Botany Planning Brief 17.12.07 - Tonbridge and Malling · 2012-03-12 · Tonbridge Central Area Botany Area Planning Brief Tonbridge and Malling Borough Council DAVID LOCK ASSOCIATES

tonbridge & malling borough council

Tonbridge Central AreaBotany Area Planning Brief

14 December 2007

centralarea

Tonbridge Central Area Botany Area Planning Brief Tonbridge and Malling Borough Council

DAVID LOCK ASSOCIATES December 2007

1

CONTENTS

1.0 INTRODUCTION............................................................................................................ 2Scope and purpose ...................................................................................................... 2Site description ............................................................................................................ 4

2.0 KEY POLICY OBJECTIVES.......................................................................................... 6Planning policy context ............................................................................................... 6Regional and sub-regional planning context ............................................................ 6Local planning policy – Core Strategy....................................................................... 6Local planning policy - TCAAP................................................................................... 7

3.0 PLANNING REQUIREMENTS....................................................................................... 8Land Uses ..................................................................................................................... 9Access & Transportation........................................................................................... 10Design Quality ............................................................................................................ 11Addressing Flooding ................................................................................................. 12Phasing........................................................................................................................12Additional Planning Requirements .......................................................................... 13

4.0 DESIGN CRITERIA...................................................................................................... 14Establishing a Strong Urban Structure.................................................................... 14Street & Spaces .......................................................................................................... 14Urban Blocks .............................................................................................................. 16Active Frontages ........................................................................................................ 16Corners and Landmark Buildings ............................................................................ 17Observing the Tonbridge Skyline............................................................................. 17Accommodating a Mix of Uses ................................................................................. 18Preserving Residential Privacy and Amenity.......................................................... 18Car parking ................................................................................................................. 19Sustainable Building Design..................................................................................... 19Materials...................................................................................................................... 20

APPENDIX A: NATIONAL PLANNING POLICY CONTEXT................................................... 22APPENDIX B: URBAN DESIGN ANALYSIS.......................................................................... 24The photo on the opposite page is taken from the north western corner of the site looking east.



2

1.0 INTRODUCTION

1.1 The Botany area of Tonbridge Town Centre is a key development site representing a significant opportunity to bring forward the continued regeneration and renaissance of the town and provide a step change in the way Tonbridge is perceived. This area has been selected for attention because it has the most immediate and wide ranging potential for redevelopment and is particularly lacking in townscape quality in its existing condition.

1.2 Tonbridge and Malling Borough Council is committed to promoting the Botany as a vibrant quarter of the town centre that can accommodate a mix of new uses within a development that meets the highest standards of architectural, environmental and urban design excellence.

1.3 To this end the Borough Council aims to facilitate development through the production of this planning brief and through actively engaging a wide range of stakeholders and potential development partners.

Scope and purpose 1.4 This final Planning Brief document sets out the Borough Council’s

policy intentions and planning guidance for the Botany area in Tonbridge Town Centre.

1.5 Botany is the name given to the area lying immediately east of Angel Lane, north of Vale Road, west of Avenue du Puy and south of the Botany Stream. The location and extent of the site is shown in Figure 1 on the opposite page. The total site area measures approximately 5.3 hectares.

1.6 The site outlined in red is owned by the Borough Council, with the exception of the petrol filling station and the small car park on the corner of Angel Lane. In addition, Sainsbury’s have a long lease on the area currently occupied by their supermarket and the adjoining Beales department store. Within the north of the site lies the Angel Centre, a multi-functional community building owned and operated by the Council.

1.7 The Council will play a full role in supporting and bringing forward development proposals will help to deliver its planning policy and regeneration objectives.

1.8 Botany Square is to be developed as an integral component of the town centre. A mix of town centre activities, including shopping, cafes, restaurants, community facilities, housing and car parking will be developed within a high quality urban environment. In particular the site will provide larger footprint retail units than those currently existing in Tonbridge High Street, in order to encourage an increased range of retailers to the town.

Based on the Ordnance Survey’s 1: map of with the permission

of The Controller of Her Majesty’s Stationery Office c Crown Copyright

50 North Thirteenth Street, Central Milton Keynes

MK9 3BP Licence number

1,250 2006

David Lock Associates, ,

100022533

NTS

May 2007N

TMC002 / 010 / A

S I T E L O C A T I O N

B O T A N Y A R E A - T O N B R I D G E

0m 50m

1

2

3

4

5

6

7

8

9

10

Area covered by brief

Sainsbury’s

Angel Centre

Tonbridge Station

High Street

Vale Road

Avenue du Puy

Sovereign Way

Angel Walk

The Pavilions

Botany Stream

1

2

3

4

5

6

7

8

9

10



4

1.9 The Botany area brief has been adopted by the Council to guide development within the Botany area pursuant to policy TCA11(a) of the Tonbridge Central Area Action Plan.

