Delivering new homes on a brownfield site

The redevelopment of the brownfield 9.5 hectares (23 acres) site would provide for up to 400 homes (including 35% affordable housing). Whilst the precise form of development is still evolving, the plans include access, car (to include the provision of vehicle charging points) and cycle parking provision, servicing, formal and informal open space provision and landscaping. New pedestrian and cycle links will be provided to access the already excellent public transport connections that serve the area (including buses and Greenhithe train station). It is yet to be decided whether to include a small amount of community facilities.

A new primary access to the site will be provided onto London Road. The existing entrance to the site from Knockhall Chase will be improved to form a secondary vehicle access to the site. These will form detailed elements of the proposal. Additional pedestrian / cycle links are also being considered to connect the proposed future development with Mounts Road including at its junction with London Road.

Except for means of vehicular access, the proposals at this stage are to be submitted as an ‘outline planning application’ and therefore do no seek approval for the detailed layout, scale, design and external appearance of any buildings or landscaping. The details for the buildings and spaces will be submitted as part of future ‘reserved matters’ applications. An outline application is used to determine whether the principle of a development is acceptable. As such, it is less detailed than a full planning application, with specific details know as ‘reserved matters’ such as appearance, materials and exact layout and scale being considered as part of a future application.

Outline planning permission is subject to a condition / or conditions that reserved matters are approved before works can commence on site. While illustrative design will be shown as part of the consultation and application process, fixed detailed design (except for primary and secondary means of access into the site) will therefore come forward as part of future reserved matters applications and will be the subject of further public consultation.

The brownfield site is located in a highly sustainable location given its position within the urban area neighbourhood of Greenhithe. The site is already surrounded by good levels of infrastructure and has accessible links to a range of local amenities such as the Asda Superstore, Knockhall Primary School and Greenhithe Railway Station.

Extensive ground investigations have been carried out to assess the physical and environmental conditions of the brownfield site. Those investigations have confirmed the site’s suitability for residential redevelopment, subject to appropriate ground improvement and other necessary mitigation measures. Such improvements will be carried out following relevant environmental guidelines and will include regulatory sign off.

PMG is a business founded on a commitment to the sustainable development of brownfield and contaminated land in the UK. The business, through its expertise in assessing risk and providing subsequent remediation strategies, has presented a model for attracting investment to regenerate brownfield sites typically outside the scope of conventional housebuilders and developers. Based on a longstanding relationship with companies such as Biffa Waste Services, sites have been brought forward in the planning process for redevelopment. The team has exceptional experience and capability in dealing with landfills including waste sites and is currently engaged in regenerating three closed landfills in the South East of England.

Whilst at this early-stage PMG Regeneration has not worked out the exact mix of housing, the proposals will include policy compliant affordable homes of 35% for local people.

Detailed assessment will be undertaken to see if there will be an impact from the site on traffic and road users. However, given the site’s location close to the railway station and bus stops, PMG Regeneration believes that residents will take advantage of public transport or walk to use the local amenities. The proposed development would seek to limit private car use to/from the site within reasonable parameters, and which would also benefit the existing community. This would be achieved through supporting non-car modes with measures such as:

• improvements to the walking and cycle networks
• car clubs (shared cars that help reduce second car use)
• site-specific cycle hire (improving access to local amenities and services)
• public transport infrastructure and information (e.g. bus stop enhancements)
• potential for a mobility hub that provides for, and promotes, alternatives to private car use

The planning application that will be submitted to Dartford Borough Council will seek to establish the principle of development of the brownfield site and to agree the proposed primary access off London Road and secondary access off Knockhall Chase.

Further details around design, such as the exact number of new homes, materials and house sizes will form part of a future Reserved Matters planning application. Nevertheless, PMG Regeneration is committed to ensuring that the scale, density and design of the proposed development will be sensitive to the surrounding area and make best use of the land available without compromising on quality.

The exact number of car parking spaces will be determined during a future Reserved Matters application once the finalised housing mix is known. Nevertheless, the planning process will consider not only housing need, but also associated parking provision, and PMG Regeneration is committed to working closely with Dartford Borough Council to ensure the parking provision is in line with adopted standards and will not affect local streets.

The site is located in a highly sustainable location with good accessibility to public transport and services located within the Greenhithe settlement. The availability of sustainable transport also provides wider connections to neighbouring towns and villages, including Bluewater Shopping Centre and London via bus and train connections. PMG Regeneration is committed to working with Dartford Borough Council and the local Integrated Care Board to ensure the proposals are compliant with existing capacity.

As part of the planning process, applicants are typically required to provide monetary contributions through Section 106 contributions and the Community Infrastructure Levy (CIL), used towards local infrastructure such as for school places, road improvements, transport improvements and healthcare provision.

The construction timeline for a development with up to 400 homes is between 18 and 24 months, depending on phasing and market release.