Design and Development Control Guidelines
6 ERITH RIVERSIDE REDEVELOPMENT AREA (ERRA)
6.1.1 These Guidelines are supplementary to the policies of the Plan and are intended to provide guidance to those preparing planning applications. The policies to which these Guidelines most directly relate are:
TS21 Land uses
TS22 Requirements of development
TS23 Matters to be the subject of planning obligations.
and more generally:
TS13 Character of Thames-side development
TS14 Riverside walk and recreation
TS15 Wildlife habitats at Thames-side
or as referred to in the text.
6.1.2 These guidelines are divided into general guidelines and site specific guidelines. For highway matters, reference should be made to the Design and Development Control Guideline No.5.
6.2 General guidelines
(Policies, ENV31, ENV39, H3, TS14, TS21 and TS23). The Council will seek a high standard of hard and soft landscaping in order to improve the local environment and because of the relatively high intensity of development and thus the level of use of space anticipated in the Erith Riverside Redevelopment Area (ERRA).
6.2.2 Applicants are encouraged to submit an urban design analysis with their application, to demonstrate their design intentions and how regard has been had to views, pedestrian routes, existing vegetation etc.
6.2.3 Site specific objectives are referred to as appropriate within site-by-site guidelines.
6.2.4 Plant species:
These have been selected on the basis of local experience, species appropriate to maritime locations and in the interests of nature conservation. They are specified on the appended soft landscaping schedule. Furthermore, by drawing from a selected range, a unifying element is created through the ERRA.
6.2.5 Hard landscaping:
Surfaces have been selected having regard to the following:
- The function of the materials, taking account of loads;
- The need to delineate function - differences of roads, footways;
- The need for control over maintenance; and
- Visual quality, as an important element of the space between buildings;
The method of bonding of surface materials should similarly have regard to the above criteria.
6.2.6 As with soft landscaping, consistent use of materials should act as a unifying element in the development of ERRA. Surfaces are specified further in the appended Hard landscaping schedules (A) and (B).
6.2.7 Riverside promenade:
The riverside promenade should extend along all of the riverside in the ERRA, and be of a minimum 6 metres width, to include, along its whole length:
- A footpath where: (a) the height of the footpath is, at any one point, not more than 1 metre below the top of the wall of adjacent river flood defences; (b) the footpath is of no less than 3 metres width;
- Removal of existing railings to top of flood walls;
- Access to the existing riverside public footpath at regular points; and
- Otherwise, the features of communal open space set out below.
6.2.8 Communal open space:
In all communal open spaces, the Council will seek the following provision:
- All footpaths should be of a width no less than 2 metres;
- Seating should be provided at the minimum standard of one seat at 20 metre intervals along the whole length of any footpath;
- Street furniture (i.e. seats, litter bins, railings, lighting) should carry a theme (e.g. a unifying symbol or colour to reflect a maritime theme), and seats should be Ollerton Festival metal seats;
- Lighting should be provided so as to provide adequate illumination for the safe use of the footpaths;
- Adequate drainage should be provided for hard and soft surfaced areas; and
- Pedestrian accessways should include provision for people with disabilities wherever possible, including ramps.
6.2.9 Provision for cyclists:
As mentioned in paragraph 8.41 of the Plan, the Council supports the completion of a Thames Cycle Route. In order to reduce the chances of conflict occurring between cycle movements and informal recreation on the promenade or within communal open spaces, cyclists are encouraged to travel via Erith High Street, West Street and Corinthian Manorway to the north-west of Erith Town Centre. The developers of retailing or employment facilities will be encouraged to make provision for secure cycle parking in suitable locations. Minimum standards for cycle parking facilities are set out in the Annex to Chapter 8.
6.3 Guidelines for individual sites shown on the UDP Proposals Map
6.3.1 Site 1 - St. John the Baptist's Church Area
- Land use policy: This site is shown as Urban Open Space on the UDP Proposals Map, so under Policy ENV19 this land is to be safeguarded for uses that retain a generally open appearance.
- Constraints: The setting of the listed building is of prime importance. One aspect of this will be the protection of existing vegetation including those trees that are subject to a Tree Preservation Order.
- Works to improve the appearance of Lower Road, for example, the resurfacing of the carriageway and footways and further tree planting are desirable.
6.3.2 Site 2 Jessett Close to St. Francis Road
- Land use policy: The site is shown for residential and landscaped walk development in Policy TS21. Some new housing has been completed and a landscaped walk is in place.
- Constraints: The setting of the listed building to the north is of prime importance.
- The site is at present in several ownerships, making the assembly of land for further development more difficult and creating the potential for incompatibility between present and proposed uses.
- Form of development: Any further development of this site should have regard to the existing character and appearance of the area and the amenity of neighbouring residences. Proposals should also comply with Policies TS22 and TS23.
6.3.3 Site 3 - St. Francis Road/St. Fidelis Road
Given the development of flats and offices on this site, the prospect of further redevelopment does not justify the preparation of guidelines.
