Greenhithe Outline Design and Access Statement
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Transcript of Greenhithe Outline Design and Access Statement
Knockhall Road, GreenhitheDesign & Access StatementBarton Willmore LLPPrepared on behalf of Landhold Capital LtdOctober 2012
Barton Willmore7 Soho SquareLondonW1D 3QBwww.bartonwillmore.co.uk
Tel: 020 7446 6888Fax: 020 7446 6889 Ref: K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A5\Reports\Knockhall Road, Greenhithe Design & Access Statement\ 16934 Knockhall Road, Greenhithe DAS.indd Date: October 2012
COPYRIGHTThe contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP.
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Section 1 Vision• Aims of the Proposal
Section 2 Background• Site Location and Description
• Planning Application Description
• Scope and Content of the Design and Access Statement
• Planning History and Policy Context
Section 3 Assessment• Context
• Site Opportunities and Constraints
Section 4 Design• Design Concept
• Scheme Parameters
• Illustrative Masterplan
• Character and Appearance
• Landscape Strategy
• Access and Movement
• Flood Risk, Drainage and Utilities
• Climate Change Impact
Section 5 Involvement and Evaluation• Design Development
Contents
1
Knockhall Road, Greenhithe - October 2012
The proposals for the site at Knockhall Road are based on the following aims:
• To create attractive new housing with
a genuine sense of place on currently
disused and inaccessible land
• To provide new parkland with stimulating
play facilities on the currently overgrown
slopes, complementing and linking to the
adjacent recreation ground
• To offer a new public footpath route
through the site linking the Knockhall Road
access to the existing path leading across
Craylands Gorge
• To provide attractive and well organised
parking facilities for the existing Bowls
Club, offering the Club their premises in
perpetuity
• To improve the rear access to numbers
25-63 Knockhall Road
Aims of the Proposal
2
Knockhall Road, Greenhithe - October 2012
1 Vision
Fig.1 Sketch Proposal on Aerial
3
Knockhall Road, Greenhithe - October 2012
M25
A282
A282
A2
A225
A225
A206
B255
A207
A2026
B2174
B260
M25
Dartford
The site is located on the south-west side
of Greenhithe, bordering on the woodland
associated with Craylands Gorge. The site
comprises an operational bowling green together
with car parking and club house/ outbuildings,
an area of heavily overgrown sloping scrub
woodland and a redundant sports pitch formerly
in private use by employees of the former Norske
Skog Paper Mill. With the exception of the
bowling green, the site has been vacant for over
10 years.
Site Location & Description
Fig.2 Site Location
Dartford Bridge
Dartford Tunnel
Bluewater Shopping
Centre
4
Knockhall Road, Greenhithe - October 2012
2 Background
Gravesend
A2
A226
A226
A227
B255
B259
A126
A126A126
Northfleet
Greenhithe
Bean
Tilbury
Grays
West Thurrock
The Site
Craylands Gorge and Woodland
5
Knockhall Road, Greenhithe - October 2012
Fig.3 Site Location
6
Knockhall Road, Greenhithe - October 2012
2 Background
Planning Application Description
The proposed development comprises an outline
planning application for development of up to
40 residential dwellings, provision of public open
space, parking, access, and landscaping. The
submission includes retention of the bowling
green, and the relocation and enhancement of
the bowling club facilities and car parking. All
matters are reserved except the point of vehicular
access.
Scope & Content of the Design & Access Statement
This document is set out to comply with the
guidance in the DCLG document “Guidance
on information requirements and validation”
(March 2010) Section 6 and the CABE document
“Design and access statements” (2006).
The four stages of the scheme development
process identified by CABE namely Assessment,
Involvement, Evaluation and Design are covered
as follows:
• The Assessment chapter documents the
relevant features and conditions of the site
and its surrounding area and culminates in
a constraints and opportunities drawing for
the site;
• The Design chapter shows how the
design concept, then the scheme
parameters, then an illustrative layout
were developed from the assessment
information;
• The Involvement and Evaluation chapter
records the process by which stakeholder
engagement and responses informed the
design development process.
Of the six areas of design information identified
by CABE, Use, Amount and Scale are covered
under “Scheme Parameters,” Layout is covered
under “Illustrative Masterplan”, Landscaping
is covered under “Landscape Strategy” and
Appearanceis covered under “Character and
Appearance” within the Design section. Access
also appears as a sub heading within Design, as
does Climate Change Mitigation and Adaptation.
7
Knockhall Road, Greenhithe - October 2012
A226 London Road
Greenhithe High St
“Ingress Park”
River Thames
Knoc
khall
Roa
d
B255 St Clem
ents Way
“Eastern Quarry 2” Site
Swanscombe Heritage Park
Fig.4 Site Aerial
8
Knockhall Road, Greenhithe - October 2012
2 Background
Planning History & Policy Context
Planning History
59/00102/FULA3 The use of the site as a sports
ground dates back to 1959 when an application
was permitted for the ‘Use of the Land as Sports
Ground’.
61/00007/FULA2 An application was approved
for ‘Additional Toilets, Groundsman’s Hut and
Store and Indoor Bowls Rink’ in 1961.
95/00117/FUL An application was submitted for
the ‘Erection of a Detached Single Store Building
for use as a Clubhouse’. The application was
subsequently withdrawn.
96/00111/FUL An application was approved in
1996 for ‘Erection of a Detached Single Storey
building for use as a Clubhouse with Car Parking’.
96/00717/FUL A further application was
permitted in 1996 for the ‘Erection of a detached
Single Storey Building for use as a Clubhouse
with associated Car Parking’.
05/00586/FUL An application was submitted in
2005 by Mark Project Ltd and Westbury Homes
for the ‘Redevelopment of land to provide 13 No.
3 bedroom town houses and 1 No. 4 bedroom
detached house with associated car parking /
garaging and new access road with additional
parking facilities for the existing Bowls Club and
sports pitch’ The application related to the main
car park area adjacent to the Bowling Green and
did not include redevelopment of the sport’s
pitch. Planning permission was refused in
November 2005.
An appeal against the refusal of application
05/00586/FUL was submitted in January 2006
and registered under Appeal reference: APP/
T2215/A/06/1197044. The applicant later
withdrew the appeal before it reached Public
Inquiry in March 2006
Planning Policy Context
The proposed development is in accordance
with statutory National and Regional Planning
Policy objectives in the form of the National
Planning Policy Framework (NPPF) and the South
East Plan.
In terms of Local Planning Policy, the
development accords with the objectives of the
Development Plan for Dartford Borough which
comprises the ‘saved’ Policies of the Dartford
Borough Local Plan 1995 and the Adopted
Core Strategy Development Plan Document
September 2011.
The planning policy context is discussed in full
in the Planning Statement accompanying the
application.
Design Policy Context
The illustrative proposals supporting this
application have been developed in accordance
with best practice guidance, including
“The Urban Design Compendium” (English
Partnerships and the Housing Corporation) and
“Manual for Streets” (DfT March 2007).
9
Knockhall Road, Greenhithe - October 2012
Knoc
khall
Roa
d
Fig.5 Context Plan
10
Knockhall Road, Greenhithe - October 2012
3 Assessment
Wider Context
Local Uses, Amenities, Linkages & Transport
The site is well connected to the local amenities
and facilities in the Greenhithe area. There
is primary and nursery school provision
within walking distance of the site and public
recreational facilities located adjacent to the site.
There is public transport provision along
Knockhall Road, offering a ‘hail-a-ride’ service
between Dartford and Valley Drive. The fastrack
service currently operates along London Road
with bus stops within 800m of the site.
Greenhithe rail station is on the mainline route
between Gillingham and London Charing Cross.
The station is within 1.2km walking distance of
the site.
To Bluewater
Greenhithe High Street
11
Knockhall Road, Greenhithe - October 2012
800m
1200m
400m
Legend
Site Boundary
School
Retail
Library
Fuel Station
Recreation
Health
Vehicle Servicing
Employment
Bowls Club
Rail Station
Bus Stop
Railway Line
Public Right of Way
Strategic Road Network
Principal local roads serving site
Swanscombe Heritage Park
River Thames
A226 London Road
Knockhall Chase
Knockhall Road
12
Knockhall Road, Greenhithe - October 2012
3 Assessment
Topography
In the wider landscape, landform rises from
0metres (m) Above Ordnance Datum (AOD)
at the south bank of the River Thames,
approximately 750m to the north of the Site, to an
elevation of approximately 40m AOD on Alkerden
Lane, approximately 250m to the south-west
of the Site. In the immediate vicinity of the Site,
Knockhall Road climbs between elevations of
approximately 32m AOD and 38m AOD as it
extends south-west past the Site on the north-
western ridge of a valley formed by Craylands
Gorge and, to the south-west of the Site, a narrow
tributary valley extending further to the south-
west. The Site is situated on the western slopes
of these valleys. To the east of the Site, landform
within Craylands Gorge falls very steeply from the
Site boundary, at an elevation of approximately
25m AOD, to an elevation of approximately
5m AOD, approximately 25m from the Site
boundary before rising steeply to an elevation of
approximately 35m AOD at a point approximately
90m from the Site boundary, to form a plateau
extending east towards Swanscombe. In the
wider landscape, a number of quarries retain
steep faces, varying in depth up to approximately
20m.
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MEWS
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Swanscombe Marshes
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Globe Wharf
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Mud
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Greenhithe
Knockhall
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(disused)
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Tunnel
Tunnel
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Tunnel
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Path
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Path
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anor
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(Tra
ck)
Works
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Tunnel
ms' Road
Pilgri
Channel Tunnel Rail Link
Tunnel
Swanscombe Siding
AllotGdns
Allotment Gardens
Path
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Track
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Path
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Path
Workings(disused)
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Works
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Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
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K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L1 Site Context Plan.dwg - A1
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L1
Site Context Plan
10.07.2012 1:5,000 @ A1
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
LegendN
Existing Scrub +
0 100 200
50 150 250m
Figure 1For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Country Park #
Scheduled Ancient Monument ~
Sustrans #
Metropolitan Green Belt
Conservation Area
Woodland
Landscape & Planning Designations ***
Area 81 Greater Thames EstuaryNational Landscape Character Areas #
Area 113 North Kent Plain
Western Thames MarshesCounty Landscape Character Areas **
Dartford and Gravesend Fringes
Mud/Shingle +
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map** The Landscape Assessment of Kent October 2004*** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies
+110M
Adjacent Land within theApplicant's Ownership
Fig.6 Landscape Context Plan
Vegetation
There are dense corridors of woodland cover in
the vicinity of the Site, often associated with steep
valleys, transport corridors and former quarries.
