Do

F

over

S

FIN

r Lei

SequA

D

NAL

sure

uentAsse

Dover D

L D

e Cen

tial Tessm

istrict C

RA

June

MB/

ntre

Testment

Council

AFT

e 2016

/11443

e

t t

l

T

Dover DisDover Lei

June 201Ref: MB/1

Cont

1 

1.1 

2 

2.1 2.2 

3 

3.1  T3.2  T

4 

4.1 4.2 

4.3 4.4 

5 

5.1 5.2 5.1 5.2 

6 

6.1 6.2 6.3 

7 

7.1 7.2 7.3 7.4 

strict Council isure Centre

6 11443

tents

INTRODUCT

Purpose of th

IDENTIFYIN

District-WideOptions..........

PLANNING

The NPPF andThe Developm

CoreLandLoca

SEQUENTIA

Identified SeaParameters ...

ScaleScopOthe

Site IdentificaSite Assessme

SuitaAvaiViab

SITE ASSES

St James ........Dover WaterfDover WaterfMaison Dieu .

SITE ASSES

Dover LeisureAlbany Car PaFormer Charl

SITE ASSES

Buckland MilWestmount ..Land East EndFormer Buckl

TION ..........

his Report .......

NG THE NEE

e Context ....................................

POLICY BAC

d the Need foment Plan ......

e Strategy (20d Allocations Lal Plan Saved

AL ASSESSM

arch Area ...................................e and Format pe for Disaggrer Consideratiation ................ent ...................ability ...............lability .............ility...................

SMENT – TO

...........................front (South ofront (North o...........................

SMENT – ED

e Centre ..........ark ....................ton Sorting O

SMENT - OT

l ....................................................d of Coombe land Hospital

....................

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D ................

..........................

..........................

CKGROUND

or a Sequentia..........................10) ...................Local Plan (20Policies (2002

MENT METH

..........................

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regation .........ions ...................................................................................................................................................

OWN CENTR

..........................of A20) ............of A20 – Land ..........................

DGE OF CEN

..........................

..........................Office ...............

THER URBA

..........................

..........................Valley Road ..Site .................

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D .................

al Assessment....................................................

015) ..................2) .......................

ODOLOGY

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RE ...............

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Dover DisDover Lei

June 201Ref: MB/1

7.5 7.6  T7.7 7.8 7.9 

8 

8.1 8.2 

strict Council isure Centre

6 11443

Land at WestTA Centre, LoFormer MelbWhite Cliffs BLand Adjacen

SUMMARY

Summary ......Conclusions .

SequWide

ern End of Coondon Road ...ourne Comm

Business Park, nt to Dover Ch

& CONCLUS

...........................

...........................uential Test ....er Assessmen

oombe Valley ..........................

munity PrimaryWhitfield – ‘T

hristchurch A

SIONS .........

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..........................

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y Road ........................................y School ..........Triangle Site’ .

Academy ..........

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Page 3

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Dover DisDover Lei

June 201Ref: MB/1

1

1.1

1.1.1

1.1.2

1.1.3

1.1.4

1.1.5

strict Council isure Centre

6 11443

Introd

Purpose o

DHA PlannCouncil todevelopmcentre fromBusiness Ppool, 4 costudio, 2 sof house, coutdoor ch

In accorda(NPPF), thalternative

The SportConsultingfeasibility Dover Leiswas publis

This originbase for tindependethe correchave also bthe conten

As such, Ddevelopmthis applie

duction

of this Repo

ning has beo prepare ent of a newm its existin

Park, Whitfieurt sports hquash courtcafe and sufhanging roo

ance with this Sequentia

e sites in exis

ts Consultang, were appand options

sure Centre. shed in 2015

nal feasibilitythis report, ent review oct baseline sbeen soughtnt of the wor

DHA have prent with sp

es.

rt

een instructean indepe

w Dover Leisug edge of to

eld. The devall, 120 stat

ts, changingfficient park

oms and two

he requiremal Test conssting centres

ncy, in partpointed by Ds appraisal st

The Feasibi5.

y work has palthough D

of the identifshould be int and assessrk already ca

oduced thisecific regard

ed by The Sndent Sequure Centre, town centre velopment iion health a

g rooms, toileking spaces o 5-a-side 3G

ments set ousiders the avs and edge o

tnership witDover Distritudy for theility and Opt

provided anDHA Plannified need forn terms of tsed independarried out.

s standaloned to the Seq

Sports Consuuential Testthat is proposite to an os to include

and fitness sets, equipmand service

G football pit

ut in the Navailability, sof centre loc

th GT Archict Council i improvemetions Apprai

n extremely ng have su

r sports facilihe Sequentdently, havin

e document,quential Tes

ultancy on bt assessmenosed to invout of centre

e an 8 lane sstudio, 3 muent storage,areas. Theches.

ational Planuitability anations.

tects, Faithfn July 2015

ent and replaisal Study fo

useful startiubsequentlyities within Dial Test. Pong regard to

which const and strict

behalf of Dont in relatlve the reloc

e location at swimming pulti-activity s, reception,

e proposals a

ning Policy nd viability

ful+Gould a5 to compleacement of

or Dover Leis

ing point any undertakeDover, to estotential altero and critical

siders the leplanning m

Page 4

over Distriction to the

cation of theWhite Cliffs

pool, learnerstudios, spinoffices/backalso include

Frameworkof potential

and Hadronte an initialthe existingsure Centre’

nd evidencen a furthertablish whatrnative siteslly assessing

eisure centremethodology

t e e s r

n k e

k l

n l

g ’

e r t s g

e y

Dover DisDover Lei

June 201Ref: MB/1

2

2.1

2.1.1

2.1.2

2.1.3

2.1.4

strict Council isure Centre

6 11443

Identi

District-W

As the Go2015) setsleadershipsport (NGBto participwill continactivity op

Dover Distof leisure fcase Doveprovision ofacilitates tIndoor Spoand usage

As part of the currenof Dover Rthe LatentconsultatioIndoor Spo

In summarhas a low Dover. In trelatively lthat indoorequiremedemand fooutcomes Leisure Ce

• Mapro

• Lea

• Spthe

• He

• Mu

fying th

Wide Contex

overnment’s s out, sport p role to playBs), health a

pation and imnue to havepportunities.

trict Councilfacilities incer District Cof indoor spthan are curorts Facility

e to provide r

the originant and futureResidents. Tht Demand Rons were usorts Facility S

ry in the fealevel of swi

terms of the low level of or bowls pr

ent for squasor gymnastiof the detantre were pr

ain Pool - 6 oovision);

arner Pool –

orts Hall – 4e draft strate

ealth and fitn

ulti activity s

he Nee

xt

‘Sporting Fis a key pa

y, bringing scnd the priva

mprove the e, an absolu

already recluding oppoCouncil aimports facilitierrently availaStrategy (Fe

recommend

l feasibility we (up to 2026he Facility PReport for Hed to assessStrategy wo

sibility and dmming pooother formssports hall

rovision is ssh courts or cs, health an

ailed needs arovided in th

or 8 lane 25m

learner poo

4-8 courts toegy assume 4

ness – 120 st

studio – 2-3 s

d

Future: A Neart of local cchools, voluate sector tolocal sport

utely crucial

ognises thatortunities fo

m to take tes in Dover. able and theebruary 201

dations for fu

work, a deta6) provision Planning MoHealth and s the needs irk and need

draft strategol provision os of provisioprovision (3

sufficient toindoor tennnd fitness suanalysis, thehe feasibility

m pool (6 to

ol with move

o be conside4 court prov

tations could

studios;

ew Strategycommunitientary sport c

ogether to fdelivery sysrole to pla

t there is a nor sport, playhis opportuThe aspirat

e Council ha6), which co

uture deliver

ailed needs required to m

odel (FPM) reFitness Memn the area as identified

gy it was ideof 8.88m2 wn, it was ide

3+ court) bu meet need

nis courts. It uites and dae following ry:

replace the

eable floor;

ered – althovision and sh

d be support

y for an Acts and Counclubs, Nationorge partnetem. So locay in deliver

need within y and relaxaunity to sigion is to prove recently c

onsiders exisry.

analysis wasmeet the indeports from mbership annd the feasitherein.

ntified that water space p

ntified that out with imprd, and that has been no

ance and aerecommend

existing pro

ough the 202how improve

ted;

tive Nation’ ncils have annal Governin

erships, unblal authoritiering sport a

Dover for thation to impgnificantly imovide a broaconsulted osting and fu

s conducteddoor sport fa Sports Engnd various ibility doveta

the district per 1,000 pooverall the droved projec

there is nooted that th

erobic studiodations for a

ovision and 8

26 projectioed supply;

Page 5

(Decembern importantng Bodies oflock barrierses have, andand physical

he provisionrove. In thismprove theader base ofn their draft

uture supply

d to identifyacility needsland (2015),stakeholderails with the

in particularopulation indistrict has acted supply,o additionalere is latent

os. From the new Dover

8 to increase

ons noted in

r t f s d l

n s e f t y

y s , r e

r n a , l t e r

e

n

Dover DisDover Lei

June 201Ref: MB/1

2.2

2.2.1

2.2.2

2.2.3

strict Council isure Centre

6 11443

• Sp

• Sq

• Pasta

Options

The first opresent levthe 1970s within thereport.

The seconThe refurbundertakinfacilities rrefurbishmyears and new build months toallow for arequiremeurban settStrategy awould theconfirmed

In additioconsideredneeds of ththe oppormeeting thservice of new leisurpresented

in studio – s

quash courts

rking spaceandards.

option is thevel. This is nand have n

e adopted Co

d option invbishment wng significanrequired. Th

ment and rein terms of options. Fu

o allow for tha continuity

ent. The existlement in t

and draft Inderefore have would not b

on to the red in the 20he catchmenrtunity to phe needs of the existinge facilities. A in the feasib

spin studio p

s – maximum

es –requirem

e ‘do nothinot a feasible

now come tore Strategy

volves the rewould involvnt works to rhis is also constructioncost is deemrthermore, t

he refurbishmin service.

sting leisurethe District, door Sports e significanbe somethin

efurbishmen15 feasibilitynt populatio

provide a hithe District.

g Dover LeisA summary obility is prov

provided in l

m of 3 courts

ments based

ng’ option ae option. Thto the end oy (paragraph

efurbishmenve retainingreconfigure t

not a fean will only emed to be othe centre wment works Continuity

e centre is ththe importFacility Stra

t impacts wng that could

nt of the ey study, in

on. The new igh quality . A new builsure Centre of the refurb

vided overlea

arger facility

s; and

d on scale o

and instead e facilities atof their opeh 2.55) and t

nt of the exisg some or the buildingsible optionextend the nly margina

would be clo to be carrieof service p

he primary intance of whategy. Its lowhich the Cd be enterta

existing cenresponse tobuild optionefficient leid option woif an alterna

bishment opaf.

y options;

of facility op

maintain tht Dover Leis

erational lifethe more re

sting Dover all of the to provide an. The felife of the b

ally less expeosed for a peed out and sprovision is ndoor sportshich is recogoss for any Council, as ined.

tre, five neo the identifns provide a sure centre

ould also alloative suitabl

ption and the

ption and K

he existing fure Centre w

e span, as isecent detaile

Leisure Cenexisting buan appropri

easibility cobuilding for ensive comperiod of bet

subsequentlykey and a fus facility in tgnised withlengthy perservice pro

ew build opfied current long-term s

e, which conow for the cle site is choe five new b

Page 6

KCC parking

facility at itswere built in

recogniseded feasibility

tre facilities.uildings and

ate range ofnfirms thatanother 20

pared to thetween 12-18y would notundamentalhe principalin the Coreriod of time

ovider, have

ptions weret and futuresolution andntributes to

continuity ofosen for theuild options

g

s n d y

. d f t 0 e 8 t l l

e e e

e e d o f e s

Dover DisDover Lei

June 201Ref: MB/1

Refurbis

6 lane x 2pool Learner p 8 court shall 65 healthfitness st 1 multi astudio No spin s 3 squash 90 parkinspaces

2.2.4

2.2.5

2.2.6

strict Council isure Centre

6 11443

shment N

25m

pool

ports

h & tations

ctivity

studio

h courts

ng

6 lapoo 15mlear(mofloo No 120fitn 2 mstud No 0 sq 160spa

As the 201Leisure Cemore viabcould be bthe duratio

In line withas the basbe the moparticular, within thedespite thhas already

In developand undecomparabinformed dapplication

• Pro

• Inc

New Build Option 1

ane x 25m ol

m x 8.5m rner pool oveable or)

sports hall

0 health & ness studios

multi activity dios

spin studio

quash courts

0 parking aces

5 feasibility entre. Whilsle and will r

built on an aon of the bu

h the detaileeline positio

ost suitable oit accommo

e district. The existing cy accounted

ping a proportaken a mole facilities tdevelopmenn stage and

ovision of 2 s

creased park

New BuiOption

6 lane x 25pool 15m x 8.5mlearner poo(moveable floor) 4 court spohall 120 health fitness stud 2 multi actistudios No spin stu 0 squash co 200 parkingspaces

study conclst it will havresult in thealternative sild period an

ed needs anon from whioption in terodates the lahe provisionentre comp

d for this.

osed facility ore compreto note succnt of the faciincludes the

squash cour

king provisio

ild 2

NeOp

m

m ol

orts

& dios

ivity

udio

ourts

g

6 lanepool 15m xlearne(movfloor) 8 couhall 120 hfitnes 3 mustudio 1 spin 3 squ 250 pspace

ludes, the neve higher coe provision osite, allowingnd allowing

nalysis, new ch to develoms of meetiarger 8 lane n of a 4 co

prising 8 cou

mix, the Cohensive cosessful and nility mix ande following c

rts instead of

on to c. 340 s

ew Build ption 3 e x 25m

x 8.5m er pool eable )

urt sports

health & ss studios

lti activity os

n studio

uash courts

parking es

ew build optost implicatiof higher qug the existinfor the cont

build optionop a proposng the identpool which urt sports h

urts, as the d

uncil have tsting and vinot so succes

design thatchanges from

f 3;

spaces;

New BuildOption 4

8 lane x 25m pool 15m x 8.5m learner pool (moveable floor) 4 court sporthall 120 health & fitness studio 3 multi activistudios 1 spin studio 3 squash cou 250 parking spaces

Table

tion is the prons, a new ality leisure

ng centre toinuity in the

n 4 has beened facility mtified needs is identified

hall was alsodraft Indoor

aken Optionability exercssful designst is being takm the feasibi

d New Opt

ts

os

ity

o

urts

8 lane xpool 15m x 8learner (moveafloor) 8 court hall 120 heafitness s 3 multi studios 1 spin s 3 squas 250 parspaces

e 2.1 Feasibility O

referred roubuild is dee

facilities. A o remain opee service pro

n chosen by mix and is co

for the wided as the maio considereSports Faci

n 4 as the stcise whilst as and facilitiken forward ility Option 4

Page 7

Build ion 5

x 25m

8.5m pool

able

sports

alth & studios

activity

studio

sh courts

rking

Options Summary

te for Doveremed to benew centre

erational forvision.

the Councilonsidered toer district. Inn deficiency

ed sufficientlity Strategy

arting pointalso visitinges. This hasto planning4 mix:

y

r e e r

l o n y t y

t g s g

Dover DisDover Lei

June 201Ref: MB/1

2.2.7

2.2.8

2.2.9

strict Council isure Centre

6 11443

• Ou

• Proan

Whilst theIndoor Spovisiting oth3G pitch pmulti-use fundamensports hall

In view of team, andconsideredTest Asses

Whilst theFacility Strconsultatioshould trig

utdoor chang

ovision of chd enhance v

e 4 court spoorts Facility her facilities

provision, int3G pitch as

ntal compon for other us

the extensivd having revd to represesment.

e above mixrategy remaion exercise gger a review

ging with 2 e

hildren’s softviability

orts hall proStrategy andwith a simil

trinsically linwas origina

ent of the fases.

ve feasibilityviewed this went a robust

x is being tains in draft foare being r

w of the prop

external 3G

t play and/o

ovision has bd projected ar offer has

nked to the wally mootedacility mix, re

y undertakenwork, this aand reason

aken forwarorm and conreviewed. Aposed mix a

5-a-side foo

r ‘clip and cl

been considsupply, furtidentified thwider facility in the feaselieving pres

n by the Couand the subnable basis u

rd, it shouldnsultation reAny change nd in turn th

tball pitches

imb’ facility

dered sufficieher review o

he importancy. This is difibility studyssure and de

uncil and thsequent ref

upon which

d be noted esponses rec

to the strahis report.

s;

to broaden

ent in light of evidence oce of additiofferent to an

y and has ememand place

eir specialistfinement of

to base this

that the Indceived durinategy as a re

Page 8

facility offer

of the draftof need and

onal 5-a-siden associatedmerged as aed upon the

t consultantOption 4 is

s Sequential

door Sportsg the recentesult of this

r

t d e d a e

t s l

s t s

Dover DisDover Lei

June 201Ref: MB/1

3

3.1

3.1.1

3.1.2

3.1.3

3.1.4

3.2

3.2.1

3.2.2

strict Council isure Centre

6 11443

Plann

The NPPF

Paragraphnot in an ebe supporprescribedlocations. by the NPPPlanning P

The assessuitability such an assequentialdeliver the

In this instCliffs Businis classed Appendix more interestaurantscentres, antest is requ

The requirwhich setstown cenpredominaprimary shthe town c

The Deve

The adoptallocations

Core Strat

The adoptas the majthat the Sprovided a

ing Pol

and the Ne

24 of the Nexisting centrted by a seqd hierarchy

PPS4, whichPF and the cPractice Guid

sment shouand viability

ssessment islly preferabe proposed d

tance, the pness Park falas a ‘main t2 defines ‘mnsive sport s, bars and

nd bingo haluired in acco

rements for as out what itre”. A towantly leisure

hopping areacentre bound

elopment Pl

ted Proposas or designat

tegy (2010)

ted Dover Cojor focus forStrategy’s inat the right t

icy Bac

eed for a Seq

NPPF requiretre and are nquential assof location

h previously orrespondin

dance which

uld not only as an alterns to establisle locationsdevelopmen

roposed redls outside of

town centremain town ce

and recreapubs, night

ls)”. A leisurordance with

a sequentials deemed t

wn centre ise, business aa. Edge of cedary for non

an

ls Map, whitions contain

ore Strategydevelopme

nfrastructureime.

ckgroun

quential As

es planning anot in accorsessment wh i.e. defined

y dealt with ng Practice Gh details the

ly identify native optioh whether t

s that couldnt.

developmenf any defined

e use’ under entre uses’ a

ation uses (t-clubs, casinre centre fith Paragraph

assessmento be a “tows defined a

and other mentre location-retail town

ich reflects tned therein,

y sets out a sent in the dise needs are

nd

sessment

applicationsdance with hich assessed town centown centre

Guidance nomethodolog

alternative on to the appthere are and reasonably

t of the exisd town centthe terms o

and includes(including cnos, health s within this24.

t are set out wn centre” aas the primain town ce

ons are definn centre uses

the policies , defines the

spatial stratestrict. One o

identified a

for main toan up to dats alternative

ntres, followe issues, has

ote has also bgy that shou

sites but aplication proy other altey and suita

sting Dover tre, and the pof the NPPF.s “leisure, en

cinemas, resand fitness s description

within the Pnd what is d

mary shoppientre uses wned as the ars such as leis

of the deve extent of Do

egy for growf the districtand that req

own centre ute developme sites accor

wed by edgs now been been supers

uld apply.

assess their oposal. The oernative sites

bly accomm

Leisure Cenproposed le. The NPPFtertainment

staurants, dcentres indo

n and thus a

Planning Pradeemed to ing area an

within or adjarea within 30sure.

elopment pover Town C

wth and ident objectives quired infra

Page 9

uses that arement plan tording to thee of centresupersedededed by the

availability,objective fors that are in

modate and

tre at Whiteeisure centre

Glossary atfacilities the

rive-throughoor bowlinga sequential

actice Guide,be “edge of

nd areas ofacent to the00 metres of

lan and anyCentre.

ntifies Doveris to ensure

astructure is

e o e e d e

, r

n d

e e t e h g l

, f f e f

y

r e s

Dover DisDover Lei

June 201Ref: MB/1

3.2.3

3.2.4

3.2.5

3.2.6

3.2.7

3.2.8

strict Council isure Centre

6 11443

Core Poliinfrastructefficiently,before pro

The Core S

Land Alloc

The Land Asites that and in doin

The plan idthe area isof its usefulocated at a

The broadmeet the non the exdevelopedprominent

Local Plan

Policy OSrecreationDover or Dedge-of-ceavailable, iby a range

icy 6 stateure provide, or whethe

oposing incre

Strategy note

cations Loca

Allocations Pare suitableng so make

dentifies Dos to ‘create aul life, an oppa different sit

d objectives need for mo

xisting site, od; and to enst location.

n Saved Polic

S6 (Indoor spal facilities

Deal, at a sitentre with gis located els

e of transpor

s that in ders should fer demand ceased capac

es that the D

al Plan (2015

Plan was ad for developa major con

over Leisure and restore’. portunity exte, so long as

set out by odern, inclusor whether sure that an

cies (2002)

ports and rewill be perme within thegood pedessewhere in tt modes, inc

determiningfirst considecan be reducity through

Dover Leisur

5)

opted in Janpment in ortribution to

Centre as anIt notes tha

xists to creates it equally ac

the plan aresive sport an

the Leisureny new deve

ecreational mitted prove town centrstrian and cthe urban arcluding publ

g infrastructer if existinguced througextending o

e Centre is b

nuary 2015 arder to meedelivering t

n ‘Area of Chat “given thate a landmarccessible to re

e to investignd recreatione Centre shoelopment on

facilities) stavided that are, or if no scycle links torea on a site lic transport

ure requireg infrastructgh promotinor providing

becoming ou

and identifiet the Core She Strategy.

hange’ and st the existingk building. Lesidents” (Pa

gate whethen facilities byould be relon the site ful

ates that prny major neuch site is avo the centrwhich is or .

ements appture can be ng behaviou

new infrast

utdated (Par

es and allocaStrategy’s re.

states that tg building is nLeisure facilitara 3.144).

er it will be y building nocated and lfils the pote

roposals for ew facility isvailable, loc

re, or if no can be mad

Page 10

plicants andused more

ural change,ructure.

ra 2.55).

ates specificequirements

he focus fornear the endties could be

possible tonew facilities

the site re-ential of this

indoor ands located in

cated on thesuch site ise accessible

d e ,

c s

r d e

o s -s

d n e s e

Dover DisDover Lei

June 201Ref: MB/1

4

4.1

4.1.1

4.1.2

4.1.3

4.1.4

4.2

4.2.1

strict Council isure Centre

6 11443

Seque

Identified

The existinoutside of assessmenarea of DoLeisure Ceare no oth

The NPPF first look atherefore aany sites thto the Nati

To ensure adapted tassessmenconsiderinrequired topotential slocation tobalance. TTest Asses

Following wider Dov(2015), whor edge ofmethodolobalance, al

Paramete

Scale and

For the puconsider wprovision. Option 4 provision detailed anthe findingmeet evidCouncil wo

ential A

d Search Are

ng Dover Lef the Town Cnt, the neareover Districtntre, it is noer types of c

and the Naat all potentassessed sitehat may fall ional Plannin

the sequento reflect tnt forms twng potential o include. Ssites in the uo inform thThis later pasment.

pre applicatver urban arhich notes thf centre site, ogy will thlbeit not nec

ers

Format

urpose of thwhat can re

The Councias best meto be replacnalysis. Havgs are cons

denced needould commi

Assessm

ea

eisure CentreCentre area aest centre ist Council. t necessary t

centre within

tional Planntial sites in ces within theto be consid

ng Practice G

ntial test is ahe particula

wo distinct ptown centre

Separate to turban area the wider ass

art of the ass

tion discussiea should b

hat the new so long as iterefore assicessarily incl

he Sequenteasonably beil have unde

eeting evideced and thising reviewedidered robuds, there cat the signific

ment Me

e is situatedas defined ins therefore Given the pto consider n the urban

ning Practicecentres, befoe defined bodered as beiGuidance, i.e

as robust as ar circumstaparts; firstly

e and edge othis, the asshat do not fsessment ofsessment do

ions with Dobe considere

leisure facilt equally accist in informluding sites

ial Test, thee considereertaken an

enced need s has since d this feasib

ust and unleannot be ccant financia

ethodo

d within then the develoDover Townproposals reany other toarea defined

e Guidance ore assessingoundaries ofng located o

e. within 300

possible, thances of th

y, the requiof centre siteessment has

fall within thf alternativeoes not com

over District ed in line wiities could b

cessible to reming the wthat are seq

e proposed d as the min-depth feahaving reg

been refinebility and theess a site is cconsidered aal resources

logy

urban builtopment plann Centre witelate to the own centres d in the deve

require a seg edge of cef Dover Towof the edge o0m of the de

e standard his developrements of

es. This is alls been expa

he town cents when und

mprise part o

Council it haith the Land

be located atesidents. Thiwider plannuentially pre

facility mix inimum reqasibility stud

gard to the d further wi

e current dracapable of dany reasonainvolved in d

t confines on. In terms othin the loc

replacemenin the Distri

elopment pl

equential assentre option

wn Centre anof this centr

efined town

methodologpment. Asf the NPPF l that a sequanded to contre or an edgdertaking th

of the forma

as been agred Allocationt a differentis expanded

ning consideeferable in N

has been rquired level dy which ha

existing leiith the bene

aft proposeddelivering faable prospedelivering a

Page 11

of Dover butof sequentialcal authoritynt of Doverct and therean.

sessment tons. We haved thereafter

re accordingcentre.

gy has beens such, theare met inential test isnsider otherge of centrehe planningl Sequential

eed that thes Local Plant non-centre

assessmenteration and

NPPF terms.

reviewed toand mix of

as identifiedisure centreefit of more

d facility mix,acilities that

ect that the new leisure

t l

y r e

o e r

g

n e n s r e g l

e n e t

d

o f

d e e , t e e

Dover DisDover Lei

June 201Ref: MB/1

4.2.2

4.2.3

4.2.4

4.2.5

strict Council isure Centre

6 11443

centre, noresidents.

Whilst theparking spsequentialstandards indicate th250+ parkcontext ofthe existin

The 2015 footprints surface pa12,560m2 developingregion of 2this exerciconsideredthe purpocentre siteadjoins thethe feasibibeing tighreasonableprovides a

This site arside pitchebelow at 4consideredclearly presense. Thibe the case

It should baccording provide subasis givenparking is be considesite area isdemonstrasuitability ascertain if

twithstandin

e 2015 feasibpaces and sul test, parkfor this type

hat further aking space f this assess

ng leisure cen

feasibility stand site a

arking or deif surface pag designs fo2 hectares (aise and has d a realistic rses of ident

e provides ae town centility study shht). The exe degree of

a reasonable

rea does notes now prop4.2.8 but in od robust. Necluded, thisis approach e, again ens

be noted thato the circu

ufficient span the variatioavailable clo

ered viable ws consideredates, albeit aand viabilitf the minimu

ng its civic r

bility studyubsequent w

ing will bees of develo

assessment irequiremenment, particntre site.

tudy includereas to accecked parkiarking for 25or the earmagain assumalready bee

requirementifying a min useful benctre and the hows that thxisting site f flexibility, i

threshold fo

t include an posed as an iorder to demNotwithstands is taken intensures mouring robust

at the actuaumstances oce. It is alsoons in adoptose by, a smwhere a site robust to inany site closy is likely toum level of d

responsibilit

option statework has idene consideredopment on a

s warrantedt on a towcularly when

ed a design ommodate ing. The O50 cars is as

marked site, ming surface

en identifiedt in the cont

nimum site achmark. Altmany public

he Option 4 measures 0

it is consideor site assess

allowance fimportant p

monstrate a rding that, wto considera

ore sites are tness.

