used to describe mixed-use areas where people can live, work and meet their everyday shopping and lifestyle needs. They can provide a range of housing choices to accommodate changing lifestyles, ensure safe streets to encourage walking and cycling and good access to public transport, incorporate support for local businesses and local jobs, and encourage a stronger sense of community. In doing so, urban villages promote a more sustainable form of urban development, delivering a range of improved environmental and social outcomes and improving the quality of urban life through building better neighbourhoods.
4.
Medway Local Plan (2003)
Chattenden 2.5.70 Although the Chatham Naval Dockyard closed in 1984 there is still a strong military presence in Medway, represented by the Royal School of Military Engineering based at Brompton. There are a number of training facilities scattered through the area including Upnor and Chattenden. Kitchener Barracks on Dock Road, Chatham is also occupied by the military. 2.5.71 Recent cutbacks in military expenditure have seen a reduction in the Royal Engineers’ operations in Medway. Chattenden Barracks, north of the village of Chattenden, became vacant in 1995 and there is a possibility that the site could be declared surplus by the Ministry of Defence (MoD). The large Lodge Hill and Islingham Farm training areas are still used by the Royal Engineers, together with smaller operations at Lower and Upper Upnor. The MoD is still, therefore, both a major landowner and a major stakeholder in the area. 2.5.72 The publication of the Thames Gateway Planning Framework (RPG9a) in 1995 highlighted the development potential of the Defence Estate at Chattenden. If this land were to be released it could allow a more Medway LDF 2008
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sustainable relationship to be fashioned between employment and homes on the Hoo Peninsula. It inferred that the existing barracks could be the basis for a campus-style development, but that there could also be scope for expanding the community into a new village, depending on the extent of land released. At this stage no land, including the barracks, has been declared surplus and no proposals can therefore be included in this plan. 2.5.73 Chattenden Barracks comprises a range of buildings including residential accommodation, workshops, recreational and medical facilities, teaching facilities, hard standings, open space and woodland. This 20 hectare (50 acre) site has potential for a number of institutional uses including higher education (which would be almost identical to its former military use), and a high quality but small scale industrial park. There may also be scope within the site for some new housing development or for conversion of military housing to general housing use, but no firm allocation is included to this effect due to the uncertainties about the release of the site. 2.5.74 The location of the training areas owned by the MoD is not ideal if the complex is to be expanded into a new settlement. Land to the west falls within the visually prominent and important Hogmarsh Valley Area of Local Landscape Importance, while the land to the north and north east would not facilitate a natural extension or “rounding off� of the existing built-up area. Development to the east of the Barracks would be on agricultural land outside the MoD’s ownership and would raise fears about possible coalescence with the settlement of Hoo St. Werburgh. The council has specifically rejected development proposals to the west of Hoo, in favour of an allocation to the east to avoid potentially prejudicing long-term development options associated with the defence estate. 2.5.75 However, the council recognises the severe constraints on development in other areas surrounding the urban area of Medway. Land to the west is included in the Metropolitan Green Belt while that to the south-west and south is part of the Kent Downs Area of Outstanding Natural Beauty. The Capstone, Lidsing and Darland area is protected as an area of local landscape importance in recognition of the important role that this has in separating Lordswood from Hempstead and the benefits that accrue because the countryside penetrates almost to the heart of the conurbation. Undeveloped land in the urban fringe to the east of Rainham and along the riverside north of Twydall and Rainham is vitally important, as the Thames Gateway Planning Framework recognises. 2.5.76 In these circumstances the potential of the relatively unconstrained Defence Estate at Chattenden cannot be disregarded. The council believes that the long-term (i.e. post-2006) development needs of Medway could be met in this area, subject to further detailed studies and the land being made available by the MoD. The council will Medway LDF 2008
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continue to work to retain the Royal Engineers in Medway although the future of Chattenden needs to be considered within the context of RPG9a. 2.5.77 A comprehensive, rather than piecemeal, response to the potential at Chattenden will be needed, once a decision is made on its future, as RPG9a recognises. This should be based on a thorough consideration of the contribution that it might make to the longer-term development needs of the Medway area. RPG9a states that any incremental erosion of this major opportunity should be avoided, and suggested that options should preferably be considered through a review of the development plan. The Kent Structure Plan now reflects the Planning Framework in stating that the site has the capacity to add to the strategic development requirements of Medway in the medium to longer term. 2.5.78 The barracks and the training areas have significant potential and are strategically important to the future of the local plan area. The council’s interim position is that it would wish to consider the role and development potential of any defence lands released at Chattenden in the first review of the Medway local plan. POLICY S14: MINISTRY OF DEFENCE ESTATE, CHATTENDEN The council will not permit the piecemeal redevelopment of the Chattenden Barracks and military training areas during the lifetime of this plan. The site has long term development potential for business, educational and/or residential uses and this will be considered in the next review of the Medway local plan.