These are dominated by sycamore species. In
addition, areas of hawthorn scrub extend across
more open areas of plateau landscape. Tree
planting within the streetscape of the surrounding
area includes avenues of London plane species
on Eynsford Road, Abbey Road and Lane
Avenue, set into paved footways and narrow
grass verges.
Drain
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n
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P I ER
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H I G H S T R E E T
TH
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E
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N G R E S SPARK AVENUE
RIO
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A
W A T
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MEWS
CHA
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LE
R SM
C A P A BIL
ITY
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F
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RE
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LK
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NCI R C U S
PORTLAND PL
ST.M
CL E
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ED
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T
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N NON PL
NC
A
CREST
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AY
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LC
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ULEVARD
A L K E R D E N L A N E
K
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anor
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Path
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Tunnels
Path
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Path
Workings(disused)
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Works
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Farm
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Station
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Former
6m
7m
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4m
19m 16m
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31m
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17m
31m
27m
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43m
22m
23m
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34m
31m
26m
29m
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39m
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21m
43m
2m
3m
3m
4m
27m
6m
3m
3m
3m
44m39m
23m
27m
31m
31m
24m
13m
32m
31m
29m
5m
5m
10m
5m
5m5m
5m
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5m
5m
5m
5m
25m
15m
10m
25m
25m
25m
50m
45m
15m
35m
35m
10m
15m
30m
35m
30m
30m
35m
40m
30m
15m
45m
60m
40m
5m
5m
5m
5m
5m
0m 5m
5m
15m
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30m
35m
25m
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5m
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DR11
DR12
DR3
1
DR13
DR14
DS22
DS10
DS9
DR15
DR312
DS25
DS24
DS7
DS6
DS5
DS3
DS1
DS28
DS2
DS12
DS1
DS13
DS14
DS8
DS20
DR4
DR1
DS29
DS20
DR1
DR2
DS4
NU
1
DS17
DS2
6
DS31
DR8
DR14
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L1 Site Context Plan.dwg - A1
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L1
Site Context Plan
10.07.2012 1:5,000 @ A1
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
LegendN
Existing Scrub +
0 100 200
50 150 250m
Figure 1For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Country Park #
Scheduled Ancient Monument ~
Sustrans #
Metropolitan Green Belt
Conservation Area
Woodland
Landscape & Planning Designations ***
Area 81 Greater Thames EstuaryNational Landscape Character Areas #
Area 113 North Kent Plain
Western Thames MarshesCounty Landscape Character Areas **
Dartford and Gravesend Fringes
Mud/Shingle +
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map** The Landscape Assessment of Kent October 2004*** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies
+110M
Adjacent Land within theApplicant's Ownership
13
Knockhall Road, Greenhithe - October 2012
Drain
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LIME TREE AVE
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DRIVE
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BEAN ROAD
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Drain
Drain
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Dra
in
Drain
Drain
Drain
Drain
Mean High Water
Dra
in
Drain
Dra
in
Drain
Dra
in
Drain Drain
Drain
Dra
in
Dra
in
IssuesDrain
Dra
in
Drai
n
Dra
in
Drain
Drain
Reservoir
Drain
STONE CP
BS
SWANSCOMBE ANDGREENHITHE CP
ROMAN ROAD
BurialGround
Jetty
Swanscombe Marshes
Causeway
Trac
k
Trac
k
Track
Path
Path
Track
Groynes
Johnson'sWharf
Globe Wharf
Causeway
Tk
PathMud
Conveyors
Mud
MudSand
Mud
Paths
Mud
Paper Mills Wharf
Path
Jetty
Mast SWANSCOMBE
LOVER'S LANE
Greenhithe
Knockhall
FB
(disused)
FB
Horns Cross
TunnelTunnel
Tunnel
Tunnel
SportsField
Tunnel
SportsField
Path
Track
TunnelGdnsAllot
Trac
k
Path
Path
GdnsAllot
(dis)Pit
Works
Bluewater
Tunnels
Path
Trac
k
Track
Crossways
Track
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Jetty
Jetty
Conv
eyor
s
Trac
k
Trac
k
Trac
k
AllotGdns
Path
Subway
ChurchPath
Workings(disused)
Sewage
Lower Road (Track)
NorthfleetIndustrial Estate
Botany Marshes
Tunnel
Path
Gre
en M
anor
Way
(Tra
ck)
Works
Path
Trac
k
(dis)
PlayingField
Ind Est
Tunnel
ms' Road
Pilgri
Channel Tunnel Rail Link
Tunnel
Swanscombe Siding
AllotGdns
Allotment Gardens
Path
Path
Track
Recn Gd
Cemy
RecreationGround
RifleRange
Kent KraftIndustrial Estate
Path
Path
Path
Tunnels
Path
CarPk
Mast
Northfleet WestGrid Sub Station
Path
Workings(disused)
Workings (disused)
Works
Works
Superstore
TelEx
Cross FarmWestern
Farm
PW
Sta
PW
School
PO
Shopping Centre
Liby
Bus Sta
Alkerden
StoneCastle
The CraylandsSchool
Pav
PO
F Sta
PW
Liby
PW
PW
Ppg Sta
Station
TradingEstate
Schools
CounOffs
TheObservatory
The SweyneJunior School
Former
6m
7m
11m
4m
19m 16m
6m
27m
31m
47m48m 56m
53m
17m
31m
27m
17m
43m
43m
22m
23m
8m
34m
31m
26m
29m
28m
39m
33m
38m
38m
21m
43m
2m
3m
3m
4m
27m
6m
3m
3m
3m
44m39m
23m
27m
31m
31m
24m
13m
32m
31m
29m5m
5m
10m
5m
5m
5m
5m
10m
5m
5m
5m
5m
25m
15m
10m
25m
25m
25m
50m
45m
15m
35m
35m
10m
15m
30m
35m
30m
30m
35m
40m
30m
15m
45m
60m
40m
5m
5m
5m
5m
5m
0m 5m
5m
15m
10m
30m
35m
25m
40m
5m
10m
10mDR8
DR11
DR12
DR3
1
DR13
DR14
DS22
DS10
DS9
DR15
DR312
DS25
DS24
DS7
DS6
DS5
DS3
DS1
DS28
DS2
DS12
DS1
DS13
DS14
DS8
DS20
DR4
DR1
DS29
DS20
DR1
DR2
DS4
NU
1
DS17
DS2
6
DS31
DR8
DR14
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L1 Site Context Plan.dwg - A1
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L1
Site Context Plan
10.07.2012 1:5,000 @ A1
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
LegendN
Existing Scrub +
0 100 200
50 150 250m
Figure 1For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Country Park #
Scheduled Ancient Monument ~
Sustrans #
Metropolitan Green Belt
Conservation Area
Woodland
Landscape & Planning Designations ***
Area 81 Greater Thames EstuaryNational Landscape Character Areas #
Area 113 North Kent Plain
Western Thames MarshesCounty Landscape Character Areas **
Dartford and Gravesend Fringes
Mud/Shingle +
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map** The Landscape Assessment of Kent October 2004*** The Borough of Dartford Adopted Local Plan Proposals Map 1995 - Saved Policies
+110M
Adjacent Land within theApplicant's Ownership
14
Knockhall Road, Greenhithe - October 2012
3 Assessment
Local Character – Landscape
The Site is included within published landscape
character assessments at a national and
county level. The Landscape Assessment of
Kent (Jacobs Babtie/Kent County Council,
2004) provides a detailed description of the
Character Area Dartford and Gravesend Fringes,
within which the Site is located. The document
describes the strong urbanising influences;
the loss of former agricultural uses, woodland
and orchards; the fragmented nature of the
landscape; valuable landscape and ecological
features including scrub vegetation on scarps
along the southern edge of Swanscombe and
regeneration of grassland, scrub and woodland
in chalk quarries; and a weak sense of place.
The document describes the need for landscape
enhancement, including:
“...the evolution of new landscape features which will enhance the underlying landform and respect the current use of the land. Fragmented pockets of open land... may be linked to create a new landscape framework for amenity use and to recreate semi-natural habitats... where these are appropriate to the surrounding land use.”
The document specifies the need to create
edges to existing urban areas; semi-natural
habitats; amenity uses; landscape cohesion; and
linkages between natural habitats and developed
areas.
Local Character - Built Form
Maps prior to the end of the eighteenth century
identify the site as associated with Knockholt
Farm but no rural buildings remain in the area.
The oldest existing houses in the vicinity are
Georgian semi detached villas at up to 3.5
storeys in height however Knockhall’s character
is dominated by 2-storey late Victorian and early
to mid twentieth century terraced and semi-
detached development associated with a grid of
streets. The older Victorian stock is terraced with
a vertical proportion to windows, but the majority
of housing is in the form of later cottage style
developments with flatter proportions. It is fair to
say that much of the latter stock is very plain and
can create bleak street scenes. However the
ex-local authority properties on Knockhall Road
bordering the site itself were built with a stronger,
post Arts and Crafts, character, with generous
wide frontage design, projecting gables and
porches and distinctive chimneys. Subsequent
alterations have weakened but not destroyed their
appearance.
15
Knockhall Road, Greenhithe - October 2012
Overall the residential architecture in the
Knockhall area reflects generic suburban
products of the time of construction, and
can struggle to generate a sense of place.
Nonetheless this suburban tradition has many
strengths - buildings are organised in perimeter
blocks with clear street frontages and good sized
rear gardens. Bay windows in older properties
provide modelling to the facade and a sense of
inhabitation of the street. Weaknesses include
overly repetitive street scenes (whose qualities are
vulnerable to subsequent owner individualisation)
and inadequate provision for the car.
There is no dominant building material in the
area - facades are largely brick or render, with a
considerable incidence of roughcast/pebbledash.
The latter does not appear to create attractive
elevations in this locality. Roofs are pitched, in a
mixture of tile and slate.
Much of the quality of suburban development
is dependant on the extent to which a planted
landscape can be appreciated from the public
realm, and various local streets benefit from
either trees or generous well kept front gardens.
It is notable that small walled front gardens have
become fully paved over time, often creating a
harsh feel to the street.
In conclusion it is felt that the design for the site
at Knockhall Road should respond to these wider
considerations as well as site based conditions.
Fig.7 Georgian architecture on Knockhall Road
Fig.8 Typical victorian terrace in the area
Fig.9 Historic postcard showing Knockhall Road cottages, which back onto the site
Fig.10 Knockhall Road cottages today
Fig.11 An inter war cottage with generous planting
Key opportunities and constraints include:
• The site has a single point of vehicular
access from Knockhall Road;
• The upper and lower plateaus within
the site provide topography suitable for
residential development;
• Development on the upper plateau will
need to relate well to the linear terrace form
of no.s 25-63 Knockhall Road. There is the
opportunity to rationalise the access to the
rear service route to these properties.
• On the lower plateau there is the
opportunity for a layout whose character
is more determined by its location next to
woodland;
• A major opportunity exists to transform the
overgrown scrub woodland slopes into a
public open space that forms an attractive
and pedestrian friendly setting to both
areas of development overlooking it;
• A direct and attractive link could be
created across the site linking the
Knockhall Road access with the existing
footpath leading across Craylands Gorge.
This link and the supporting paths within
Site Opportunities & Constraints
the park could promote attractive pedestrian
and cycle routes onto Knockhall Road,
encouraging use of the bus route and local
shop;
The Bowling Green is in use and should be retained.
The club’s parking facilities could be reorganised in a
more attractive manner.
16
Knockhall Road, Greenhithe - October 2012
3 Assessment
Fig.12 Site Opportunities & Constraints
Legend
Site Access
Public Right of Way
Extent of Public Highway
Bowls Club to be retained and enhanced
Recreation Ground with sports pitches and play facilities
Steep overgrown bank
Existing Trees
Rear access to existing houses
Existing access between terraces
Existning building
Craylands Gorge
Potential for devleopment
Opportunity for pedestrian link
Potential connection
1 Local Shop
2 Jubilee Close Housing
3 Derelict Builders Yard
17
Knockhall Road, Greenhithe - October 2012
1
Knoc
khall
Roa
d
Upper Plateau
Lower Plateau
2
3
18
Knockhall Road, Greenhithe - October 2012
3 Assessment
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph a
Derelict Changing Room Bowls Club Car Park Bowling Green
SItE appraISaL photoGraph B
Bowling Green Entrance Gates to Bowls Club Residential Properties on Knockhall Road
Residential Properties on Jubilee Close
Layout
The Site comprises approximately 3.33ha in a
roughly triangular shape. To the north-west, the
Site adjoins residential properties on Knockhall
Road and Jubilee Close. The Site boundary is
defined by a mixed species hedge flanking an
access lane extending along the rear of these
properties and a substantial hedgerow extending
along the north-eastern edge of a small area of
open space associated with Jubilee Close. The
Site includes a pedestrian access which extends
between properties on Knockhall Road opposite
the junction of Knockhall Road with Eynsford
Road. A vehicle access extends from the main
area of the Site to Knockhall Road in the northern
corner of the Site. To the north-east and south-
east, the Site boundary is defined by fencing
located within a tree belt which extends south-
east from Knockhall Road and around the south-
eastern corner of the Site. To the south, the Site
boundary is defined by further fencing, PROW
DS7 and a wall to a derelict builder’s yard. Within
this framework, the Site comprises three distinct
areas, described in further detail below.
Existing Landscape Features
In the north-western area of the Site, a plateau
of some 30m in width extends to the rear of
residential properties on Knockhall Road. This
area lies at an elevation of approximately 34m
AOD. This area comprises hardstanding, in
the form of a loose asphalt surfaced car park
together with an access lane to the rear of
properties fronting Knockhall Road, formed of
gravel and in-situ concrete outside site boundary;
a bowling green and small associated areas
of grassed open space; temporary buildings
associated with the bowling green as well as a
derelict changing room at the northern end of the
area of hardstanding; an assortment of boundary
features including chain link and palisade security
fencing, brick walls and entry posts at the former
entrance to the sports ground, security gates
and ornamental hedgerows; ornamental shrub
planting to the south-western edge of the bowling
green; scrub including buddleia species in the
vicinity of the derelict changing room; and a belt
of sycamore species, reaching approximately
6m in height, forming the north-western edge
Fig.13 Site Appraisal Photograph A
19
Knockhall Road, Greenhithe - October 2012
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph a
Derelict Changing Room Bowls Club Car Park Bowling Green
SItE appraISaL photoGraph B
Bowling Green Entrance Gates to Bowls Club Residential Properties on Knockhall Road
Residential Properties on Jubilee Close
34m
25m
D
E
A
C
B
Bowling Green
DerelictChangingRooms
Jubilee Close
FormerSports Field
Sports Field
Knoc
khall
Roa
d
Clubhouse
Clubhouse
Eynesford RoadCr
ayla
nds
Gor
ge
Spring Vale
28.0
18.0
19.0
25.0
18.5
33.5
25.0
35.0
26.0
30.0
25.0
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L2 Site Appraisal Plan.dwg - A3
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L2
Site Appraisal Plan
10.07.2012 1:1,250 @ A3
-
MK PC
Site Boundary
Contours/Spot Heights (Metres AOD) +/^
No.Public Rights of Way *
LEGENDN
0 20 40
10 30 50m
Figure 2For Illustrative Purposes Only
+110M
Sources:+ OS Mapping* Kent County Council Interactive Map^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A
Location of Photographic Viewpoints(Site Appraisal Photographs A-E)A
Adjacent Land within the Applicant'sOwnership
34m
25m
D
E
A
C
B
Bowling Green
DerelictChangingRooms
Jubilee Close
FormerSports Field
Sports Field
Knoc
khall
Roa
d
Clubhouse
Clubhouse
Eynesford Road
Cray
land
s G
orge
Spring Vale
28.0
18.0
19.0
25.0
18.5
33.5
25.0
35.0
26.0
30.0
25.0
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L2 Site Appraisal Plan.dwg - A3
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L2
Site Appraisal Plan
10.07.2012 1:1,250 @ A3
-
MK PC
Site Boundary
Contours/Spot Heights (Metres AOD) +/^
No.Public Rights of Way *
LEGENDN
0 20 40
10 30 50m
Figure 2For Illustrative Purposes Only
+110M
Sources:+ OS Mapping* Kent County Council Interactive Map^ 'Survey Solutions' Topographical Survey Drawing 10383-se01 Rev A
Location of Photographic Viewpoints(Site Appraisal Photographs A-E)A
Adjacent Land within the Applicant'sOwnership
Fig.14 Site Appraisal Plan
20
Knockhall Road, Greenhithe - October 2012
3 Assessment
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph E
Vegetation on North-Eastern Boundary of Site Vegetation on Southern Boundary of Site
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph a
Derelict Changing Room Bowls Club Car Park Bowling Green
SItE appraISaL photoGraph B
Bowling Green Entrance Gates to Bowls Club Residential Properties on Knockhall Road
Residential Properties on Jubilee Close
Fig.15 Site Appraisal Photograph B
Fig.16 Site Appraisal Photograph E
of the wooded area in the centre of the Site.
This area is well contained to the north-west by
residential properties on Knockhall Road which
exert a strong urbanising influence on the area,
including a range of boundary features and
sheds, garages and other structures in rear
gardens and the existing access lane to the rear
of these properties. Longer distance views can
be obtained to the north, in which the eastern
pylon Thames Crossing high voltage electricity
lines can be seen. Views to the south-east are
generally contained by vegetation although
longer-distance views towards residential
development on elevated land in the vicinity of
Swanscombe can be obtained from the bowling
green area. In conclusion, this area of the Site
has a fragmented urban edge character and,
with the exception of the bowling club, is in poor
condition of and of low visual amenity.
From this plateau area, the land falls away steeply
to the east in the form of a densely vegetated
bank which extends north-south through the
central area of the Site. The landform in this
area drops by approximately 16m over the 60m
between the plateaux in the north-western area
of the Site and the south-eastern area of the
Site. Scrub and tree species in this area vary
21
Knockhall Road, Greenhithe - October 2012
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph E
Vegetation on North-Eastern Boundary of Site Vegetation on Southern Boundary of Site
Land at knockhaLL roadGrEEnhIthE
SItE appraISaL photoGraphS
auGuSt 2011
projEct no. 16934
SItE appraISaL photoGraph a
Derelict Changing Room Bowls Club Car Park Bowling Green
SItE appraISaL photoGraph B
Bowling Green Entrance Gates to Bowls Club Residential Properties on Knockhall Road
Residential Properties on Jubilee Close
between approximately 5-14m in height and are
dominated by elm, hawthorn, sycamore and
ash species. This area of vegetation provides
a physical and visual barrier between the north-
western and south-eastern areas of the Site and
is largely inaccessible, with the exception of a
series of steps in the north-eastern part of this
area of the Site, now heavily overgrown, which
extends down the bank towards the south-
eastern area of the Site. The scrub woodland is
assessed as being of predominantly C grade by
Forbes-Laird Arboricultural Consultants.
At the foot of the bank lies a plateau of rough
grassland forming the south-eastern area of the
Site, formerly a sports pitch in private use. There
is some evidence of access, including a narrow
path around the perimeter of the space, and
antisocial behaviour, including fires. This area
lies at an elevation of approximately 18.5m AOD
and is surrounded and contained by vegetated
banks, reaching an elevation of approximately
28m AOD to the north-east, approximately 25m
AOD to the south-east and approximately 20.5m
AOD to the south. Vegetation on this landform
accentuates the containment provided to this
area of the Site. The tree belt which extends
22
Knockhall Road, Greenhithe - October 2012
3 Assessment
The grassland area is dominated by a range of
common species of coarse grasses, including
False-oat Grass, Couch and Cock’s-foot. Herbs
comprise a limited range of common species
including Common Ragwort, Stinging Nettle and
Thistles, with a somewhat more diverse herb
cover present on the margins of the grassland,
including Marjoram, Wild Carrot and Red Clover.
While the grassland is of low botanical interest,
nonetheless it supports populations of Slow-
worm and Common Lizard. Although these are
common and widespread species, nonetheless
they are legally protected against killing and
injuring.
along the north-eastern boundary of the Site
is predominantly formed of pedunculate oak,
sycamore and hawthorn species, reaching
a height of approximately 12m. The scrub
woodland belt on the south-eastern boundary
of the Site is formed predominantly of hawthorn,
field maple and ash species, reaching a height
of approximately 9m. The southern boundary of
the Site is formed of scrub woodland dominated
by hawthorn species, reaching a height of
approximately 8m. As a result of the topography
and vegetation surrounding the south-eastern
area of the Site, this area has a contained,
secluded character.