1.10 The TCAAP sets out policies for development in the town centre for the period to 2021. One of the principal tasks of the TCAAP is to promote and regulate the type, quality and quantum of development to ensure that the impact of new development assists in delivering the regeneration of the wider town centre.

1.11 The TCAAP replaces the Tonbridge & Malling Borough Local Plan (1998) where the Local Plan policies cover or relate to development in the town centre.

1.12 This Planning Brief should be read alongside the TCAAP and the approved Master Plan for Tonbridge Town Centre (May 2006), which provides the foundation for the TCAAP.

1.13 The Planning was subject to public consultation during over the summer of 2007. Representations were considered by the Council and subsequent changes made to the draft documentation prior to its adoption.

Site description 1.14 The majority of the Botany area is currently occupied by surface

car parking. In the centre of the site there is a large Sainsbury’s superstore together with a Beale’s department store occupying the same building. Adjoining this, to the north, is the Council owned and run Angel Centre which is a mixed sports and community centre. There is also a petrol filling station adjoining Vale Road which is operated by Sainsbury.

1.15 The Sainsbury’s and Beales building is slightly elevated from the surrounding car parking, by approximately 2 metres, with access into the building by ramps and stairs. Underneath are flood storage tanks, constructed as part of the original development and before the Leigh Barrier further up stream of the town centre on the River Medway, was complete.

1.16 Pedestrian and cycle access is gained from Vale Road and Angel Lane, Avenue du Puy, and from The Botany which crosses the Botany Stream and runs alongside Waitrose linking back to the High Street. Pedestrian access is also gained alongside and over the Botany Stream to the north west of the site, as well as through Angel Walk and the Pavilions shopping arcades to the west. Each of these three pedestrian routes link through to the High Street.

1.17 Vehicular access to the Botany Quarter is currently gained from Vale Road and Angel Lane to the south west corner, Avenue du Puy to the east, and from Sovereign Way to the north east.

1.18 The Botany Stream corridor is a significant feature of the site, and has a walkway along its southern bank. There is vegetation along the stream corridor, much of it self set, but which contributes to the appearance and setting of this part of the site.

1.19 In addition, Angel Lane has a line of maturing street trees which also contribute to the appearance of the site. Elsewhere standard landscape planting defines the edges of the surface parking area along Vale Road and Avenue du Puy.

1.20 The existing physical constraints affecting the Botany area are summarised on the diagram on the opposite page. These will need to be accounted for as part of the re-development of the site.





1,250 2006


100022533

C O N S T R A I N T S A N D C O N T E X T


Not to scale

May 2007N

TMC002 / 008 / B

0m 100m

Boundary of brief

Vehicular access

Pedestrian access

Bridging points

Sainsbury and Beales

Angel centre

Existing planting

Pumping station

Petrol filling station

Car parking

Extent of Botany Stream

Approx. location of Floodwater storage pit



6

2.0 KEY POLICY OBJECTIVES Planning policy context

2.1 The Council’s approach to the redevelopment of the Botany area is consistent with national and regional planning policy. A summary of national planning policy context is set out in appendix A.

Regional and sub-regional planning context 2.2 The position regarding changes to the regional planning context is

set out in the TCAAP, which has been prepared in general conformity with the emerging South East Plan. Of particular note is Policy CC8c which identifies the role of Tonbridge as a regional hub – an accessible settlement of regional significance with potential to accommodate development.

Local planning policy – Core Strategy 2.3 The Local Development Framework provides the context for the

preparation of policy documentation relating to Tonbridge town centre. With regard to the town centre the Core Strategy states:

“The Council’s vision for the town centre is a place with: � A healthy, varied and vibrant shopping environment; � A range of cultural pursuits and leisure and tourism facilities; � Adequate, accessible and safe parking for shoppers and

visitors; � Convenient public transport links and facilities; � An attractive physical environment; � Public spaces making the most of the waterfront; � Safe areas and corridors for pedestrians and cyclists; � Opportunities for a wide range of employment and jobs; � A variety of housing, close to amenities and public transport; � A range of shops and other High Street services; � Continuing appropriate activity and interest throughout the

day;� Good access for the disabled and others with restricted

mobility; � Good opportunities for training and education”



7

Local planning policy - TCAAP 2.4 Policy TCA1 establishes criteria relating to the quality of

development, and encourages development which: responds positively to the River Medway and its tributaries; creates well designed public streets and spaces; creates and extends the existing network of streets, footpaths and cycleways; minimises the impact of vehicles through good integration; responds appropriately to its immediate context and does not adversely impact on views of the town; and provides a mix of land uses for individual sites.

2.5 Mixed use development is further addressed in Policy TCA2,which identifies a range of requirements aimed at supporting the creation of a vibrant, safe and active town centre, including the provision of affordable housing, flood mitigation, and provision for improvements to community, leisure, public realm and transport facilities.

2.6 Policy TCA3 designates the Primary Shopping Area within the town centre, and identifies the retail potential of the Botany Quarter when integrated with the High Street.

2.7 Public realm enhancements are seen as vital to the regeneration of the town centre. Policy TCA10 states that the Council will promote proposals to enhance the public realm. A range of locations are identified for improvement, including Tonbridge waterfront and its tributaries.

2.8 In addition, new public spaces are identified on the Proposals Map, named ‘Botany Square’ and ‘Angel Square’, both of which are located within the site. The precise form and location of these spaces will depend upon the detailed design and layout of the development proposals.

2.9 Policy TCA11(a) allocates the site for a mix of uses including primary retail, leisure, cultural activity, commercial and residential uses. It identifies a range of requirements which must be met as part of any redevelopment, including access to the High Street, public realm enhancements, the retention of cycle and pedestrian routes, the provision of flexible community meeting space, the provision of appropriate sports facilities (either within the site or at an alternative suitable location), the provision of landmark buildings and new public spaces. It is the purpose of this Planning Brief to take forward policy TCA11(a) and facilitate development.

2.10 The management of traffic in relation to the site is addressed in Policies TCA12, TCA15, TCA16, TCA17, and TCA18. Policy TCA12 identifies the requirement for junction improvements within the town centre area including at the High Street/Vale Road amongst others. Policy TCA13 addresses parking standards, which must be consistent with PPG13 and the adopted Kent County Council parking standards. Policy TCA16 requires the provision of decked parking at the site. Policy TCA17 requires all new development to support the promotion of cycling through the provision of secure and convenient cycle facilities and routes. Finally, Policy TCA18 requires a Travel Plan to be prepared, implemented and monitored for all new developments.

2.11 Developer’s contributions are addressed in Policy TCA19. A Tonbridge Central Area Fund is proposed to operate alongside Section 106 agreements in order to generate appropriate levels of contributions to meet the policy requirements of the TCAAP.



8

3.0 PLANNING REQUIREMENTS 3.1 The south-east quarter of the town centre (the area lying to the

east of Tonbridge High Street and south of the River Medway) has been identified by the Council as the main area for significant intervention and change within the town centre. Much of this quarter is characterised by a poor quality urban environment that provides a negative pedestrian experience and unattractive development. Much of the land is given over to surface car parking, leading to an inefficient use of valuable town centre land.

3.2 Major change will transform the character of the area creating an exciting new urban quarter. There are substantial benefits to be gained for local residents and visitors through the provision of improved facilities and services, and the creation of an attractive and interesting urban place.

3.3 The area should function as an integral part of the town centre, fulfilling a range of town centre needs. Whilst a major focus of the development will be the provision of an improved retail offer, it is essential that the development is not regarded as a shopping centre scheme with ancillary uses, but as a fully functioning area within the wider town, capable of accommodating a broad mix of town centre uses.

3.4 In all respects the development proposals for the Botany Area will need to pay careful regard to the provisions of the Area Action Plan in respect of adjoining and nearby sites. It should demonstrate that appropriate coordination and integration has or can be achieved in terms of design, access, space and boundary treatment and movement.



9

Land Uses 3.5 A combination of land uses are promoted by this brief:

� New public spaces; � Retail, including a range of store sizes and formats to meet

market need and provide opportunities for a variety of retailers to be accommodated including food retail;

� Leisure and recreation, possibly to include a cinema and health and fitness club;

� Restaurants, cafes and bars; � A new community facility, potentially incorporating a library,

adult education, arts centre and community meeting space; � New housing including proposals for affordable

accommodation; and � New parking arrangements.

3.6 The development of the site together with allied proposals will need to bring forward the re-provision and enhancement of facilities currently provided in the Angel centre. The site provides the opportunity to integrate community and cultural facilities within the scheme and there is scope for providing some replacement sports facilities at alternative locations. The submitted scheme will need to be clear about how such uses can be fully accommodated.