al requiremeof each site,o necessary tted parking

maller site w is readily ac

nclude this flse to this aro require modevelopmen

ties more ge

es that therntified a need in accord

a site specificd. It is, for ex

wn centre sin considerin

feasibility teach of th

Option 4 facssumed. Thhave identifparking, bu

d, the provistext of a towarea to aid sthough stricc car parks tfootprint ca

0.84 hectareered that a sment purpo

for, or abilityart of the mreasonable l

where a site ation when given due c

ent for parkin, and so in to consider standards b

with a reduceccessible by lexibility, as rea and meeore detailed

nt could be a

enerally in m

re is a need ed for more, dance with c basis, whe

xample, recote would b

ng the curre

hat establise options c

cilities mix he current dfied a site at for 340 spasion of 250+

wn centre or site assessmectly edge of that are founn be accom

es and therminimum sioses.

y to accommix. This is coevel of flexibis of a size consideringonsideration

ng and landsome cases parking pro

by location. Ifed number opublic transthe existing

eting the thd suitability aappropriately

meeting the

for approxfor the purpthe adopt

ere other conognised thatbe unreasonent level of

hed minimuconsidered, requires a

draft proposaarea requiremaces). Notw+ parking spedge of cenent, the exiscentre, the nd there. F

mmodated onrefore to incite area of 0

modate, the oonsidered inbility in the awhere this

g suitability in than woul

dscaping spaa smaller s

ovision on af adequate sof parking ssport. A 0.8h leisure cent

hree tests of assessment y accommod

Page 12

needs of its

imately 250poses of thisted parkingnsiderations imposing a

nable in theprovision at

um buildingwith either

site area ofals, throughment in the

withstandingpaces is not

ntre site. Forsting leisuresite directlyurthermore,n site (albeitcorporate a0.8 hectares

outdoor 5-a-more detail

approach, isprovision is

in the widerd otherwise

ace will varyite may not site by site

surface levelpaces could

ha minimumtre site aptlyf availability,

to properlydated..

s

0 s g s a e t

g r f

h e g t r e y , t a s

-l s s r e

y t e l

d m y ,

y

Dover DisDover Lei

June 201Ref: MB/1

4.2.6

4.2.7

4.2.8

4.2.9

4.2.10

strict Council isure Centre

6 11443

Scope for D

The Practileisure devseek arbitrwhich couand practic

Disaggregviable andwhich folloleisure facprovide fu

Where disfacilities, nprovided however, tonly 2 pitsubdivisiobe viable aforms an inneed, Thematerial. undertakinexclude thother reqconsiderat

Furthermoexternal 3Gland-hungassessmensimilarly, w

Other Con

In addition

• Easy accaccessibto acceswhere re

• Prominesports fdegree with wa

Disaggrega

ce Guidancevelopment orary sub-divild be physiccal scope fo

ation of thed sit counterows the tradilities is as arther facilitie

aggregationnamely the sy

as standalothe provisiotches (compn to form 4 and thereforntegral come ability for Notwithstan

ng an initial his from thequirements tion.

ore, in the coG pitch in to

gry 9albeit lent, a 3G pitcwas not inclu

nsiderations

n, the leisure

cess to the ble to users ssibility in tequired in re

ence – givenfacility in Doof promine

ayfinding and

ation

e requires donto separatsion of prop

cally and ther this require

e core facilitir to the leisuditional leisu

a baseline toes to meet th

n can reasonynthetic 3G ne developn currently

pared to a smaller 5-a-re deliverablponent of tha site to delnding this asite sieving e minimum swith the

ontext of a toown centre ess so for thch has not buded in the 2

s

e centre is co

road netwoby a range ohe developespect of acc

n the civic nover, it is conce or favoud legibility fo

evelopers tote sites, alth

posals. In theeoretically bees further co

ies is deemeure centre mure centre fo

o provide likhe identified

nably be conpitches. It is

pment, or linproposed isstandard/fuside pitchesle as a standhe current dliver this fac

and for the exercise bassite area as exception

own centre locations is e model env

been include2015 design

onsidered to

ork and pubof means. Tment plan.cessibility, p

nature of thonsidered neurable locator users.

o consider dhough it recoe case of thee split into c

onsideration

ed unreasonmodel and normat. The ke for like fac

d needs of th

nsidered is is not uncomnked to schs more bespull sized 3G s. As such, thdalone facilitdraft mix in tcility alongsireasons out

sed on size, iany sequenof that w

sequential tconsidered visaged). Aced in determfeasibility th

o require the

blic transporThis is particu

Advice has parking and o

he use and tecessary for tion strategi

disaggregatiognises that leisure facilonstituent p.

able as it woneed to replkey intentiocilities to thohe district.

n respect ofmmon that mhools or spopoke and lim

pitch whichis form of pty. For this rthe context ode the leisu

tlined in 4.2t is consider

ntially preferwould reaso

test assessmout of chara

ccordingly, fmining the mhat consider

following:

rt links – a ularly relevabeen sough

other related

the status othe buildingcally, which

ing specific t authoritiesities, it is a m

parts and so

ould not belace the exis

on of the proose existing,

f the proposmulti-use 3G orts club.

mited to 5-a-ch would usprovision is reason and gof identified

ure centre is2.4, for the red more aprable site thonably requ

ment, the proacter and unfor the purpminimum sired minimum

leisure centant given theht from DHd highway m

of the facilityg to have a

h in itself can

Page 13

parts of thes should notmultiple use,

the realistic

practical orsting facilityoposed new, but to also

sed externalfacilities areIn this case-side use forsually allowless likely togiven that it

d supply ands consideredpurposes ofpropriate toat meets all

uire careful

ovision of annreasonably

poses of thisite area andm site areas.

tre must bee referencesA Transport

matters.

y as the key reasonablen also assist

e t ,

c

r y

w o

l e e r

w o t

d d f

o l l

n y s d

e s t

y e t

Dover DisDover Lei

June 201Ref: MB/1

4.2.11

4.3

4.3.1

4.3.2

4.3.3

4.3.4

4.3.5

4.3.6

4.3.7

strict Council isure Centre

6 11443

These factassessmenand edge this report

Site Ident

Having estprovision acentre for

In this regain order toand ensurApril and M

Firstly, a reDover LeipartnershiDover Distthe improinvolved athe requirWhilst thefurther com

Secondly, undertakeand/or witWhere thisany relevasearch facAvailabilityresidentialavailability

Thirdly, thdesignatioidentified

Fourthly, currently bdevelopmdetailed in

Fifthly, theeither beinlistings seredevelopdevelopm

ors have bent of the siteof centre sit

t’s wider rem

ification

tablished thand scale, it detailed ass

ard, site ideno compreheing that no

May 2016.

eview of theisure Centrep with GT Atrict Council

ovement ana detailed evements of a

e original feamprehensive

a desk-basen to identif

th plannings was lackin

ant past pecility on they Assessmenl developmy of sites.

he Proposalsons that maas a potentia

local listingbeing markent potentia

nformation o

e Dover urbang actively

earch, or whment eitherent of the na

en taken inte is set out oes, followed

mit.

e parameteris necessaryessment.

ntification haensively sear

potential si

e sites identie’, DecembArchitects, F in July 201d replacemvaluation ofa sequentialasibility wore independe

ed search ufy all sites a

g permissionng, the planrmissions, w

e Council’s nt (SHLAA) w

ment opport

s Map was ay offer poal use in the

s form landeted, eitheral. Agents won sites.