5.
Thames Gateway Inter Regional Planning Statement (2004)
Other Zones of Change 7.7
Medway has a range of employment and housing opportunities on the river, in the existing centres of Chatham and Rochester and on the Isle of Grain. These would be assisted by the provision of CTRL domestic services to relieve the North Kent line and proposals that would increase public transport capacity and reduce congestion in the urban area. A mixed new community is envisaged at Chattenden/Lodge Hill in the medium to long term.
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Southend, like Medway, can use growth to achieve the critical mass of investment that attracts key elements of city life. This will include university expansion and a role as a cultural hub focused on the town centre and sea front. Assisted by road improvements, the MOD ranges and airport also provide important medium to long-term employment sites. Basildon has shown good economic growth potential and a mix of employment and housing development will strengthen its town centre and overall quality of life. Shell Haven could generate 17,000 jobs in the port and associated development and has the potential to benefit Thurrock and the wider area. Canvey Island has significant potential to create employment opportunities, leisure facilities and new homes around the south of the island. Sittingbourne/Sheerness has potential for substantial housing and employment growth, especially if access can be improved in and around Sittingbourne, and at Sheerness, which will benefit from the second Swale crossing. Deptford / Lewisham / Greenwich will accommodate significant housing and employment growth, exploiting potential in the town centres, at Deptford Creek and in parts of Convoys Wharf, especially in the creative and leisure sectors.
6.
Medway Waterfront Renaissance Strategy (2004) Page 3: What is Medway Waterfront? relationship to other regeneration opportunities in Medway This strategy is the first part of an overall regeneration strategy for Medway. We have chosen Medway Waterfront as the focus for our regeneration programme because it contains the greatest concentration of brownfield sites. A new settlement of approximately 5,000 houses is proposed for an area of Ministry of Defence land at Chattenden, on the Hoo Peninsula. Development is likely to take place after 2006, but it will contribute significantly to achieving housing targets in Medway and will require effective transport links to the waterfront and other centres.
7.
Kent and Medway Structure Plan (2006)
3.18
The urban area will be the focus for the majority of Medway’s development needs and there should be no outward growth that conflicts with strategic restraint policies. The role of substantial areas of potentially surplus land within the boundary of the defence site at Chattenden/Lodge Hill has been identified in Supplementary Regional Planning Guidance (RPG9a) as having potential for development. The Structure Plan gives priority to the development of previously developed land within the boundary of this site to provide a new, village
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scale mixed use community in this area in the period to 2016 and beyond once the Ministry of Defence has departed. This is the only substantial area of previously developed land outside the urban area of Medway that could support development on such a scale. Alternative land may be identified, however, if the defence land fails to come forward when necessary to provide for the planned employment or housing provision for Medway. 3.19
The development of Chattenden/Lodge Hill as a Strategic Development Location should take place alongside the major urban regeneration sites and, in view of its scale, delivery is anticipated to extend beyond 2016. Chattenden and the larger sites within the urban area will need to be provided with job opportunities, social and community facilities and appropriate infrastructure within a comprehensive development. Providing new jobs will also help to meet Medway’s strategic objective of reducing its dependency on commuting out of the area.