Ecology
A number of habitats are present within the Site,
with the most significant, in terms both of extent
and of associated ecological interest, being the
semi-improved rough grassland that dominates
the area of the former sports pitch and the area of
scrub and developing woodland on the bank to
the west of the rough grassland.
Fig.17 Visual Appraisal Plan
Dra
in
19m 16m
17m
31m
43m
43m
22m
23m
8m
34m
31m
26m
29m
28m
39m
33m
38m
38m
4m
44m
5m
5m
10m
25m
25m
15m
10m
30m
35m
30m
30m
35m
40m
30m
15m
5m
10m
E A GL E S
R D
TH
EV
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M
AN O
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WA Y
B255
I P
C
N G R E S S
RIO
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S S C
OL L E G E
P
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ITY
WA
Y
CLIF
F
ROAD
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RE
WA
LK
EMPI
P
A DIA
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RE
ED
COUR
T
A L K E R D E N L A N E
K
E M S L E Y C L O S E
P OR T
A V E N U E
M
OU
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RO
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JO
HN
SO
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WA
Y
V A L
LE
YV
I EW
S P R I N G
VA
L E
AV
EN
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LA
KN
OC
KH
AL
LC
HA
SE
TH
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EY
NS
FO
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RO
AD
AB
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YR
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D
AL
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RR
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IL
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KN
OC
KH
AL
LR
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D
AL A
ME I N
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CR
AY
LA
ND
SL
AN
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E A G L E S R D
TH
EA
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N
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W A K E F I E L D R D
BE A
N
RO
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B255
B255
A226B E A
TO
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C L
PARK TERR
C ENT
A U
ST
EN
C
CLOSE
PIL
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IMS
VIE
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C
S
M U G G L E
RS
W
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CR
OF
TA
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COB H AM
C
INGRE
SS G A R DE N
S
MOUNTS ROAD
I N G R E S S PA RK
AV
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D
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WA
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BO
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EA
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NU
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MI L T
ON
ST
RE
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BL
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D
CR
AY
LA
ND
S
L A
A226
ALAMEIN RD
C AS
P I AN
P A C I F I C
CL
Dra
in
PathTk
Paths
LOVER'S LANE
Greenhithe
Knockhall
(disused)
FB
TunnelTunnel
Tunnel
SportsField
Tunnel
SportsField
Track
TunnelGdnsAllot
Trac
k
Path
Path
GdnsAllot
(dis)Pit
Trac
k
Track
Track
Tunnel
Trac
k
Path
Works
Cross FarmWestern
Farm
PW
School
PO
Liby
Alkerden
The CraylandsSchool
Former
DS22
DS10
DS9
DS25
DS24
DS7
DS6
DS5
DS3
DS14
DS8
DS29
9
4
5
6
7
8
1
23
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L3 Visual Appraisal Plan.dwg - A3
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L3
Visual Appraisal Plan
10.07.2012 1:5,000 @ A3
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
Legend N
Existing Scrub +
Figure 3For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Sustrans #
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map
+110M
Partial Views
Truncated /No Views
Open Views
Visual Appraisal
Location of Photographic Viewpoints(Site Context Photographs 1-9)1
0 100 200
50 150 250m
Adjacent Land within the Applicant's Ownership
Dra
in
19m 16m
17m
31m
43m
43m
22m
23m
8m
34m
31m
26m
29m
28m
39m
33m
38m
38m
4m
44m
5m
5m
10m
25m
25m
15m
10m
30m
35m
30m
30m
35m
40m
30m
15m
5m
10m
E A GL E S
R D
TH
EV
E
MA
N OR
WA Y
B255
I P
C
N G R E S S
RIO
RE
S S C
OL L E G E
P
A
C A P A BIL
ITY
WA
Y
CLIF
F
ROAD
RK
RE
WA
LK
EMPI
P
A DIA
NCI R C U S
RE
ED
COUR
T
A L K E R D E N L A N E
K
E M S L E Y C L O S E
P OR T
A V E N U E
M
OU
NTS
RO
AD
JO
HN
SO
NS
WA
Y
V A L
LE
YV
I EW
S P R I N G
VA
L E
AV
EN
UE
LA
KN
OC
KH
AL
LC
HA
SE
TH
EC R E S
EY
NS
FO
RD
RO
AD
AB
BE
YR
OA
D
AL
EX
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DE
RR
D
CH
IL
D SC R E S
KN
OC
KH
AL
LR
OA
D
AL A
ME I N
R D
CR
AY
LA
ND
SL
AN
E
M
A R I T I M E C L O S E
MI L
TO
N
S
TR
EE
T
MA
NO R
R O A D
E A G L E S R D
TH
EA
VE
N
UE
W A K E F I E L D R D
BE A
N
RO
AD
B255
B255
A226B E A
TO
N
C L
PARK TERR
C ENT
A U
ST
EN
C
CLOSE
PIL
GR
IMS
VIE
W
C EN
TGILB
ERT
C
S
M U G G L E
RS
W
C AL
CR
OF
TA
VE
COB H AM
C
INGRE
SS G A R DE N
S
MOUNTS ROAD
I N G R E S S PA RK
AV
EN
UE
TEDHAS
D
UR
RA
NT
WA
Y
BO
DL
EA
VE
NU
E
MI L T
ON
ST
RE
ET
TR
EB
BL
ER
OA
D
CR
AY
LA
ND
S
L A
A226
ALAMEIN RD
C AS
P I AN
P A C I F I C
CL
Dra
in
PathTk
Paths
LOVER'S LANE
Greenhithe
Knockhall
(disused)
FB
TunnelTunnel
Tunnel
SportsField
Tunnel
SportsField
Track
TunnelGdnsAllot
Trac
k
Path
Path
GdnsAllot
(dis)Pit
Trac
k
Track
Track
Tunnel
Trac
k
Path
Works
Cross FarmWestern
Farm
PW
School
PO
Liby
Alkerden
The CraylandsSchool
Former
DS22
DS10
DS9
DS25
DS24
DS7
DS6
DS5
DS3
DS14
DS8
DS29
9
4
5
6
7
8
1
23
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L3 Visual Appraisal Plan.dwg - A3
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L3
Visual Appraisal Plan
10.07.2012 1:5,000 @ A3
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
Legend N
Existing Scrub +
Figure 3For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Sustrans #
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map
+110M
Partial Views
Truncated /No Views
Open Views
Visual Appraisal
Location of Photographic Viewpoints(Site Context Photographs 1-9)1
0 100 200
50 150 250m
Adjacent Land within the Applicant's Ownership
Dra
in
19m 16m
17m
31m
43m
43m
22m
23m
8m
34m
31m
26m
29m
28m
39m
33m
38m
38m
4m
44m
5m
5m
10m
25m
25m
15m
10m
30m
35m
30m
30m
35m
40m
30m
15m
5m
10m
E A GL E S
R D
TH
EV
E
M
AN O
R
WA Y
B255
I P
C
N G R E S S
RIO
RE
S S C
OL L E G E
P
A
C A P A BIL
ITY
WA
Y
CLIF
F
ROAD
RK
RE
WA
LK
EMPI
P
A DIA
NCI R C U S
RE
ED
COUR
T
A L K E R D E N L A N E
K
E M S L E Y C L O S E
P OR T
A V E N U E
M
OU
NTS
RO
AD
JO
HN
SO
NS
WA
Y
V A L
LE
YV
I EW
S P R I N G
VA
L E
AV
EN
UE
LA
KN
OC
KH
AL
LC
HA
SE
TH
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EY
NS
FO
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RO
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AB
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D
AL
EX
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DE
RR
D
CH
IL
D SC R E S
KN
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KH
AL
LR
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D
AL A
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CR
AY
LA
ND
SL
AN
E
M
A R I T I M E C L O S E
MI L
TO
N
S
TR
EE
T
MA
NO R
R O A D
E A G L E S R D
TH
EA
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N
UE
W A K E F I E L D R D
BE A
N
RO
AD
B255
B255
A226B E A
TO
N
C L
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CLOSE
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IMS
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MOUNTS ROAD
I N G R E S S PA RK
AV
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ON
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ALAMEIN RD
C AS
P I AN
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Dra
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PathTk
Paths
LOVER'S LANE
Greenhithe
Knockhall
(disused)
FB
TunnelTunnel
Tunnel
SportsField
Tunnel
SportsField
Track
TunnelGdnsAllot
Trac
k
Path
Path
GdnsAllot
(dis)Pit
Trac
k
Track
Track
Tunnel
Trac
k
Path
Works
Cross FarmWestern
Farm
PW
School
PO
Liby
Alkerden
The CraylandsSchool
Former
DS22
DS10
DS9
DS25
DS24
DS7
DS6
DS5
DS3
DS14
DS8
DS29
9
4
5
6
7
8
1
23
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull
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K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L3 Visual Appraisal Plan.dwg - A3
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L3
Visual Appraisal Plan
10.07.2012 1:5,000 @ A3
-
MK PC
Site Boundary
Existing Woodlands, Copses and Tree Belts +
Legend N
Existing Scrub +
Figure 3For Illustrative Purposes Only
Contours/Spot Heights (Metres AOD) +
Existing Water Courses +
No.Public Rights of Way *
Listed Buildings ~
Sustrans #
Sources:+ OS Mapping / GIS Data# Natural England GIS Data Set~ English Heritage National Monument Record GIS Data Set* Kent County Council Interactive Map
+110M
Partial Views
Truncated /No Views
Open Views
Visual Appraisal
Location of Photographic Viewpoints(Site Context Photographs 1-9)1
0 100 200
50 150 250m
Adjacent Land within the Applicant's Ownership
24
Knockhall Road, Greenhithe - October 2012
3 Assessment
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt
SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt
Lane to Rear of Properties on Knockhall Road
Approximate Extent of the Site
Bowls Club Car Park Bowling GreenLane to Rear of Properties on
Knockhall Road
Knockhall Road Site Entrance Lane to Rear of Properties on
Knockhall Road
Fig.18 Site Context Photograph 1
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 4: VIEW FroM knockhaLL road, LookInG South
SItE contExt PhotoGraPh 3: VIEW FroM hardStandInG aSSocIatEd WIth rEcrEatIon Ground, LookInG South-EaSt
Knockhall Road Approximate Extent of the Site
Vegetation on North-Eastern Boundary of the Site
Recreation Ground
Approximate Extent of the Site
Recreation Ground
Bowls Club Car Park
Fig.19 Site Context Photograph 4
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt
SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt
PROW DS6Residential Properties on Pilgrims View
Craylands GorgeResidential Properties on Knockhall road Residential Properties on Pilgrims View
Approximate Extent of the Site
Approximate Extent of the Site
Fig.20 Site Context Photograph 5
25
Knockhall Road, Greenhithe - October 2012
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 2: VIEW FroM knockhaLL road, adjacEnt to SItE EntrancE, LookInG South-EaSt
SItE contExt PhotoGraPh 1: VIEW FroM LanE to rEar oF rESIdEntIaL ProPErtIES on knockhaLL road, LookInG South-EaSt
Lane to Rear of Properties on Knockhall Road
Approximate Extent of the Site
Bowls Club Car Park Bowling GreenLane to Rear of Properties on
Knockhall Road
Knockhall Road Site Entrance Lane to Rear of Properties on
Knockhall Road
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 6: VIEW FroM oPEn SPacE EaSt oF craYLandS GorGE, LookInG WESt
SItE contExt PhotoGraPh 5: VIEW FroM ProW dS6 on BrIdGE aBoVE craYLandS GorGE, LookInG South-WESt
PROW DS6Residential Properties on Pilgrims View
Craylands GorgeResidential Properties on Knockhall road Residential Properties on Pilgrims View
Approximate Extent of the Site
Approximate Extent of the Site
Fig.21 Site Context Photograph 6
26
Knockhall Road, Greenhithe - October 2012
3 Assessment
The scrub and developing woodland is also
of low botanical interest, comprising a range
of common species of scrub and trees with
a limited ground flora. Ivy is abundant and
ecological survey has revealed that a number of
rare or uncommon insects are associated with
the mature Ivy growth, namely Ivy Ladybird, Ivy
Bark Beetle and Ivy Woodworm.
