Appendix 1 Land Allocations Local Plan

Dover District Council
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Land Allocations Local Plan Adopted 2015
Land in Coombe Valley
Site Location and Characteristics
3.88 Coombe Valley is located to the north west of Dover town, within a valley floor which
extends in a westerly direction. The area is characterised by a mixture of residential
development and industrial uses set against the backdrop of the Kent Downs AONB.
3.89 The main access to the Coombe Valley area is restricted by a signal controlled single
carriageway which runs beneath the railway line. A gas holder, which is in use, is located
at the entrance to the valley along with a number of commercial businesses, vacant buildings
and land, and a haulage business. The overall appearance of the entrance of Coombe
Valley is an area that is in need of regeneration.
3.90 The existing Buckland Hospital, which incorporates the former Victorian workhouse,
occupies a roughly central location in the valley. The hospital buildings and, in particular,
the former workhouse occupy an extensive, and in some places dominating, frontage to
Coombe Valley Road. The hospital is now dated and is no longer considered to be fit for
modern day health care purposes. The existing Buckland Hospital is being replaced with a
new Community Hospital with assessment, diagnostics and treatment rooms.
3.91 The western end of the valley, located within the AONB, consists of small to medium
sized business units. These employment areas make a valuable contribution to the local
economy, providing a range of employment premises at an affordable price.
3.92 Coombe Valley comprises a mix of housing in terms of size, period and tenure.
Coombe Valley Road is characterised by back to back terraces dating from the Victorian
period, whilst further up the valley are newer semi-detached and terraced properties with
narrow streets. A large proportion of the properties is social rented. It is the District's most
deprived ward and part of the ward falls within the country's top 10% of most deprived wards.
The area has been identified as the Coombe Valley Character Area (see Figure 3.1) for the
purpose of setting urban design principles.
3.93 The Core Strategy has identified the need for comprehensive regeneration to
re-balance the commercial and housing uses, improve housing quality and choice and
environmental quality (Core Strategy paragraph 3.57). A Stage 1 Coombe Valley Regeneration
Initiative was completed in 2009. It has been identified in the 'Revision of Play Area Provision
(2012-26)' as an area that is deficient in play provision.
Site Context
3.94 Figure 3.5 identifies key features, opportunities and constraints in the valley.
Development sites are shaded orange; these are focused at the gateway to the valley, in a
central location adjacent to the existing hospital which is due to be redeveloped, and, to the
west on a previously used industrial site that borders the residential area. Together these
sites offer the opportunity to improve and transform the perception and appearance of
Coombe Valley through physical, economic, social and environmental changes to the area.
Southern water has advised that sewers may cross some of these sites.
3.95 A combination of factors contribute to the underperformance of the area as a whole: