Land between West Street, Bath Street, Royal Pier Road and Queen ...

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appears to be acceptable, and along West Street they incorporate a sense of transition from theold buildings in the High Street to a more contemporary approach further along, whilst retaining arelatively limited palette of materials formed primarily around a stock brick that is representative ofthe local vernacular. The use of timber cladding is also included to provide reference to many ofthe High Street buildings.The provision of an ‘elaborate’ stepped access to the new development from the western end ofWest Street will comprise a prominent element of the scheme and will provide a sense of arrival tothe town centre from the north-west as well as provide a degree of animation and activity. Aglazed entrance to the shopping centre is provided at the top of the steps connecting BuildingsW02 and W03.The height of Building W03 does not exceed six storeys along the West Street elevation but, at thepoint of the roundabout, it begins stepping up to its maximum point opposite Clifton Road where itrises to nine storeys. This element of the scheme has raised concern since the initial preapplicationstage and there is substantial local objection to its height. An amendment to remove anupper section of the building as it adjoins the existing shopping centre has been withdrawn.The applicant has stated that they consider this higher element of the scheme to be acceptable toprovide articulation to the ‘less sensitive’ Bath Street frontage as well as providing a long distanceframe for the Church. They also reference the height of the former hospital building (M Block)opposite and a precedent through the Clifton Slipways scheme nearby which has a resolution toapprove and rises up to ten storeys. The applicant also states that this height is required topreserve the financial viability of the project. Whilst it is not considered entirely appropriate to usethe un-attractive redundant hospital building opposite as a precedent, it is acknowledged that thescheme at Clifton Slipways rises to 10 storeys in height.In townscape terms the relatively expansive nature of Bath Street is such that it may suitablyaccommodate a building with significant height. In considering this issue it is felt that the indicativearchitectural treatment proposed does not provide the best elevational treatment. This view isshared by the South East Regional Design Panel (SERDP) who suggest that the elevationaltreatment emphasises rather than reduces the mass and bulk - particularly due to the glazedstairwell, vertical emphasis and double storey mansard roof – albeit that they state no objection inprinciple to the overall height in this part of the development.As well as the West Street and Bath Street street scenes, a principal objective of the presentscheme is to mark St George’s Church as the heart of the development and as such the characterof the ‘inside’ of the scheme is equally important to the ‘outside’. The following section coveringheritage considers the setting of the listed Church and the space that will be created by the newbuildings and, in short, recognises that increasing the separation between the Church and the newbuildings is successful in protecting its setting. It is the view of officers that a combination of newbuilt form to define this area and the incorporation of high quality public realm and active uses willcompletely transform the area in a wholly positive manner.Finally, Building W04 will provide a modest skin of residential development (15no. apartments) onthe rear of the existing shopping centre above the retained pedestrian ramp. This is regarded asan enhancement to the townscape of this area and will provide some interest and activity along apresently dull and unattractive façade, as well as introducing some natural surveillance byoverlooking the public space.HeritageThe application sites lie partly within the High Street Conservation Area and partly within theRiverside Conservation Area. Much of the application site, which primarily comprises open car
parking, is outside the designated boundaries but, due to their proximity, any redevelopmentshould be assessed against its impact upon the character and appearance of the ConservationAreas. In addition there are a number of listed buildings both within and adjacent to the applicationsites, including the Grade II* St George’s Church. The legislative basis for these assessments isset out in sections 66 and 72 of the Town and Country Planning (Listed Buildings andConservation Areas) Act 1990. These comments are informed by input from English Heritage andthe Borough Council’s Conservation Officer.Whilst applications that would affect listed buildings and conservation areas are not generallyconsidered in outline form, in this case the applicant has provided a sufficient level of detail onmatters such as scale and massing, as well as indicative public realm and suggested architecturaltreatments, to provide the decision maker with adequate information on which to base an informeddecision.The most significant heritage assets within the proposal areas are St George’s Church, the OldTown Hall and Town Pier, all being Grade II* Listed. There are also two further Grade II* Listedbuildings in the High Street (79 and 80), and a number of Grade II Listed buildings also in the HighStreet, as well as along West Street and Royal Pier Road. There are a number of locally listedbuildings and nineteenth century unlisted buildings that all make a contribution to the significanceof the area. The applicant’s heritage assessment has grouped the individual heritage assets forthe purposes of assessing their combined setting, informed by a consideration of the asset’ssignificance. This has also considered the setting on more distant Scheduled Ancient Monumentsat New Tavern Fort and Tilbury Fort. The application was advertised as having the potential toaffect the following listed buildings:Church of St George – Grade II*Statue of Princess Pocahontas – Grade II3 and 3a High Street – Grade IIThe Old Town Hall, High Street – Grade II*K6 Telephone Kiosks adjacent Old Town Hall, High Street – Grade II4 & 5 High Street – Grade II20 High Street – Grade II55 & 55a High Street – Grade II56 High Street – Grade II57 & 58 High Street – Grade II59 High Street – Grade II70 High Street – Grade II71 & 72 High Street – Grade II73 High Street – Grade II79 High Street – Grade II*80 High Street – Grade II*26 & 28 Queen Street – Grade IISt Andrews Arts Centre, Royal Pier Road - Grade II19 (The Mission House) Royal Pier Road - Grade II29 (Thames House) Royal Pier Road - Grade IIThe Royal Clarendon Hotel, Royal Pier Road - Grade IIThree Daws Public House – Grade IITown Pier - Grade II*2 (The Pier PH) & 3 Town Pier - Grade II96, 97 & 98 West Street - Grade II87 West Street (Public House) - Grade II44 West Street - Grade II45 (Hazards House & former Brewery offices) West Street - Grade IIThe impact of the proposals on the setting of Town Pier and the Old Town Hall is less immediate
Page 1 and 2: Application no: 20120931Location:De
Page 3 and 4: 3. The preponderance of 1 bedroom f
Page 5 and 6: Gravesham Local Plan First Review 1
Page 7 and 8: Local Plan Core Strategy. Other asp
Page 9 and 10: GBC Parking ServicesFollowing discu
Page 12 and 13: of small and undersized flats; fail
Page 14 and 15: stated further that the development
Page 16 and 17: quality of consumer choice is a pri
Page 18 and 19: The Proposed Submission Core Strate
Page 20 and 21: modest alteration to reduce both th
Page 24 and 25: than for St George’s Church, with
Page 26 and 27: Policies seeking to protect amenity
Page 28 and 29: Living Conditions for Future Reside
Page 30 and 31: Air Quality - As described previous
Page 32 and 33: so improvements to this area will b
Page 34 and 35: planting which is hoped will strike
Page 36 and 37: elsewhere within the Town - with po
Page 38 and 39: Servicing and DeliveriesThe NPPF ad
Page 40 and 41: disposal to serve the proposed deve
Page 42: provision of a high quality mixed-u

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