Two hedgerows form boundaries in the west of
the Site. One is predominantly composed of
non-native species and both are considered
to be of low ecological value. Other habitats
present include a number of buildings, areas of
hardstanding and amenity planting, all of which
are considered to be of negligible ecological
value.
In addition to the reptiles and invertebrates
identified above, the site will also support nesting
birds during the breeding season. No other
protected species were recorded from on site,
although foraging bats are likely to make some
use of the site.
Public Rights of Way
A number of Public Rights of Way (PROW)
extend through the landscape and townscape
surrounding the Site. These include:
• PROW DS7, which connects Knockhall
Road and Alkerden Lane, passing through
the south-western edge of the Site; and
• PROW DS6, which connects Knockhall
Road and Craylands Lane, crossing
Craylands Gorge approximately 220m to
the north-east of the Site.
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt
SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north
Approximate Extent of the Site
PROW DS7Derelict Builder’s Yard
Approximate Extent of the Site
PROW DS7Alkerden Lane
Fig.22 Site Context Photograph 8
27
Knockhall Road, Greenhithe - October 2012
Surrounding the eastern area of the Site lies the
Country Park of Swanscombe Heritage Park
which includes the recreation ground to the north
of the Site, Craylands Gorge and the plateau of
open space to the east of Craylands Gorge.
Visibility of the Site
A visual appraisal of the Site demonstrates that
it has very limited visibility in views from the
surrounding landscape and that no middle or
long distance views of the Site are obtained.
A number of factors contribute to visual
containment of the Site. These include: the
substantial belts of woodland forming the north-
eastern and south-eastern boundaries of the
Site, as well as the woodland on the bank to the
south-east of residential properties on Knockhall
Road, extending into the south-western area
of the Site; vegetation in the surrounding area,
notably associated with Craylands Gorge; the
intricate topography of the area surrounding the
Site which accentuates the screening effect of
the vegetation; and built form on Knockhall Road
which largely screens any views into the Site from
the north-west. Where the Site can be seen it is
in the context of dense vegetation, as well as the
existing urban edge of residential development
on Knockhall Road, visible from elevated land to
the east above the existing vegetation.
Access and Linkages
The site benefits from an existing access taken
from Knockhall Road that serves the site, the
Bowls Club and existing residential properties
fronting Knockhall Road. The access is narrow;
however, the land within the site is available
to provide an access to the required design
standards and improve upon the existing
situation.
Land at knockhaLL roadGrEEnhIthE
SItE contExt PhotoGraPhS
auGuSt 2011
ProjEct no. 16934
SItE contExt PhotoGraPh 8: VIEW FroM ProW dS7 to South-WESt oF SItE, LookInG north-EaSt
SItE contExt PhotoGraPh 7: VIEW FroM aLkErdEn LanE, In VIcInItY oF ProW dS7, LookInG north
Approximate Extent of the Site
PROW DS7Derelict Builder’s Yard
Approximate Extent of the Site
PROW DS7Alkerden Lane
28
Knockhall Road, Greenhithe - October 2012
3 Assessment
A second point of access is provided from
Knockhall Road to the site between numbers 43
and 45. This is narrow, restricting the potential for
two-way vehicle movements. A third point from
Jubliee Close exists via a right of access across
third party land, which therefore limits this use as
an access point to the site.
A public footpath runs adjacent to the south
west corner of the site, providing connection
to Alkerden Lane and Knockhall Road for
pedestrians. This footway can be connected
to the pedestrian infrastructure within the site
providing an opportunity of an alternative
pedestrian route between Alkerden Lane and
Knockhall Road.
Infrastructure
The site lies within an urban area that is served
by the usual utility providers in this region. The
existing utility infrastructure within Knockhall Road
is able to provide a supply to the proposed
development, with limited off-site reinforcements
in the case of electrical infrastructure.
There are no existing services crossing the site
which would constrain the development, albeit
the electrical supply to the Bowls Club will need
to be re-routed and the BT telephone box on
Knockhall Road will need to be repositioned.
Minor lowering or diversion of existing service
infrastructure is envisaged to facilitate the
construction of the new highway access.
Flood Risk
The site lies in Flood Zone 1 (the low probability
flood area) and is not considered at significant
risk of flooding from other potential sources of
flooding.
The topography of the site has resulted in the
provision of cut-off swales/channels within the
proposed layout to intercept any overland flow
arising on-site or from the surrounding land form.
29
Knockhall Road, Greenhithe - October 2012
Heritage and Archaeology
In line with national, regional and local planning
policy, together with adherence to professional
guidelines and best practice, we have adopted a
staged approach to dealing with archaeology at
the Knockhall Road Site.
The desk based assessment and subsequent
trial pit evaluation concludes that the Site has
the potential to contain archaeological remains
of national/international significance, dating to
the very earliest period of human activity, the
Palaeolithic (c.450,000-12,000 BC), specifically
the British Lower and Middle Palaeolithic. The
site lies adjacent to the Barnfield Pit, where pre-
Neanderthal human remains were discovered in
the twentieth century (‘Swanscombe Man’) and
the Greenhithe/Northfleet/Swanscombe area is
one of the richest for Palaeolithic archaeology in
the country.
Our fieldwork to date has established that
the Knockhall Road site contains an identical
geological sequence to that of the nearby
Barnfield Pit. Humanly struck flint has been
identified, although no organic preservation was
poor, and no bone has yet been found. It has
also established that while the topography of the
Upper and Lower Plateaus at the site have been
impacted by levelling, the slope across the north/
western parts of the site does appear to occur
naturally.
The archaeological advisors at Kent County
Council (KCC) have been consulted on and
have reviewed each stage of our work to date.
We have proposed that additional exploratory
works are carried out, following the granting of
planning consent, as a responsive exercise to the
detail of the development proposals. Additional
mitigation measures will then follow the results of
this exercise, again guided by the results of the
previous exercise.
With a suitable mitigation strategy in place, the
requirements of the developer, the progression
of academic research together with necessary
heritage protection measures can all be met.
condition.
30
Knockhall Road, Greenhithe - October 2012
4 Design
The concept for the design develops naturally
from the previously identified opportunities and
constraints. Key components are:
• Residential development on the upper
and lower plateaus both over looking the
new public open space;
• The overgrown slopes selectively cleared
and opened up between the two areas
of development, with a more strongly
wooded character retained on the south-
west corner of the site;
• A principal north south route is created
which provides a new pedestrian link
between the Knockhall Road Access
(and adjacent recreation ground) and the
existing public right of way leading over
Craylands Gorge;
• Vehicular access also follows the north
south route, with the point of arrival at the
lower plateau being a natural location for a
more formal component of public space
such as a village square.
Design Concept
Fig.23 Concept Plan
Legend
Vehicular Access
Existing Public Right of Way
New Pedestrian Link through site
Devleopment
Bowling Club
Public Open Space
Proposed Trees
Location for Village Square
1 Development on upper plateau provides overlooking to Public Spen Space
2 Public Open Space created on existing slopes
3 Development on lower plateau provides overlooking ot Public Open Space
KNOCKHALL CHASE
31
Knockhall Road, Greenhithe - October 2012
1
KNOCKH
ALL
ROAD
2
3
EYNSFORD ROAD
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
KNOCKHALL CHASE
The parameters plan (submitted for approval as
a full size sheet and reproduced opposite) takes
the key components of the Design Concept
and shows them at an appropriate level of
detail for an Outline Planning Application with all
matters reserved except for Access. Some key
components are fixed, as discussed under the
subheadings below:
Access
The vehicular access point is fixed as shown on
the Parameters Plan. See Access section later in
this document. Further pedestrian accesses are
shown, together with a proposed pedestrian link
(precise alignment illustrative).
Use and Amount
Land uses and areas for these are fixed as
shown on the Parameters Plan, namely Site
Access 0.105ha, Residential 1.104ha, Secured
Planted Area 0.349ha, Public Open Space
1.296ha and Bowling Club 0.48ha.
The application is for up to 40 dwellings,
reflecting a net density of up to 36.2 dwellings per
hectare.
Scheme Parameters
Scale
Maxima for height, width and depth of blocks are
fixed as follows:
• Storey height: up to 2.5 storeys
• Eaves height: up to 6m above grade
• Ridge height: up to 10.5m
• Length of continuous terrace of houses:
up to 70m
• Depth of house (front to back) at ground
level: 13m
• Depth of house (front to back) at upper
levels: 10m
Note that a further set of parameter plans has
been prepared for the Environmental Impact
Assessment. These drawings are based on the
parameters discussed above.