3.7 The Council has an up to date Open Space Strategy recognising the need for sport and leisure facilities. Developers will need to have regard to the standards and requirements set out in this document and should also consider the advice set out in Sport England’s ‘Planning Contributions Kitbag’.

3.8 Furthermore, in order to continue to provide food retail within the town centre, Sainsbury’s will continue to operate throughout the construction period. Decanting of the food store to new premises built elsewhere on site will be a major influence on the design configuration of any new development.

3.9 The phasing of development across the whole site will be critical to ensure continuity of retail operations, community uses and sustaining car parking availability. A detail phasing plan and programme will need to be submitted at the application stage.



10

Access & Transportation 3.10 A Transport Assessment (TA) will be required as part of any

planning application to demonstrate the suitability of the proposals in transport terms. The TA should have regard to the Transport Strategy for the town centre, contained in Section 4.5 of the TCAAP, and addressed in transport policies outlined in Section 2 of this Planning Brief, to identify where on the transport network improvements will be necessary. The Strategy identifies those crucial junctions to which contributions may be sought. Detailed Travel Plans should be submitted for the development in whole and in part to demonstrate how accessibility will be maximised, and the use of more sustainable methods of transport promoted.

3.11 Particular regard will be paid to:

� proposals to manage the shared use of parking spaces throughout the day and week, in order to ensure the more efficient use of land and car parking spaces;

� the impact of any increased vehicular traffic on the transport network which occurs as a result of the development;

� proposals to encourage shared use of parking spaces throughout the day and week, in order to reduce the overall quantity of spaces required;

� opportunities to achieve modal shift away from the private car; and

� service access arrangements.

3.12 The requirement for a fully integrated town quarter demands a high degree of physical and visual connectivity and continuity. High quality, twenty-four hour pedestrian access to Tonbridge High Street should be a key element of the proposals, in order to ensure that the High Street remains a primary focus of town centre activity.

3.13 It is essential to ensure that whatever the mode of arrival at the town centre, a positive experience should be offered to all users. Once they cease to use motorised transport or bicycles, all users become pedestrians, and therefore the needs and amenity of the pedestrian are at the forefront of the Council’s objectives.

3.14 Vehicular access is likely to be provided via Vale Road and Avenue du Puy. These points will be reached via a number of ‘gateways’ into the town centre at St. Stephen’s Church, Tonbridge Station, Strawberry Vale, and the junction of Vale Road and Tonbridge High Street; these are identified in the TCAAP as requiring improvement, both in traffic and townscape terms.

3.15 Car parking for town centre users should be provided in accordance with PPG13 and the Kent Vehicle Parking Standards and, for residential components, at a maximum average rate of 1 space per dwelling. The configuration of car parking should combine efficient use of land with user security, easy orientation, and good onward pedestrian access to the town centre.

3.16 There are various options for the provision of car parking during and post construction. The detailed management and operation of car parking must demonstrably reflect the Council’s overall policy strategy in balancing short and long stay provision.



11

Design Quality 3.17 To ensure the appropriate design standards are achieved, the

development opportunity carries a substantial level of expectation in terms of design quality, including urban design, architecture and landscape design. The design criteria are set out in Part 4 of this document.

3.18 In essence, the development must provide an appropriate design response to Tonbridge’s historic market town identity while creating an appearance which reflects both the newness of the area and also accommodates flexibility for future change. This requires recognition of the quality and configuration of the existing town centre fabric, which is characterised by an intimate network of streets containing a high degree of incidence and interest occurring throughout.

3.19 The River Medway tributaries offer great potential to create an attractive setting for town centre activity. Opening up the waterfront areas to allow better access is a key planning objective. The numerous opportunities for new and improved pedestrian and cyclist bridges should be exploited to help north-south movement around the town.

3.20 A comprehensive landscape plan should form part of any planning submission. It should include proposals for the treatment of the stream edge in addition to plans for the achievement of a high quality public realm throughout and around the edges of the site.

3.21 In addition a design and access statement will need to be submitted with any planning application for development within the site.



12

Addressing Flooding 3.22 The waterways of Central Tonbridge provide opportunities for

enjoyment and should form the basis of new water features and bridges to enhance the area. Nevertheless the water bodies also represent a significant flood issue for TMBC and the town centre. The Botany Square site has been identified by the Environment Agency as a Level 3 risk area, and it has a history of flooding. The Council has recently undertaken a Strategic Flood Risk Assessment in partnership with the Environment Agency, which provides an appraisal of the risk of flooding, in addition to measures appropriate to manage and reduce flood risk.