an area was vmarketed ohich in the by virtue of

ature propo

to consideraon the followd by further a

rs for the sity to identify

as been undrch the relevtes go unas

fied within tber 2015 wFaithful+Gou5 to comple

ment of the f some potel test (albeitk was extenent site searc

using the loallocated forn for a leisuning depart

which was nonline data

was also exatunities, it

examined otential for e policy.

d and other specifically

would be con

visited and eon the groun

opinion off being presesed.

tion in asseswing pages aassessment

te requiremeindividual s

dertaken in avant areas f

ssessed. This

the ‘Feasibilwas undertauld and Hadete a feasibi

existing Dential alternat not all we

nsive, the stuch to be con

ocal authorr developm

ure use/ leisutment was cnecessary gabase. The mined. Whioffers a u

to identify leisure dev

r agents wey for leisurentacted direc

explored on nd which mf DHA Planently vacant

ssing potentand broken of non-cent

ents, and theites in the to

methodicalfor sites thats work was p

ity and Optiken. The S

dron Consultlity and optover Leisur

ative sites inre town cenudy providednducted.

ity online pent within ture centre ocontacted byiven the abCouncil’s S

ilst this consseful indica

any sites wvelopments,

ere revieweuse or gen

ctly where r

foot and bymay have be

ning, may t or being ph

tial sites. Thedown into t

tre urban site

e degree of own centre a

l, multi-metht should beprimarily un

ions AppraisSports Consting, was apions apprais

re Centre. Tn broad aligntre or edged the found

planning dathe Develop

or similar dey telephone

bsence of a Strategic Hosiders sites ination of th

with site-speeven if no

ed to identinerally and required to o

y car to identeen missed d

have the physically wel

Page 14

e sequentialtown centrees as part of

flexibility inand edge of

hod manner considered

ndertaken in

sal Study forsultancy, inppointed bysal study forThe processnment with

e of centre).dations for a

atabase waspment Plan,evelopment.e to identify

map-basedousing Landn relation toe potential

ecific policyot explicitly

fy the sitesunspecified

obtain more

tify any sitesduring local

potential forll suited to a

l e f

n f

r d n

r n y r s h .

a

s , .

y d d o l

y y

s d e

s l r a

Dover DisDover Lei

June 201Ref: MB/1

4.3.8

4.4

4.4.1

4.4.2

strict Council isure Centre

6 11443

The area boundary photograpHere, the dGoogle Ea300 metreof centre’.

Site Asses

Each site iassessed in

In this rega

of search wfor the cen

ph in order tdistance frorth measuri

es in accorda

ssment

identified inndividually i

ard, each site

was definedntre. This bto accuratelym the centrng tool to eance with th

n accordancen accordanc

e was assess

using the boundary wy define there could be

establish thehe National

Figure 4.1:

e with the mce with the N

sed on the b

Proposals Mwas also plo

‘edge of cemeasured a

e geographicPlanning Pra

Dover Town Cen

methodologNational Plan

basis of its su

Map, which tted on Gontre’ zone fond calculate

cal extent ofactice Guida

ntre (edged red)

gy set out atnning Practic

itability, ava

plots the toogle Earth or the idented using thef ‘edge of ceance definiti

– Image courtes

t 4.3 was suce Guidance

ailability and

Page 15

town centrebase aerial

tified centre.e integratedentre’, beingion of ‘edge

y of Google Earth

ubsequentlye.

d viability.

e l .

d g e

h

y

Dover DisDover Lei

June 201Ref: MB/1

4.4.3

4.4.4

4.4.5

4.4.6

4.4.7

4.4.8

4.4.9

strict Council isure Centre

6 11443

Suitability

Each site ipotential trequirememay makebeen madis suitable

In determnecessary history reswhy, and ato any plaspecialist a

In making Guidance, linkages, athere are sinterest of

Availabilit

Where a sienquiries upon the fcertain uslikelihood no such inthat site aidentified availability

It is also imon a freehprospect o

Viability

Viability ofactors (inc(including consideratdetailed fiwhere a sibecomes n

The followabove, gro

y

identified vito accommo

ents in termse a site thate on whethefor a leisure

ining suitabconsents fo

search of eaca review of a

anning appliadvice on hig

a qualitativit is also ne

and the waysubjective juf robustness,

ty

ite is being amade do nofacts. For ex

se but no othat the site

ndication avssembly andas both su

y are made, g

mportant to hold or leasof the site be

f a site, as tcluding pote

any excetions, site ownancial andte is deeme

necessary.

wing sectionsouped into

a the meanodate the prs of scale, ac was otherwer the site is centre of th

bility, it is aor the propoch site to deany relevantication. Thisghway relate

e judgemenecessary to in which th

udgments in, to log all su

actively marot yield a d

xample, if a soperator hase owners woailable and d therefore uitable andgiven that th

consider thsehold basisecoming ava

the Nationaential altern

eptional sitewnership iss

market assed both suita

s considers ttown centre

s outlined aroposed devccessibility awise suitables suitable forhe type and s

also necessaosed develoetermine wht planning p

s is thereforeed matters w

nt on suitabiconsider th

he scheme wnvolved in souch commen

keted, its avdefinitive ansite has bees been nam

ould be opena site is cleaavailability a viable, fur

his then bec

he nature of s, and also

ailable in the

al Planning ative uses, ae or plann

sues, s106 reessment on able and ava

those sites ide sites (the

above has bvelopment, hand locatione unsuitabler the proposscale propos

ary to considopment. Thishat has prevpolicy or dese a professiowhere appro

lity, and as she nature ofwill operate aome aspectsnts in the ass

vailability is cswer, an ed

en subject tomed or devn to redevelarly in multiare likely to rther more omes the de

any availabif deemed

e near future

Practice Guiadjacent usening costs)equirements

a site basisailable, and w

dentified folmost seque

een visited having reganal context (e). Based onsed leisure used.

der the pros process is iously been

signations wonal plannin

opriate.

set out withf the schemas an integras of suitabilisessment ma

clear. Whereducated judgo recent planelopment copment. Cople ownershprove probconcrete e

ecisive factor

bility and whunavailable.

idance confes, level of d, and deli

s etc). These and are the

where this le

lowing the mentially prefe

in order to ard to the id(e.g. neighb

n this, a judguse, and if so

ospects of s informed vgranted or

which would ng judgeme

hin the Natioe, the attracal part of thty, it is neceatrix.

e this is not tgement is mnning appliccommencednversely, whhips, it can

blematic. Whenquiries tor in the asse

hether a sitee, whether t

firms, rests wemand etc) ivery factor by their naerefore onlyevel of asses

methodologferable), edg

Page 16

consider itsentified site

bouring usesgement has

o, whether it

ecuring thevia planningrefused andbe material

ent. Further

onal Practicectiveness ofe centre. As

essary in the

the case andmade basedcations for a, there is a

here there isbe deduced

here a site iso determine

ssment.

e is availablethere is any

with marketcost factors

rs (phasingture require

y consideredssment thus

gy describedge of centre

s e s s t

e g d l r

e f s e

d d a a s d s e

e y

t s g e d s

d e

Dover DisDover Lei

June 201Ref: MB/1

strict Council isure Centre

6 11443

sites (nextthe other but instead

t most prefeurban sites cd a wider ass

rable sequeconsidered dsessment th

entially) and do not strict

hat reflects th

other urbantly form parthe policy con

n sites. It is t of the sequntext which

important tuential test applies in th

Page 17

to note thatassessment,his case.

t ,

Dover DisDover Lei

June 201Ref: MB/1

5

5.1

5.1.1

5.1.2

5.1.3

strict Council isure Centre

6 11443

Site A

St James

This is an policy alloleisure andLand AllocFigure 5.1,

The large planning pconstructioprovision offer (sour

Therefore and requiconsidered

ssessm

identified decates the sitd tourism ucations Loca, includes th

majority ofpermission fon. As partof a leisure

rce: www.stja

although thres no furthd separately

ment – T

evelopmentte for a mixeuses. This aal Plan (2015e existing le

f the site (i.efor a mixed t of this app

centre, withamesdover.c

he wider alloher assessmbelow as an

Town Ce

t site in the ed use schemallocation is 5 – page 46)eisure centre

e. excludingretail and le

proved and h the majorco.uk).

ocated site isment or conn edge of ce

F

entre

Local Plan ume including

reinforced a). The exten site.

g the existineisure-led deimplementeity of altern

s suitable in nsideration.ntre site.