32
Knockhall Road, Greenhithe - October 2012
4 Design
Fig.24 Scheme Parameters
Residential:0.916ha
Residential:0.188ha
Site Access:0.105ha
Bowls Club: 0.48ha
Public Open Space:1.296ha
Pedestrian accessinto site from existingpublic right of waywithin this zone
33.89m
33.88m
34.39m
34.40m17.84m
18.14m
18.74m
18.62m
19.81m
19.69m
Secure PlantedArea: 0.349ha
Legend
Application Boundary (3.333ha)
Adjacent Land within the Applicants' Ownership (0.108ha)
Existing Public Right of Way (DS7)
Proposed pedestrian route between access points,precise alignment illustrative
Proposed Ground Level
Pedestrian access into Site
Vehicular, Pedestrian and Cycle access into Site
Residential Development
up to 39 units
Maximum Height, Width and Depth of Development blocks:
Storey Height: up to 2½ storeys Eaves Height: up to 6m above grade Ridge Height: up to 10.5m above grade Length of continuous terrace of houses: up to 70m Depth of house (front to back) at ground level: up to 13m Depth of house (front to back) at upper levels: up to 10m
Reproduced from the Ordnance Survey Map with thepermission of the Controller of HMSO. CrownCopyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
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003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Architecture\Working\16934 - Parameters Plan.dwg - A3
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Knockhall RoadGreenhithe
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Parameters Plan
06.07.12 1:1250@A3
-
JF CA
KNOCKHALL CHASE
33
Knockhall Road, Greenhithe - October 2012
Residential:0.916ha
Residential:0.188ha
Site Access:0.105ha
Bowls Club: 0.48ha
Public Open Space:1.296ha
Pedestrian accessinto site from existingpublic right of waywithin this zone
33.89m
33.88m
34.39m
34.40m17.84m
18.14m
18.74m
18.62m
19.81m
19.69m
Secure PlantedArea: 0.349ha
KNOCKH
ALL
ROAD
KNOCKHALL CHASE
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
EYNSFORD ROAD
34
Knockhall Road, Greenhithe - October 2012
4 Design
Fig.25 Illustrative Masterplan
The Illustrative Masterplan demonstrates an
example scheme arising from the principles
embodied in the Parameters Plan.
A single vehicular access to the site replaces
the existing awkward entrance arrangements off
Knockhall Road. Access to the rear of the existing
Knockhall Road properties is provided off the site
access.
Development on the upper plateau is organised
in a linear fashion responding to the existing
terrace behind it. It is shown as semi-detached
houses, allowing parking to be accommodated
without conflicting with existing residents.
The bowling green and accommodation is
retained with parking provided in 2 locations - to
the north and south of the green. The southern
parking area has a 4 metre planted buffer
separating it from the gardens of Jubilee Close.
The scrubby woodland slopes are cleared to
create a significant area of public open space.
All proposed dwellings either face the open
space or are on short lanes leading directly onto
it. A variety of spaces are created here including
a natural play area, orchard and wildflower
grassland.
Illustrative Masterplan
The principal north south route through the site
is complemented by smaller paths of varying
gradient allowing either direct stepped routes
up the slope or more gently inclined routes at
gradients as low as 1:20.
Development on the lower plateau is arranged
in a looser, less formal fashion, acknowledging
its setting against woodland and giving the
development the character of a cluster of housing
wrapped by mature woodland on three sides. A
village square marks the key junction where the
north south route arrives at the lower plateau, and
joins up with the existing right of way leading over
Craylands Gorge. Informal shared surface routes,
softened by groups of street trees, lead off the
square. Housing is a mixture of detached, semi-
detached and short terraces, with terraces being
used particularly to enclose the village square
Along the south-eastern boundary of the
scheme properties abut woodland associated
with Craylands Gorge. An embanked area of
woodland sits within the site boundary, and it is
proposed that this is securely enclosed (in the
same manner as the Gorge itself) in order to
avoid a security risk to the properties in this area.
The secure area includes an area of surface
water retention pond.
KNOCKHALL CHASE
35
Knockhall Road, Greenhithe - October 2012
1
Legend
1 Knockhall General Store
2 Vehicular Access
3 Residential development approx 8 units
4 Natural Play Area
5 Informal Orchard
6 Wildflower Grassland
7 Residential development approx 31 units
8 Bowls Club
9 Viewing corridors through woodland
10 Village Square at heart of development
11 Surface water retention
12 Existing Public Right of Way
2
3
4
6 78 9
10
5
11
12
KNOCKH
ALL
ROAD
KNOCKHALL CHASE
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
EYNSFORD ROAD
9
9
36
Knockhall Road, Greenhithe - October 2012
4 Design
Fig.26 Aerial Sketch Perspective
Key
37
Knockhall Road, Greenhithe - October 2012
38
Knockhall Road, Greenhithe - October 2012
4 Design
Fig.27 Materials Palette
Character & Appearance
As discussed above the character of the local
housing is typical of many older UK suburban
areas, and a design response for the Knockhall
Road site is required that recognises this and
addresses some key issues.
The proposed layout has a far greater variety of
house type than the surrounding developments,
with more varied dispositions to allow the car to
be accommodated without it dominating street
scenes or compromising rear gardens.
A strong green planted feel is considered
essential. This is primarily achieved by focussing
the development around a park, supported by
consistent planting of street trees in public realm.
Short, soft-landscaped front gardens are shown
in front of some houses - they are open rather
than enclosed for the reasons discussed earlier
in this report.
The illustrative proposals show a contemporary
architectural language based around the
suburban heritage discussed above. Principal
materials are brick and render, with touches
of contemporary timber cladding, and roofs
are in slate. These materials are shown used
consistently across the scheme. There is a
variety of window proportion including more
generous or projecting. The overall aim is to
deliver variety of form, with interest and modelling
to the elevations, within a harmonious whole.
39
Knockhall Road, Greenhithe - October 2012
Fig.28 Sketch view of square
Key
40
Knockhall Road, Greenhithe - October 2012
4 Design
Fig.29 Aerial Sketch Perspective
Key
41
Knockhall Road, Greenhithe - October 2012
42
Knockhall Road, Greenhithe - October 2012
4 Design
Landscape Strategy
Fig.30 Landscape Strategy Plan
The overarching aims of the landscape
strategy are: to create an attractive setting for
the Proposed Development; to assimilate built
elements into the surrounding landscape/
townscape to minimise adverse effects on visual
amenity; and to enhance and extend the existing
landscape framework to improve the quality and
character of the local landscape and create multi-
functional and accessible green infrastructure.
Key objectives of the Landscape Strategy are to:
• Retain a strong vegetated setting for built
development, softening and assimilating
built form and the bowls club parking
into the landscape in views from the
surrounding area.
• Retain existing and create a variety of new
landscape features that provide the basis
for multi-functional green infrastructure,
including improved recreational and
biodiversity opportunities.
• Improve pedestrian/cycle routes through
the Site, including between existing
recreation routes and spaces and
residential areas.
• Create an attractive, safe and legible
environment for dwellings through the use
of hard and soft landscaping within streets
and open spaces.
• Create a legible distinction between public
and semi-private areas of the Proposed
Development, including a village square
and community orchard at the interface
between these zones.
• Provide a surface water attenuation area
within the development.
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
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Land at Knockhall RoadGreenhithe
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Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
5
12
2
2
1
34
5
5
67
8
1 23
7
4 7
8
Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279.
The scaling of this drawing cannot be assuredRevision Date Drn Ckd- - - -
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 L6 Landscape Strategy Plan.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
L6
Landscape Strategy Plan
09.07.2012 1:1,000 @ A2
-
MN PC
Gateways: Formal character at principal interchanges with existing
movement networks. Use of London Plane trees at the Knockhall Road entrance to the
Site as a locally characteristic entry from the main road. Formal planting of street trees at the 'village square': focal point
for views into the space from the approach down the bank inthe centre of the Site; clear interface between public andsemi-private areas of the site; intimate character to the frontageof the proposed dwellings, including a softened setting for carparking.
Plant species to include:Street trees in Village Square:Small-leaved Lime Tilia cordata 'Streetwise'Canopy trees at access from Knockhall Road:London Plane Platanus x hispanica
Residential Lanes: Semi-formal character with street trees, ornamental shrubs and
small areas of amenity grass. Softened frontage to built development. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red Robin Common Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidii
Bowls Club: Semi-formal character with street trees, ornamental shrubs and
amenity grass. Potential for use of cellular grass grid surfacing to provide a
softened appearance to the parking areas. Distinctive and attractive environment for the bowling green,
clubhouse and associated car parking. Landscaped buffer between residential properties on Jubilee Close
and the Proposed Development. Securely enclosed area to protect integrity of bowling club and avoid
risk of antisocial behaviour. Plant species to include:
Street trees:Ash Fraxinus excelsior 'Westhof's Glorie'Field Maple Acer campestre 'Streetwise'Rowan Sorbus aucuparia 'Sheerwater Seedling'Small-leaved Lime Tilia cordata 'Streetwise'Ornamental Shrubs:Christmas Berry 'Photinia x fraseri 'Red Robin''Red RobinCommon Box Buxus sempervirensJapanese Spiraea Spiraea japonica 'Goldflame''Goldflame'Male Fern Dryopteris felix-masMexican Orange Blossom Choisya ternataMrs Robb's Bonnet Euphorbia amygdaloides robbiaeSt.John's Wort 'Hidcote' Hypericum 'Hidcote'
Viburnum Viburnum davidiiUnderstorey scrub species to reinforce woodland edge/providebuffer to Jubilee Close:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifoliumAmenity grass for cellular surfacing to car parking: BSH A24 (Wearand Tear), or similar
Grassland with Sparse Scrub: Wildflower grassland with occasional clumps of retained
scrub on the lower slopes of the bank. Visual link between the upper and lower areas of the
Proposed Development as well as a safe environment forpedestrians and cyclists.
Natural play area; independent play, but overlooked fromthe access roadway and cycle route, with the opportunity toreference the archaeological heritage of the Site.