3.20
Housing provision for Medway (Policy HP1) takes account of the large element of locally generated household growth, together with the likely timescale for the delivery of all the major regeneration sites in the Medway urban area and at Chattenden/Lodge Hill. Given Medway’s contribution to the Kent Thames Gateway growth area, a higher rate of housing provision, based on an accelerated rate of development at these strategic sites, will be considered, where this is shown to be feasible, as indicated by Policy HP1.
3.21
Transport priorities for Medway include completing improvements to the A228 and providing rail access to the regionally significant deep water port of Thamesport. Such improvements are important to take forward strategic scale industrial and commercial land allocations involving previously developed land at Grain and Kingsnorth and the way they link with the Medway urban area and Chattenden/Lodge Hill. The site at Grain is also nationally important for the energy sector, including for liquid gas storage.
3.22
Although Medway has the largest labour force In Kent, many of its residents commute to London for work. There is a continuing need to support local economic development and the growth of higher value added economic activity. The development of the technology and knowledge sectors will be encouraged at Chatham Maritime, Chattenden/Lodge Hill and at the commercial area adjacent to Rochester Airfield. Policy ME1: Medway Proposals to regenerate Medway should focus upon the Medway Waterfront including central Chatham, Rochester Riverside and at Strood. Expansion beyond the Medway urban area to meet development requirements should be concentrated at a new, mixed-use community at Chattenden/Lodge Hill on previously developed land or such alternative land as may be identified in
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Local Development Documents in the event that the former defence land fails to come forward when necessary to provide for the planned employment or housing provision for Medway. Development for the Higher and Further Education sectors including a full-scale university campus, will be supported. Provision will be made for the technology and knowledge sectors adjacent to Rochester Airfield, at Chatham Maritime and Chattenden/Lodge Hill. Completion of improvements to the A228 together with rail access improvements to support growth of Thamesport and industrial and commercial development at Grain and Kingsnorth will be promoted. Major new town centre investment at Chatham on a scale appropriate to one of the region’s principal urban centres will be supported, particularly in relation to new public transport capacity, employment provision, retail, cultural, tourism and leisure facilities. As part of a comprehensive greenspaces strategy, provision will be made for a network of open land (‘Green Grid’) which will link major areas of open space with the Thames and Medway and with existing and new communities.
8.
South East Plan Draft (2006)
SECTION E4 Kent Thames Gateway Sub-region 2.4 - The potential housing land supply in the sub-region could accommodate about 50,000 dwellings to 2026, and could therefore deliver 48,000 dwellings without seeking new greenfield land. The preferred spatial strategy is to link the housing provision as closely as practical to the potential land supply in each area. 2.5 - The strategy has the following key features: • Concentrations of new dwellings, employment and services at major regeneration locations: • At Thameside, notably at the strategic sites of Eastern Quarry, North Dartford, Ebbsfleet and the Thames riverside • Within the Medway urban area at riverside sites, and to the north on Ministry of Defence land at Chattenden Policy KTG7: LOCATIONAL CRITERIA FOR SUBREGIONALLY SIGNIFICANT DEVELOPMENT The criteria for the location of major development are:
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i To exploit the potential for housing and business at locations served by the CTRL domestic services, especially Ebbsfleet and Chatham ii To locate housing and employment at the urban areas and where they are accessible by a choice of transport iii To locate community services (for example higher education and health) at locations accessible to their catchment by a choice of transport iv To take account of access to health and education services in the location of residential development v To develop previously developed land before greenfield sites, except when there are clear planning advantages from the development of an urban extension or new community.
9.
Thames Gateway Interim Plan: Development Prospectus (2006)
B2.13 The majority of housing sites are riverside sites, which will be promoted for mixed-use developments. These include a range of sites in the town centres: Rochester and Strood Riverside, Strood Temple Waterfront, St Mary’s Island and Gillingham Waterfront. In addition, the MOD-owned land, particularly sites at Chattenden and Lodge Farm, will deliver over 5,000 new homes. Table (part) page 92
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