Figure 5.1: Propo

under Savedg B1 employand reiteratnt of the allo

ng leisure ceevelopment

ed scheme, tative space

size and locThe existing

osals Map Extract

d Policy AS9yment, retailted within tocated site a

entre site) ht and is currthere is no on site take

cation, it is ng leisure ce

t – Policy AS9, St

Page 18

. The saved, residential,he adoptedas shown at

has securedrently underinclusion oren or under

not availableentre site is

James Allocation

d ,

d t

d r r r

e s

n

Dover DisDover Lei

June 201Ref: MB/1

5.2

5.2.1

strict Council isure Centre

6 11443

Dover Wa

This site is a mixed uscafés and leisure (D2 and hotel principle a

aterfront (So

an identifiese scheme inc

drinking estauses up to 15(C1) uses”.

accommoda

Figure

Figu

outh of A20

d developmcluding retailablishments 5,000 squareGiven this ate leisure us

e 5.2: St James d

ure 5.3: St James

0)

ment site in tl (A1 uses up(A3 and A4

e metres), resiallocation, ases in the fo

development Loc

s development L

he adopted p to 20,000 sq4 uses up to

idential (C3 ua mixed userm of a leisu

cation Plan – cou

ayout Plan – cou

Core Strategquare metres

7,000 squareuse of at lease developmeure centre. F

urtesy of www.stj

urtesy of www.stj

gy under Pos floorspace),e metres), as

st 300 homes)ent at the sFor the purp

Page 19

jamesdover.co.u

jamesdover.co.u

olicy CP8 “for restaurants,ssembly and), offices (B1)

site could inposes of this

k

k

r ,

d )

n s

Dover DisDover Lei

June 201Ref: MB/1

5.2.2

5.2.3

5.2.4

5.1

5.1.1

strict Council isure Centre

6 11443

site assessfrom the la

The site is any clearlythe car paawkward idependenmaking depolicy referepresent

Other avaiadvertisedlargely refmasterplan

The Port odevelopmsuitable op

Dover Wa

This land, Strategy Pwould in pwith Policy

sment, the Wand north of

by its naturey developabark to the noin its linear ct upon reloelivery with

ers to some pan additiona

ilable parts d on site off furbishmentn approach

of Dover havent plans bpportunity e

aterfront (No

as referred Policy CP8 (principle be y.

Waterfront af the A20 at B

e constrainele and contigorth west ofconfiguratio

ocation of thin a reasonpotential infal, and likely

of the site cCambridge opportunitand compre

ve been contut a respon

exists on site

orth of A20

to at 5.2 abo(part of Watable to suit

allocation soBench Stree

ed physicallyguous parcef the marina

on. Any devhe Marina, pable timescfilling of the

y not insignif

comprise smCrescent) fo

ties. It is alsehensive site

tacted (twicse still awai

e., notwithsta

Figure 5.4

0 – Land at B

ove, forms pterfront allo

tably accom

outh of the t (see below

y by the centels of land. La is still of invelopment oplanned as pcale almost doc to help

ficant, extrao

mall parcels aor the develoso noted th

e-wide propo

e) to enquirited. In anyanding the a

4: Proposals Map

Bench Stree

part of the iocation). Amodate leis

A20 has bew).

tral marina, wLarge spacesnsufficient s

of this part, ipart of the Wcertainly no

p facilitate deordinary cost

and are not opment soughat Policy CPosals.

re about avay event, it haallocation.

p Extract – Policy

t)

dentified des such, a mure uses and

een assessed

which does s which do esize (c.0.5 heit is assumedWestern Do

ot possible. evelopmentt of develop

suitable (sught, insteadP8 seeks a c

ailability andas been sho

CP8, Dover Wate

evelopment mixed-use de

d remain in

Page 20

d separately

not provideexist, such asectares) andd, would be

ocks Revival, Whilst the

t, this wouldpment.

uch as those comprisingcoordinated

d their widerown that no

erfront Allocation

site in Coreevelopmentaccordance

y

e s d e ,

e d

e g d

r o

n

e t e

Dover DisDover Lei

June 201Ref: MB/1

5.1.2

5.1.3

5.1.4

5.2

5.2.1

strict Council isure Centre

6 11443

The site liprominentoccupied ain size. It doesn’t wa

The site is south, whcomprehewhat mighThe policythe northebuilding toscale and objective.

Given the appears tounlikely thcriteria ofanticipatedbut basedsuitable.

Maison Di

This site foThis policyC3 uses (reA4 Drinkininstitutionparking toit is considcontext ofobjection, allocations

ies immediat frontage aand in active

is assumedarrant furthe

currently cohich it is asensive redevht otherwisey also states ern side of to the south,

mass requ

above, whio be sufficiehat a develof the allocad timescales on the info

ieu

orms part oy allocates thesidential ofng establishs), the rede

o serve the ddered reasof the existin

albeit the s where this

ately north and approace A1/A3/A4/d that the laer investigati

onstrained bssumed wouelopment, a

e be a physicthat “It may

the A20”, wwhich the p

uired to acc

ilst the overent in size, topment of tation policys for masterp

ormation ava

f the Dover he site for mf at least 100hments usevelopment evelopmentnable to ass

ng characterexclusion ouse is specif

of the A20ch into the t/A5 uses. Asand is in muion.

by the existiuld be repl

as sought bycal constrainy also be ap

with referencpolicy seeks.commodate

rall land allothe immediathe nature sy. Further plan developailable the s

Figure 5.5

Mid Town mixed use de0 homes), A

es (of up toof South Ket and the towsume that ar of public aof this use fied.