Plant species to include:Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Orchard: Interface between the public and semi-private
south-eastern area of the Site. Locally characteristic fruiting trees of local provenance
above a field layer of wildflower grassland. Attractive, structurally diverse and functional transition
between open grassland on the bank in the centre of theSite and the domesticated character of the residential lanesin the south-eastern area of the Site.
Biodiversity opportunity. Potential for the orchard to be managed as a community
resource. Plant species to include:
Trees: locally appropriate fruiting pear, apple and cherry species.Wildflower grassland: Emorsgate EM5 Meadow Mixture forLoamy Soils, or similar.
Woodland with Rides: Extensive belts of woodland retained in the north-eastern,
south-eastern and south-western areas of the Site. Woodland on the bank in the centre of the Site will be
partially cleared to provide: an enhanced structuraldiversity; views across the falling landform into the lowerarea of built development and to Craylands Gorge andlandscape further to the east; and a safe environment forpedestrians and cyclists.
Plant species to include:Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus aviumWildflower grassland: BSH WFG8 Shaded Areas, or similar
Access Route: Canopy trees punctuate the route traversing the bank in
the centre of the site. Potential for changes in road surface to provide legible
crossing points, and serve as traffic calming. Plant species to include:
Canopy trees:Common Ash Fraxinus excelsiorField Maple Acer campestrePedunculate Oak Quercus roburWild Cherry Prunus avium
LEGEND
Wetland/Attenuation: Sustainable drainage for the residential area in the
south-eastern area of the Site. Managed as a seasonally wet area. Variety of native marginal and wetland scrub species as well
as canopy trees to frame and contain the space. Plant species to include:
Small Trees:Goat Willow Salix capreaCrack Willow Salix fragilisUnderstorey scrub species to reinforce woodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
1 2 3
4
5
6
7
8
NUnderstorey scrub species to reinforcewoodland edge:Blackthorn Prunus spinosaDog Rose Rosa caninaDogwood Cornus sanguineaElder Sambucus nigraGoat Willow Salix carpeaGorse Ulex europaeusGrey Willow Salix cinereaHawthorn Crataegus monogynaHazel Corylus avellanaHolly Ilex aquifolium
0 20 40
10 30 50m
KNOCKHALL CHASE
43
Knockhall Road, Greenhithe - October 2012
5
12
2
2
1
34
5
5
67
8
KNOCKH
ALL
ROAD
EYNSFORD ROAD
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
KNOCKHALL CHASE
44
Knockhall Road, Greenhithe - October 2012
4 Design
To achieve these objectives, a range of
landscape design measures are proposed. The
landscape areas of the Site will be divided into a
number of character areas, namely:
• Gateways: providing a formal character
at principal interchanges with existing
movement networks, in the northern
corner of the Site, adjacent to Knockhall
Road; and the south-western edge of
the Site, adjacent to PROW DS7. There is
potential for use of London Plane trees at
the Knockhall Road entrance to the Site to
provide a locally characteristic entry from
the main road. Formal planting of street
trees at the ‘village square’ will provide a
focal point for views into the space from
the approach down the bank in the centre
of the Site; a clear interface between
public and semi-private areas of the site;
and an intimate character to the frontage
of the proposed dwellings, including a
softened setting for car parking.
• Residential lanes: a semi-formal character
with street trees, ornamental shrubs and
small areas of amenity grass providing
an attractive setting for dwellings. These
features will provide a softened frontage
to built development, including in views
of dwellings in the north-western area of
the Site from elevated land to the east of
Craylands Gorge.
• Bowls club: the semi-formal character of
the residential lanes will be echoed in the
proposed landscape setting to the bowls
club which will introduce street trees,
ornamental shrubs and amenity grass as
well as scrub planting flanking residential
properties on Jubilee Close and the
potential for use of grass grid surfacing
to provide a softened appearance to the
parking areas. These features will create a
distinctive and more attractive environment
for the bowling green, clubhouse and
associated car parking, as well as maintain
a landscaped buffer between residential
properties on Jubilee Close and built
form and parking within the Proposed
Development. This area would be securely
enclosed to project the integrity of the
bowls club and avoid the risk of antisocial
behaviour within the car park area.
• Access route: canopy trees punctuate the
route traversing the bank in the centre of
the site, with the potential for changes in
road surface to provide legible crossing
points.
• Woodland with rides: extensive belts of
woodland will be maintained in the north-
eastern, south-eastern and south-western
areas of the Site. Woodland on the bank
in the centre of the Site will be partially
cleared to provide: enhanced structural
diversity; views across the falling landform
into the lower area of built development
and to Craylands Gorge and elevated
landscape further to the east; and a safe
environment for pedestrians and cyclists.
45
Knockhall Road, Greenhithe - October 2012
• Grassland with sparse scrub: on the
lower slopes of the bank, an area of
wildflower grassland with occasional
clumps of retained scrub will provide
an open aspect, enabling a visual link
between the upper and lower areas of
the Proposed Development as well as
a safe environment for pedestrians and
cyclists. This area will include a natural
play area, providing children with an
opportunity to explore and appreciate
nature through independent play, as well
as being overlooked from the access
roadway and cycle route. The natural play
area would also provide the opportunity
to acknowledge the rich archaeological
heritage of the Site, for example in the
form of sculpture and installation artwork,
as well as in the layout of the play features.
46
Knockhall Road, Greenhithe - October 2012
4 Design
• Orchard: serving as an interface between
the public and semi-private south-
eastern area of the Site, the orchard
will include locally characteristic fruiting
trees of local provenance above a field
layer of wildflower grassland. This will
provide an attractive, structurally diverse
and functional transition between open
grassland on the bank in the centre of the
Site and the domesticated character of
the residential lanes in the south-eastern
area of the Site. The orchard will also
provide biodiversity opportunity. There is
potential for the orchard to be managed
as a community resource, reinforcing the
sense of ownership of the space and
contributing to the identity of the Proposed
Development.
• Wetland/attenuation: providing sustainable
drainage for the residential area in the
south-eastern area of the Site, the
attenuation basin will be managed as a
seasonally wet area, including a variety of
native marginal and wetland scrub species
as well as canopy trees to frame and
contain the space.
47
Knockhall Road, Greenhithe - October 2012
Canopy tree species used in the landscape
design should include the following, reflecting
locally distinctive species:
• Canopy trees in structural landscape
areas: pedunculate oak, field maple, wild
cherry and common ash;
• Orchard: locally appropriate pear, apple
and cherry species;
• Public realm within development area:
street tree cultivars of small-leaved lime,
ash and rowan; and
• Adjacent to wetland areas (planted
to avoid excessive overshadowing of
standing water habitats): willow species.
Understorey scrub species used in landscape
design should include Blackthorn; Hawthorn;
Elder; Hazel; Holly; Dogwood; Dog Rose; Goat
Willow; Grey Willow; and Gorse.
Wildflower grassland species mixes should
include:
• Woodland rides: BSH WFG8 Shaded
Areas, or similar;
• Open grassland: Emorsgate EM5 Meadow
Mixture for Loamy Soils, or similar;
• Attenuation basin: Emorsgate EM8
Meadow Misxture for Wetlands, or similar;
and
• Amenity grass for cellular surfacing to car
parking: BSH A24 (Wear and Tear), or
similar.
Surfacing should include self-binding gravel for
paths; block paving for shared surfaces within
residential lanes and the village square and,
potentially, for crossing points on the access
road; a grass grid cellular surfacing for the bowls
club; and bitumen macadam for other vehicle
routes.
48
Knockhall Road, Greenhithe - October 2012
4 Design
0 10 20
5 15 25m
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 Landscape Sections.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
SK01
Landscape Sections
10.07.2012 1:500@A2
A
MN PC
The scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PC
0 10 20
5 15 25m
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 Landscape Sections.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
SK01
Landscape Sections
10.07.2012 1:500@A2
A
MN PC
The scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PC
Fig.31 Landscape Section A-A
Fig.32 Landscape Section B-B
49
Knockhall Road, Greenhithe - October 2012
0 10 20
5 15 25m
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 Landscape Sections.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
SK01
Landscape Sections
10.07.2012 1:500@A2
A
MN PC
The scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PC
0 10 20
5 15 25m
ScaleDate
RevisionProject No Drawing No
Drawing Title
Project
Planning ● Master Planning & Urban DesignArchitecture ● Landscape Planning & Design ● Project Services
Environmental & Sustainability Assessment ● Graphic Design
Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull
bartonwillmore.co.ukCertificate FS 29637
003
K:\16000-16999\16900-16999\16934 - Bean FC, Greenhithe\A4\Landscape\16934 Landscape Sections.dwg - A2
Check byDrawn by
16934
Land at Knockhall RoadGreenhithe
SK01
Landscape Sections
10.07.2012 1:500@A2
A
MN PC
The scaling of this drawing cannot be assuredRevision Date Drn CkdA Revised Layout 17.10.12 MN PC
Fig.31 Landscape Section A-A
Fig.32 Landscape Section B-B
Key
A
A
B
B
50
Knockhall Road, Greenhithe - October 2012
4 Design
Ecology Proposals
The only notable ecological interest identified
within the Site relates to the presence of
protected species, namely nesting birds and
two common reptile species, Slow-worm and
Common Lizard, and a number of rare and
uncommon woodland insect species, with three
species of note being associated with mature Ivy
growth.
The Ecological Assessment of the Site produced
to accompany the planning application
recommends the retention of some existing
areas of scrub/woodland supporting mature Ivy
growth, to benefit the associated insect species,
and the creation of an enhanced boundary
between grassland and retained scrub and
woodland, which would benefit reptile species
and invertebrates. Other recommendations
relate specifically to animal species within the
Site and include a recommendation to undertake
clearance of vegetation outside the bird breeding
season and to undertake a reptile translocation
exercise to remove vulnerable reptiles from the
footprint of the built development.
The retention of areas of woodland on the
sloping bank addresses the interests of the
woodland invertebrates, while the clearance of
some woodland and creation of rides provides
an opportunity to create an enhanced woodland/
grassland transition.
Fig.33 Slow Worm Fig.34 Log Pile
51
Knockhall Road, Greenhithe - October 2012
The area of grassland and sparse scrub on
the lower slopes of the bank will provide further
habitat for reptiles, which will be translocated
from the construction area to this habitat. The
incorporation of wild flowers within the planting
will increase opportunities for invertebrates, which
will in itself benefit reptiles from the increased
foraging opportunities.
