Appendix 1 Land Allocations Local Plan

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Dover District Council 40 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:
Dover District Council Land Allocations Local Plan Adopted 2015 41 Access to the area, via a signal controlled single carriageway under the railway bridge, acts as both a visual and physical barrier segregating the area from the rest of Dover. This has created a feeling of isolation Coombe Valley Road is poorly laid out, the predominance of on-street parking leads to issues with traffic management, safety and appearance Heavy goods traffic pass through the northern portion of Coombe Valley (via Hillside Road) in order to reach the established industrial area A lack of a focal point for community: Triangles Community Centre and Kidease nursery provide valuable community facilities but both are located within the business/industrial area to the west of the valley. It must be noted that there are no equipped play facilities. The landscape surrounding the built area is steep in places, and pedestrian connectivity to this greenspace is poor The gas holder is considered to be a negative landmark, and will restrict development in its vicinity Existing housing dominates the valley, with its distinctive layout and style 3.96 The area has a number of services and facilities including a Primary School, shops, a takeaway and a gymnasium. Beyond the railway line the area joins London Road where there are additional services including shops and takeaways. Frequent bus services provide connections to Dover town centre and beyond. Proposed Development 3.97 There is an opportunity to improve and regenerate this generally poor quality urban environment. The Stage 1 Coombe Valley Regeneration Initiative identified nine objectives for regeneration: Improve links to neighbouring areas Implement comprehensive improvements to Coombe Valley Create a better environment through improving the character and appearance of the urban environment Enhance and expand the range of community facilities and services Protect, enhance and make the most of the landscape setting, through improving public accessibility Bring about new development to meet the needs of the community Create a new ‘heart’ Support healthy active lifestyles; and, Address issues relating to traffic, especially HGVs
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Appendix 1 Land Allocations Local Plan

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