3.23 The Council recognises that a podium level may be proposed for the site as a means of accommodating car parking beneath the development. The design of any such scheme must take account and mitigate the possibility of rapid floodwater inundation.

3.24 Any planning application for the Botany area must be accompanied by a site specific Flood Risk Assessment, carried out in accordance with the requirements of PPS25. It should:

� demonstrate the likelihood of future flood risk; � demonstrate measures that have been incorporated to ensure

safety and reduce flood risk; � identify the likelihood of flooding increasing elsewhere as a

result of the development, and measures proposed to deal with these risks;

� demonstrate that funding is available to address flood risk; and � identify opportunities to reduce flood risk alongside the

enhancement of biodiversity and amenity, and the protection of Tonbridge’s historic environment.

3.25 The provision of a satisfactory proposal for addressing flood risk will be a key determinant in the acceptability of the proposed development.

Phasing3.26 A phasing plan will be required to address the following:

� Sainsbury’s will need to remain in operation throughout the construction process;

� A temporary parking plan is required to make adequate provision during construction;

� The opening of Angel Square should co-inside with the opening of the first phase of the development;

� The opening of at least one new connection through to the High Street should co-inside with the opening of the first phase of development;

� Additional bridges should be constructed as part of works to the stream edge;

� The provision of the appropriate level and type of community and leisure facilities within and/or outside of the scheme to enable the transition of users from the Angel Centre;

� The Sainsbury’s petrol filling station will need to remain operational throughout;

� A clear programme for the completion of required highway and transportation works identified through the Transport Assessment;

� The timing of contributions to the public realm; and � The provision and requisition of sewerage infrastructure.



13

Additional Planning Requirements 3.27 Any planning application should also be accompanied by the

following:

� Environmental Impact Assessment; � Design and Access Statement including an explanation of how

the design principles and concepts contained within this brief and the Tonbridge Town Centre Master Plan have been applied to the development proposals;

� Transport Assessment; � Flood Risk Assessment; � A Management Plan setting out the mechanisms for ongoing

maintenance of the development and public safety and security; and

� A detailed scheme to demonstrate the approach to groundwater treatment, pollution control and contamination.

3.28 The Borough Council will provide details of any further planning application requirements upon request.



14

4.0 DESIGN CRITERIA Establishing a Strong Urban Structure 4.1 In order to achieve a high degree of integration with the existing

town centre, the Council will be particularly keen to ensure that the urban structure supports easy pedestrian movement and good legibility. The structure of the development should consider the following:

4.2 The Council will expect the design structure for the new development to set the overall standard and context for high quality design. The illustrative urban structure in this Brief (summarised in Figure 3) is indicative only but includes some of the key design reference points. The overall design statement should address the following in appropriate detail:

� a pattern of streets and spaces must be created; � a clear character must be achieved in each of the urban

blocks;� the creation of active frontages; � the role of corners and landmark buildings; � linkages to surrounding areas including the High Street; and � orientation towards the sun particularly adjoining the Botany

Stream.

Street & Spaces 4.3 A pattern of outdoor streets and spaces, following the existing

urban pattern which prevails throughout the town of streets clearly defined and overlooked by frontage development, should be created. Although internalised malls will not be permitted there is scope for arcades and colonnades as an intrinsic element of the design which should be linked in order to provide protection from inclement weather, as well as opportunities for outdoor dining and sitting.

4.4 The scale of the streets and spaces in relation to the height and façade design of the adjacent buildings will determine to a significant extent their comfort and appeal. Buildings should be of sufficient height to create an appropriate sense of enclosure to public spaces to be created and achieve sufficient mass to support an appropriate intensity of development without dominating and overshadowing pedestrian routes and Angel Lane.

4.5 Opportunities for a number of new urban spaces should be realised through the development including Botany Square and Angel Square. The Botany Stream frontage in particular has the potential to provide a pleasant setting for outdoor activities; development here should be configured to maximise the solar gain and climatic comfort along this north facing bank through orientation towards the west to capture afternoon sun for example.

4.6 Additional spaces, both of civic scale and of a smaller, more intimate scale should be created within the development. Larger spaces should be assigned a clear role and function, and should be designed to maximise pedestrian comfort. Smaller spaces can add interest, assist orientation and create settings for important buildings. Opportunities for businesses to create ‘spill-out space’ will be encouraged in appropriate locations to help animate the public realm.

4.7 There is a Public Right of Way which passes through the site. Retention of this route, or appropriately convenient re-routing, should form part of the development proposals. If re-routed formal diversion procedures will need to be followed.

A

B





1,250 2006


100022533

NTS

June 2007N

TMC002 / 011 / B

U R B A N S T R U C T U R E


Boundary of brief

Indicative developmentblock

Primary link

Secondary link

Key public space

Angel Square

Botany Square

Streetscape and publicrealm enhancement

Landmark opportunity

Important corner

Key frontages

Important frontages -designed to address thestreet

Development adjoiningBotany Stream orientatedtowards the afternoon sun

Bridging point

AB

0m 50m



16

Urban Blocks 4.8 The connected network of streets through the site should lead to

the creation of a series of new urban blocks capable of accommodating a variety of uses. Whilst some regularity to block shape and size is anticipated in order to efficiently accommodate larger footprint users, the Council wishes to ensure sufficient variety exists in order to enhance interest and allow good pedestrian permeability. As a general rule, a mix of block dimensions between 50 and 100 metres will be encouraged.

4.9 Pedestrian linkages from the new development to the High Street should be enhanced and new linkages sought where possible. The function and management of such links will be important in achieving good pedestrian movement especially beneficial to the High Street.

4.10 The new development will need to reflect design considerations that take account of flood mitigation and parking and access requirements. This will require a careful approach to the levels of the various uses within the new development. In particular the development will need to address ease of access for pedestrians and good opportunities for circulation and connection.

Active Frontages 4.11 New urban blocks should be characterised by active frontages

around their perimeters. Buildings should face up to and enliven the public realm, and their front facades should be aligned with the back edge of the pedestrian route. Consideration will also be given to spill out space to accommodate outdoor seating thereby allowing a greater set back of the façade. Loss of continuity of frontage, where gaps are unavoidable, should be minimised and treated as an opportunity to introduce gates, walls or well considered landscape planting.

4.12 A distinction should be drawn between primary frontages and secondary frontages. Primary frontages, accommodating the most visited uses, will be instrumental in guiding the movement of pedestrians, and they should be orientated east-west to support movement to and from Tonbridge High Street. Frequent building entrances and a high percentage of fenestration should occur along these frontages. In order to signify their importance, there is scope for increased height at ground level – up to 1.5 storeys.

4.13 Secondary frontages, generally running in a north-south direction, will accommodate a wider variety of uses, including smaller retail units and the entrances to residences. These frontages should add real interest through their variety and finer scale.

4.14 In addition to creating active frontages within the development, attention should be paid to animating the external edges of the development. Whilst it is acknowledged that some of the functions of the development, for example service entrances, will dictate the need for breaks in the frontage, the Council will be looking for a proposal which seeks to reduce inactive frontage to a minimum. Techniques including single aspect housing could be used to achieve this.



17

Corners and Landmark Buildings 4.15 Key corners should be articulated in order to assist legibility, define

space and character, offer opportunities for variations in scale, height and architectural detail. The same applies to landmark buildings.

4.16 The most appropriate location for a landmark building should respect and cultivate a hierarchy within the public realm. The most prominent landmark buildings should be associated with the most important gateways, spaces and intersections; more minor landmark features will be appropriate in secondary locations.

4.17 The Council is particularly keen to see the following locations designed with these considerations in mind:

� the junction of Angel Lane and Vale Road; � the junction of Avenue du Puy and Vale Road; and � at the northern end of Angel Lane, adjacent to the Botany

Stream.

Observing the Tonbridge Skyline 4.18 Having regard to the skyline created by the grouping of buildings is

very important aspect of the Botany Square development, both for its own identity and for the town centre. The area will be highly visible from the area in front of Tonbridge Station, from the Castle and from residential areas to the south of the town centre which occupy higher ground.

4.19 In introducing new built development and refurbishing existing buildings special attention should be paid to making the roofscape an attractive and interesting feature of the built environment. Plant and rooftop parking should be screened from view – screening should form an integral part of the building design.



18

Accommodating a Mix of Uses 4.20 Achieving a balance of uses across the town centre is not in itself

sufficient to achieve an interesting, diverse and sustainable environment. The position and co-location of individual activities is a critical determinant of the quality of a place. Regard should be had to the following key considerations:

� As a general rule uses should be intermixed as much as possible along thoroughfares, within blocks and within individual buildings;

� Primary activities, which are those associated with the places where most people spend most of their time (homes and work places) should be combined within the urban blocks wherever possible. This will reduce unnecessary travel, bring activity when other ‘destination’ type uses close, and sustain a greater variety of secondary, supporting uses

� Principal services and amenities (for example library, leisure facilities, civic offices) should be in highly accessible and visible locations, ideally adjoining one of the primary public spaces;

� The nature of the land use is one determinant of the character of the interface between the building and the public realm. The uses which are associated with the most active frontages are those which serve or seek to attract the general public (for example shops, cafes, restaurants, bars, public offices and services). These should be concentrated along the primary thoroughfares and adjoining public spaces.