Reptile refugia or hibernacula in the form of log
piles, located within the grassland or within the
grass/woodland transition zone will provide
further enhancements for reptiles and will also
benefit invertebrates and fungi.
Lighting will be designed to minimise light spill
on to adjoining areas of developing woodland, to
avoid any adverse effects on foraging bats which
may use the Site.
The incorporation of these proposals will ensure
that the biodiversity value of the Site will be
maintained and enhanced, while providing
attractive greenspace for new residents.
Fig.35 Brown Argus Butterfly
52
Knockhall Road, Greenhithe - October 2012
4 Design
Proposed Access
The access to the site will be taken directly from
Knockhall Road in close vicinity to the existing
access point. The access to serve the proposed
development will replace the existing access
point, with a 5.5m wide access and continue
to serve the Bowls Club and existing residents
fronting Knockhall Road.
Internal Circulation
The access road will slope at a maximum of 8%
to connect to the proposed residential units in the
lower plateau. A 3.0m wide cycleway/footway will
be provided alongside the main access road with
further pedestrian pathways at a gradient of 20%
across the slope.
Access & Movement
Fig.36 Site Access Alignment
Parking Provision
The parking provision on the site has taken into
consideration the existing on-street parking
in Knockhall Road and the Bowls Club. The
removal of on-street parking across the site
access will be relocated with parallel parking
bays on the proposed access road.
The parking provision allocated to the residential
units will be an average of 2 spaces per dwelling
which is above the minimum parking provision
required by the current parking standard.
A parking provision of 43 spaces for the Bowls
Club will be provided. The current parking
standards require a minimum of 16 spaces for
this type of land use.
Pedestrian and cycle movement
The proposals are laid out to create a pedestrian-
and cycle- friendly environment. All residential
streets are shared surface, and a range of
pedestrian and cycle routes are shown on the
illustrative masterplan, especially crossing the
sloping public open space. These allow a choice
between direct, stepped pedestrian routes up
and down, and longer, gentler routes suitable for
cycling.
Fig.37 Access & Movement Diagram
KNOCKHALL CHASE
53
Knockhall Road, Greenhithe - October 2012
Key
Vehicular Site Access
Pedestrian Site Access
Principal Vehicular Route
Secondary Vehicular Route
Shallow Ascent Footpath (1:20 gradient)
Other principal footpaths within site
Existing Public Right of Way
Off Street Parking
On Street Parking
Bowls Club Parking
KNOCKH
ALL
ROAD
EYNSFORD ROAD
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
KNOCKHALL CHASE
54
Knockhall Road, Greenhithe - October 2012
4 Design
The site lies in Flood Zone 1, the low probability
flood area. The site specific Flood Risk
Assessment also concludes that flood risk
from other potential sources of flooding is not a
significant issue in this location.
The proposed surface water management
scheme includes permeable paving, dry and wet
swales and a strategic infiltration basin. Disposal
of surface water runoff from the site will be via
infiltration in line with planning policy, the SuDS
hierarchy, and best practice.
The proposed foul water management scheme
includes a pumping station (consisting of a
below-ground chamber with an above-ground
compound) to lift flows from the lower plateau to
the upper plateau adjacent to Knockhall Road;
from here flows will be routed to the existing
Southern Water network. Through a formal
Capacity check, Southern Water has confirmed
that no off-site upgrades will be required to
accommodate the scale of development
Flood Risk, Drainage & Utilities
Fig.38 Infiltration Basin Diagram
proposed.
All the utility providers have been contacted
to establish their ability to serve the proposed
development. All providers are able to provide a
service from their local infrastructure.
KNOCKHALL CHASE
55
Knockhall Road, Greenhithe - October 2012
Location of Infilltration
Basin
KNOCKH
ALL
ROAD
EYNSFORD ROAD
ABBE
Y RO
AD
CRA
YLAN
DS
GO
RGE
KNOCKHALL CHASE
Location of compound for
pumping station
56
Knockhall Road, Greenhithe - October 2012
4 Design
Building energy use
The proposed dwellings at Knockhall Road would
be designed to meet high levels of sustainable
design and construction, with all homes
designed to meet Code for Sustainable Homes
level 3. This represents best practice levels of
sustainability.
The Code for Sustainable Homes (the Code)
was introduced into new build residential units
in December 2006. It has undergone a number
of amendments since then, and the latest
revision came into effect in November 2010. It
is this version that the proposed development
at Knockhall Road has been assessed against
at this stage. The Code covers nine categories,
including energy, water use, materials, pollution,
surface water drainage, health and well-being,
management and ecology.
In terms of energy use and CO2 emissions, the
homes would be designed to prioritise energy
efficiency. This would be achieved through the
specification of very energy efficient building
fabric and materials, ensuring the dwellings are
well insulated and therefore reducing their heat
loss and energy demand.
Climate Change Impact
In addition to this, the dwellings would be
designed to take advantage of solar gains where
possible. Using the sun for its ‘free’ energy can
significant reduce energy demand, and also
allows residents to enjoy a bright and daylight rich
home.
Within well insulated homes, such as these
proposed at Knockhall Road, hot water becomes
the most significant energy demand. Therefore
it is proposed that Waste Water Heat Recovery
Systems (WWHRS) are installed, or other such
appropriate measures. WWHRS use a heat
exchanger on the bath/shower outflow to take
heat from the waste water and pre-heat incoming
fresh water, in the process reducing the energy
required for hot water.
All homes would be installed with sustainable
water consumption technologies, such as
aerating or low flow taps, showers and WCs, to
ensure that water consumption is reduced. The
Code requires that a maximum water use of 105
litres/person/day is targeted, which represents
a 30% improvement upon typical water
consumption in the UK.
57
Knockhall Road, Greenhithe - October 2012
Drainage
The proposed surface water management
scheme has been developed with reference to
the requisite 30% allowance for climate change.
Flood Risk
The site does not lie within the ‘climate change’
flood zone. Furthermore, current allowances
for climate change are not likely to increase the
likelihood of flooding from other sources.
Waste
Buildings will be designed to allow convenient
separation and storage of waste and recycling,
and convenient routes to kerbside collection
points.
Transport
As discussed, the site is well connected to
local facilities and amenities, and is laid on to
encourage use of alternative pedestrian and/or
cycle friendly options to join Knockhall Road.
Landscape and Ecology
In addition to the retention and enhancement
of significant areas of vegetation, as well as the
creation of new landscaped areas providing
structural diversity and recreation, a large number
of trees are proposed to be planted across the
site, providing shelter and summer shading to
the development. The landscape proposals will
also provide a variety of habitat opportunities,
maintaining and enhancing existing biodiversity
value.
58
Knockhall Road, Greenhithe - October 2012
5 Involvement & Evaluation
A series of initial explorations looked at different
layout conceps. All were designed to allow a
principal north-south through route with a link
to recreation ground, which had emerged as a
requirement in early discussions with the local
authority:
• The “Solar” option was based on
maximising solar orientation with
development facing south but this was
felt to result in a very rigid layout, failing to
create a sense of place.
Design Development
• The “Highway” option was based around
the shortest possible highway access
through the site. This resulted in a very
intrusive roadacross the lower plateau.
• The remaining “Village Square” options
explored more informal layout focussing
on a village square. This layout was tested
both with housing facing the sloping open
space, and with housing backing onto it.
Various degrees of enclosure were also
tested for the village square. The most
open option, 5, was preferred as this
minimises properties that might back onto
open space.
Fig.39 “Solar” Concept Fig.40 “Highway” Concept Fig.41 “Village1” Concept
59
Knockhall Road, Greenhithe - October 2012
Fig.42 “Village2” Concept Fig.43 “Village3” Concept Fig.44 “Village4” Concept
60
Knockhall Road, Greenhithe - October 2012
5 Involvement & Evaluation
Knockhall RoadGreenhithe
Draft sketch section through pro-posed Bowls Club parking
06.07.12 1:100@A3 AB CA
16934 sk120706-i B
- - --
15 Jubilee Close
Garden to 15 Jubilee Close
Passage behind Garden to 15 Jubilee Close
Secure enclosure to bowls club parking
4 metre wide planted buffer between Jubilee Close rear gardens and bowls club parking
Approximate line of existing slope
Line of parking area re-graded to 1:40 fall
Fig.45 Sketch Section through proposed Bowls Club parking
The Illustrative masterplan was then developed
and taken through stages of refinement. Three
stages are shown here:
1. Initial masterplan based on Village Square
Option 5, with a large village square / play
space. The surface water retention pond
was shown as a secondary public space.
Assessment of this scheme suggested
that the play area was better located in the
park and the village square was adjusted
accordingly. The design team also felt that
more could be done to provide elevations
overlooking the point at which the users of
the existing public right of way would enter
the site coming from the south. There
was some concern also over the retention
pond as a secondary public space, due
to the limited potential to provide units
overlooking it.
2. Revised masterplan. This layout was
prepared for public consultation. It
takes into account the design team’s
concerns over the village square, junction
with existing footpath and the retention
pond. The latter, which for geotechnical
reasons must be located in this area
of the layout over a zone of absorbent
chalk, is incorporated into the secured
planted area along the boundary of the
site. Following discussions with the bowls
club, an extended parking area was
shown. Options for the housing on the
upper plateau were considered, and the
semi-detached approach favoured over
continuous terracing in order to allow
car parking to be independent of the
existing rear access, and present a less
continuous built form to existing residents.
61
Knockhall Road, Greenhithe - October 2012
Fig.46 Sketch Masterplan Feb 2012
Fig.47 Sketch Masterplan June 2012
Fig.48 Sketch Masterplan July 2012
3. Masterplan revised post consultation.
Two modifications were shown. Existing
residents at the consultation were
opposed to the opening up of the
pedestrian link between Nos 43 and
45 Knockhall Road to new residents of
the proposed development. After some
consideration this was therefore shown
closed off, with the application boundary
modified to clarify that the development
would not have any impact on the rear
access route. This enabled further
parking to be shown for the bowls club,
who clarified that a “double parking”
solution would be acceptable as a way
of increasing their parking count. The
southern area of parking was shown offset
from Jubilee Close in order to allow a
significant (4m) green buffer between the
rear gardens and the car parking area.
A cross section was also produced to
reassure residents of Jubilee Close that
the parking would be at a lower level than
that of their rear gardens. With some minor
modifications to ensure adequate sunlight
to rear gardens along the south east
boundary, the July 2012 plan forms the
basis of this application.