6.3.4 Site 4 - Burndept site
The site has largely been redeveloped for residential purposes in a scheme of flats and houses. A relatively small area remains with potential for redevelopment. In accordance with Policy TS21, development as dwellings or church hall would be acceptable. In any event, future development should continue the principles established in terms of height, building line, access and space between buildings and create a comprehensive development. For a church hall use, details should demonstrate that any detrimental impacts on nearby residents will be avoided.
6.3.5 Site 5 - Ocean Park site
Development of this site has now been substantially completed and further guidelines are, therefore, not considered necessary.
6.3.6 Site 6 Former Ballast Wharf and Nordenfeldt Road
- Land use policy: The site is shown as Urban Open Space on the UDP Proposals Map, so under Policy ENV19 this is to be safeguarded for uses that retain an open appearance. Policy TS21 of the UDP provides for the use of the land for leisure purposes, including a children's play area.
- Constraints: Significant elements of the development of this site have now been completed as part of the Ocean Park scheme. On further development, access requirements of existing premises outside the site need to be taken into account. There is a substantial change in level between the top of the flood defences and the land to the rear of them.
- Form of development:
- North-east of West Street 'Ballast Wharf'
The overall intention has been to create an open space area for leisure uses to the benefit of surrounding occupiers. Ocean Park Open Space now provides an important link between the river, riverside promenade/footpath and West Street. Further development of the eastern part of the site should reinforce the existing open space as well as increasing and enhancing recreational and leisure provision. The general guidelines for the riverside promenade (paragraph 6.2.7 above) should be observed. Where new buildings front onto the site, their building-line should be used to enclose and define the shape of the site.
- South-west of West Street 'Nordenfeldt Road'
Development of this site for open space is complete providing a landscaped link from south of the railway to the riverside.
6.3.8 Site 7 - Former Venesta site and properties fronting West Street
- Land use policy: Policy TS21 shows this site for residential development with open space at West Street Gardens.
- Constraints: A residential development is nearing completion on the former Venesta site but small areas of the site remain in separate ownerships.
- Form of development: Development on remaining sites should seek to reflect the existing character of the area and safeguard residential amenity as well as complying with Policies TS22 and TS23.
6.4 Soft landscaping schedule
Populus nigra betulifolia
Common Horse Chestnut
Common Silver Birch
Evergreen Holm Oak
Elaeagnus x ebbingel
Scotch Rose, Burnet Rose
6.5 Hard landscaping - Schedule A
|Asphalt, kerbs, precast concrete (p/c) slabs||To current Council standards|
|Concrete/clay blocks||200 x 100mm blocks laid as flexible paving. Clay blocks preferable visually and more durable.|
|Brick, edging, trim and paving||Brick paviour or bricks suitable for use in paving. Colours to complement those used in buildings. Colours may delineate public and private areas.|
|Textured precast concrete slabs||Textured surface to give higher visual quality than standard precast concrete slabs.|
|Granite setts||200 x 100mm and 100 x 100mm setts, laid flush or slightly on edge where aim is to slow traffic.|
6.6 Hard landscaping - Schedule B
|Roads carrying traffic into the riverside area||Adopted roads - existing and proposed||Asphalt or paver blocks roads, concrete/granite kerbs|
|Local feeder roads to existing housing||Adopted roads||Asphalt or paver blocks roads, concrete/granite kerbs|
|Local feeder roads to new housing||Adopted roads||Asphalt or paver blocks roads, concrete/granite kerbs|
|Local feeder roads to new housing||Unadopted roads||Concrete/clay blocks or asphalt roads, concrete kerbs as appropriate|
|Shared-surface courts and parking areas||Unadopted; semi-private areas||Concrete/clay blocks, bricks and edging trim|
|Parking alongside roads (e.g. West Street)||Adopted roads; need to clearly delineate parking areas||Extensions of pavement - granite sett boundaries. Surfacing of parking bays - tar spray and chip in contrasting colour|
|Major pedestrian: vehicle inter- sections West Street/Nordenfeldt Road||High quality visual foci and civic spaces, crossed by both vehicles and pedestrians; adopted roads||Concrete/clay blocks with granite sett trim. surface design to indicate vehicular priority|
|Hard open space areas||Public||Textured p/c slabs. Granite sett trim. some Ultramac or Clearmac|
|Major pedestrian/ cycle ways||Public; pedestrian and cycle movement; Adopted||Asphalt, gravel. Granite sett/brick edging. Differentiation between pedestrian and cycle routes to Department for Transport standards|
|River Walk||High quality distinctive pedestrian route||Textured p/c slabs,bricks and edging trim, contrasting areas of clay/concrete blocks. colours or types to be visually distinctive from rest of riverside|
|Footpaths alongside roads||Adopted; public||Standard p/c slabs|
|Footpaths alongside roads||Unadopted; semi-private||Textured p/c slabs|
|Footpaths within new housing areas||Unadopted; semi-private||Bricks/clay blocks. Some Ultramac or Clearmac bricks and edging trim|
|Patios, footpaths within private open spaces||Private||Textured p/c slabs/bricks|