� Designing buildings that are adaptable to change of use and the changing circumstances of occupiers. This might embrace opportunities to sub-divide or the principles of ‘Lifetime Homes’.

� All parking provision will include high standards of lighting and security and will need to reflect ‘Secure by Design’ standards.

Preserving Residential Privacy and Amenity 4.21 The potential for conflict between residential and other uses can

be minimised through careful design treatment. The following criteria should be applied to ensure good levels of residential privacy and amenity:

� separate entrances to residences or group of residential units should be provided;

� an area of private outdoor amenity space for each residential unit should be provided, for example a balcony or roof terrace for all apartments;

� the detailed design should ensure that no adverse effects on residential amenity are created from flues, extractor fans, storage or refuse areas; and

� residential properties should not be overlooked by each other or other adjoining land uses.



19

Car parking 4.22 Car parking is recognised as an important town centre use. Its

successful integration into the scheme should help in enhancing the experience of the town centre. However, the impact of the parked car on the character and quality of the public realm should be limited. In accommodating car parking within the urban structure the following principles should be adopted:

� As a general rule the majority of parking, whether it serves public, commercial or residential uses and regardless of what form it takes (surface, decked or garaged), should be accommodated within the core of the development block, screened from the public realm by built development;

� Multi-storey car parks should be ‘wrapped’ or ‘embedded’ in occupied building space (flats, offices or shops) to create an animated and fenestrated façade enclosing the public realm; and

� If undercroft parking is proposed, this must be addressed in the Flood Risk Assessment required by Section 3 of this Planning Brief.

� All parking provision will include high standards of lighting and security will need to reflect ‘Secure by Design’ standards

Sustainable Building Design 4.23 The Council is committed to supporting development which

addresses sustainable buildings at the design, construction and operation stages. New homes should be constructed in accordance with the requirements for Two Star homes under the Code for Sustainable Homes. For the remainder of the scheme the objective is to reduce the demand for energy consumption, since controlling demand is the most effective way of reducing carbon emissions. This should be achieved through a strategy which considers:

� passive energy design of the built form; � energy efficient measures within the buildings; � methods of water conservation, surface water management

and re-use, and minimisation of waster water; � waste management and recycling � sustainable methods of construction; and � the on-site generation of renewable energy.

4.24 Reference should be made to the DCLG’s Code for Sustainable Homes which was introduced in April 2007 to replace the EcoHomes assessment methodology, and to guidance given within the forthcoming Planning Statement: Planning and Climate Change – a supplement to PPS1.



20

Materials4.25 A palette of high quality materials will help to firmly establish the

character and identity of the Botany development within Tonbridge town centre, both for the public realm and associated open spaces, and the built form of buildings and structures. High quality materials that are characteristic of the town centre must be utilised. This helps build upon the existing character of Tonbridge town centre introducing colour and texture and enriching the perception and appreciation of place.

4.26 In Tonbridge a restrained palette of materials, including the extensive use of red Weald stock bricks, local sandstone, white painted timber boarding, clay peg tiles and slates, is a particular feature of the town centre. These materials contribute to the character and identity of Tonbridge and should therefore be considered as part of the design process for new buildings. In addition, more contemporary materials including glazed curtain walling, terracotta panels, and exposed structural steelwork for example, may also be considered where they add to the overall cohesive design character and quality of the development.

4.27 In terms of the public realm a co-ordinated but limited range of durable surface materials will provide a strong setting for development. This should include the use of clay paviors and stone slabs, granite sets and kerb stones which are all features of the town centre.

4.28 The specification of street furniture components such as seating, lamp stands, bus shelters, and litter bins, must also add to the overall identity, quality and character of Tonbridge town centre. Modern and contemporary designs should be specified that are unique to this part of the town centre distinguishing it from the Tonbridge conservation area for example.

4.29 A range of materials showing a suitable colour and texture palette is shown on the opposite page.

C O N T E M P O R A R Y M A T E R I A L S


M A T E R I A L S A R O U N D T O N B R I D G E P U B L I C R E A L M D E T A I L S



22

APPENDIX A: NATIONAL PLANNING POLICY CONTEXT

National guidance encourages good design in every aspect of development. Good design can promote sustainable development, improve the quality of the existing environment, attract business and investment and reinforce civic pride and a sense of place. PPS1 highlights that in order to achieve sustainable development, proposals for development should have regard to good practice set out in key guidance addressing urban design, community safety and disabled access.

PPS3 provides the context for planning for housing to meet need and demand and improve choice. In doing this, local planning authorities should make efficient and effective use of land, including the re-use of previously developed land. The aim is to deliver a mix of market and affordable high quality housing that is well-designed and built to a high standard, in locations which offer access to a good range of facilities, jobs, services and public transport.

It is essential that town centres provide a high-quality and safe environment if they are to remain attractive and competitive. Well-designed public spaces and buildings which are fit for purpose, comfortable, safe, attractive, accessible and durable, are key elements that can improve the health, vitality and economic potential of a town centre.

PPS6 covers planning for town centres, highlighting policies for the design of development and for main town centre uses. It recommends that development in town centres should promote high quality and inclusive design in order to improve the character, quality and functionality of these areas.

More sustainable transport choices are encouraged in PPG13, with the aim of securing mobility in a way that supports sustainable development by providing choice and the integration of transport.

PPS25 addresses development and flood risk. It focuses on the need to appraise flood risk, manage that risk, and where possible, reduce it. PPS25 requires flood risk to be considered alongside other planning priorities such as transport, housing, economic growth, regeneration and natural resources.



24

APPENDIX B: URBAN DESIGN ANALYSIS

In order to understand the nature and function of the Botany area, identifying problems and opportunities, an urban design analysis has been undertaken. This is summarised on the figure on the opposite page.

The Botany area has a poor identity considering its town centre location. It is currently dominated by surface car parking with dated, inward looking buildings that do not adequately contain or positively address the space around them. This is in contrast to the nearby High Street which is positively framed by buildings with strong frontages at street level.

There are four key western gateways into the Botany Quarter. Each is an important nodal point giving access to the High Street. The gateways are located at the:

� south west corner of the site from Vale Road into Angel Lane; � entrances to the Pavilions and Angel Walk which also open

onto Angel Lane; and � Botany Stream where there is a narrow pedestrian footpath

linking into the High Street to the west at Little Bridge.

However the quality of the pedestrian experience is poor. The gateways are not well defined by the buildings that adjoin them both in terms of bland architectural quality and the way that frontages and entrances address the gateways. Pavements and footpaths are not generous, and neither of the arcades from the High Street provides a clear visual sight line into the Botany area. In addition, the arcades do not offer 24 hour access.

There are two additional gateways into the Botany Quarter where a pedestrian and cycle right of way links The Botany and Avenue du Puy. There is a clearly defined light controlled crossing at Avenue du Puy and an attractive footbridge across the Botany Stream. However, the crossing is heavily engineered, with a pedestrian guardrail in the middle of the road which does not allow for a direct route, and neither gateway is overlooked or defined by buildings.

The Botany area is reasonably well connected to the wider town centre by a number of pedestrian and cycle linkages. However the nature and quality of those routes is relatively poor. The routes are not well defined and signposted with minimal surveillance offered from adjoining buildings. Maintenance is a problem in places, and there is also limited lighting. Pedestrian circulation within the site is particularly compromised by the surface car parking where there are inevitable conflicts between users. Elsewhere, traffic dominates many routes, particularly along the High Street and Vale Road.

Finally, there are two important viewpoints into the Botany Quarter. The first is from the south where there is a clear view from the station forecourt. It will be important to provide a well defined corner feature in this location. The second viewpoint is from Tonbridge Castle where glimpses into the site are available through the trees. There are also important vantage points further away from the south particularly from the residential streets around Baltic Road. This suggests that the roofscape of development within the Botany area will need to be very carefully considered.





1,250 2006


100022533

Not to scale

May 2007N

TMC002 / 007 / B

U R B A N D E S I G N A N A L Y S I S


Primary route

Primary route -traffic dominated

Primary route -no frontage development

Weak connection

Pedestrian conflict

Strong frontage

Weak frontage

Node

Node & site gateway

Strong built form

Weak built form

Surface parking - poorpedestrian environment

Waterside corridor -under utilised

Service access

View point - station- castle

0m 100m

DAVID LOCK ASSOCIATES LIMITED50 NORTH THIRTEENTH STREET, CENTRAL MILTON KEYNES MK9 3BPTELEPHONE: 01908 666276 FAX: 01908 605747 EMAIL: [email protected]

Documents

Botany Planning Brief 17.12.07 - Tonbridge and Malling · 2012-03-12 · Tonbridge Central Area Botany Area Planning Brief Tonbridge and Malling Borough Council DAVID LOCK ASSOCIATES