0 and includtown. The rsuch, the cu

ultiple owne

ng underpaaced by an

y the allocatnt to developpropriate toce to the im. It is consid

the leisure

ocated as paately availabsought and

informationpment woulite would n

5: Proposals Map

allocation seevelopment 1 shop uses,o 15,000 sqent College wn centre. Was a definedand civic usis notable

des vacant/dremainder ourrently avaierships, but

ss leading ton overgrounion policy. Tpment, but o include a fportant view

dered unlikee centre wo

art of Policyble land is n

required wn regardingd assist in fuot appear im

p Extract – Policy

et out in Coof C2 uses (, A3 restaura

quare metre(around 5,0

Whilst D2 leimain town

es, there woby contrast

derelict buiof site is preilable land islack of suit

o the Waternd link as pThis could hthe policy dforeground ws towards ly that a buiould satisfy

y CP8 northnot and it is

would satisfyg land ownurther assessmmediately

CP8, Dover Wate

ore Strategy(residential iants and caf

es), D1 (non000 square misure uses ar

n centre useould be no

t to other t

Page 21

ldings on aedominantlys insufficientability (size)

rfront to thepart of any

help removedoes refer to

building ona landmark

ilding of thethis policy

of the A20 considered

y the designnership andsing the site,available or

erfront Allocation

y Policy CP9.nstitutions),

fés uses andn-residentialmetres), andre not listed,, and in thein-principleown centre

a y t )

e y e o n k e y

0 d n d , r

n

. ,

d l

d ,

e e e

Dover DisDover Lei

June 201Ref: MB/1

5.2.2

5.2.3

5.2.4

5.2.5

strict Council isure Centre

6 11443

The policycomprehewithin it aonly parcethe surfacconsidered

As the aerHealth CeoccupancyPlan) in prpoorly servassumes re

The car pafeasibility, also not al

The NHS hsite is likelparking aNotwithstafuture, it wnot big enfurther ass

y preambleensive view oare proposedels deemed tce car park d prudent to

rial photograentre use. y and low qrinciple is coved relativeeprovision a

ark falls sligwhich showlow for 3G 5

have been coly to be ava

area). The Nanding this would need nough to desessment is n

e confirms of its future d for redeveto have a rea

outlined ino also consid

aph shows, tThe Counc

uality scorinonsidered lik

to retail flos part of any

ghtly under ws the site to5-a-side prov

ontacted regilable in the

NHS in resif any redevto include

eliver this, rnecessary.

that the sito be taken

elopment. Inasonable pon blue at Fder the adjoi

the site is pcil’s Parkingng and so sckely to exist.oorspace comy redevelopm

0.8Ha in sio be very covision as per

garding avaie near futureponse havevelopment ereprovision reprovide p

Figure 5.

te is define and that th

n reviewing ssibility of bigure 5.7 bning health

rimarily exisg Strategy (cope for red. It is thougmpared to cment..

ze. It was onstrained to

the current

lability in ane or not ande confirmedever were toof the clinicarking and

.6: Proposals Ma

ed in a brhis does not

the land wieing availabelow. In ccentre for co

sting car par(Draft 2007)

developmenth noted thaompeting c

considered o accommodproposals.

ny event (to d to understd that the o come forwcal facility. Tthe leisure

p Extract – Policy

road way toimply that a

ithin the alloble and suitaconsidering ompletenes

rk, partly des) shows ret (consisten

at Dover is scentres and t

as part of date Option

see if the Hetand availab

site is noward in the The site is se

centre and

y CP9, Dover Mid

Page 22

o enable aall buildingsocation, theble in size isthis, it wass.

signated forlatively lowt with Local

shown to bethe strategy

the original 4. It would

ealth Centrebility of theirot available.

foreseeableelf-evidently

as such no

d Town Allocation

a s e s s

r w

l e y

l d

e r .

e y o

n

Dover DisDover Lei

June 201Ref: MB/1

strict Council isure Centre

6 11443

Figure 5.7: Maaison Dieu Car Paark & Health Cent

tre (edged blue) – Image courtes

Page 23

y of Google Earthh

Dover DisDover Lei

June 201Ref: MB/1

6

6.1

6.1.1

6.1.2

6.1.3

strict Council isure Centre

6 11443

Site A

Dover Lei

The 2015 fwill it yieldongoing pthat period

Redevelopprovision such a scegiven the principal sterms throreasonable

Although shows), thnot allow p

ssessm

sure Centre

feasibility cod the qualityprovision, evd, which is d

pment is noof approxim

enario will nosite’s role

ettlement, tough the nee and highly

the Option e site is not provision of

ment – E

e

onsiders refuy of provisionen if it wereeemed dou

ot a suitablemately 18 moot be entertas the prinhat is consided to delive

y relevant co

4 footprint suitable du3G 5-a-side

Edge of

urbishment n sought. In

e possible tobtful.

e option asonths. Disc

tained in thencipal indoodered a reasoer sustainablonsideration

can just be ue to the nee

pitches as p

Figure 6

Centre

and concludn any event, o maintain so

s it would rcussions wite interests ofor leisure faonable posite developmin respect o

accommodaed for ongoi

per the curre

6.1: Proposals Ma

e

des this is neit is likely to

ome degree

require a leh the Councf local leisur

acility at thetion and one

ment. This is f suitability.

ated on siteing service pnt proposals

ap Extract – Polic

either cost-eo be highly d

of public ac

ngthy breacil have conre facility proe District’s e supporteds therefore c

e (as the 201provision. Its.

cy AS9, part of St

Page 24

effective nordisruptive toccess during

k in servicenfirmed thatovision, andlargest and in planning

considered a

5 feasibilityt would also

James Allocation

r o g

e t

d d g a

y o

n

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6.2

6.2.1

6.2.2

6.2.3

strict Council isure Centre

6 11443

Albany Ca

This is an LA4) and s15 dwellin

At 0.4ha, t

The site isdevelopm

ar Park

identified dso can reasogs).

he site is too

s also constrent.

evelopmentonably be co

o small and t

rained by he

Figure 6.2: Do

t site in the onsidered av

therefore no

eritage desi

over Leisure Cent

Local Plan vailable for d

ot suitable.

ignations an

tre (edged blue)

(Land Allocadevelopmen

nd topograp

– image courtes

ations Localt (albeit ide

phy relative

Page 25

y of Google Earth

Plan Policyntified for c.

to adjacent

h

y .

t

Dover DisDover Lei

June 201Ref: MB/1

strict Council isure Centre

6 11443

FFigure 6.3: Alban

F

ny Car Park Alloc

Figure 6.4: Propo

cation – extract fr

osals Map Extract

rom Land Allocat

t – Policy LA4, Al

tions Local Plan (

bany Car Park Ho

Page 26

(2015), Policy LA4

ousing Allocation

4

n

Dover DisDover Lei

June 201Ref: MB/1

6.3

6.3.1

6.3.2

6.3.3

strict Council isure Centre

6 11443

Former Ch

This is an LA3) and s15 dwellin

A previousnow being

At 0.68ha its linear cthe site is n

harlton Sort

identified dso can reasogs).

s planning ag actively ma

the site is toonfigurationnot suitable

ting Office

evelopmentonably be co

application farketed and

oo small to an given that and further

Figure 6.5 Prop

t site in the onsidered av

for residentiso is confirm

accommodathe leisure direct enqu

posals Map Extra

Local Plan vailable for d

al developmmed as availa

te the develcentre requires regardin

ct – Policy LA3, F

(Land Allocadevelopmen

ment was wiable.

opment, a pires a more sng availabilit

Former Charlton S

ations Localt (albeit ide

ithdrawn an

position exasquare formty are not ne

Sorting Office Ho

Page 27

Plan Policyntified for c.

d the site is

cerbated bym. Given this,

ecessary.

ousing Allocation

y .

s

y ,

n

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June 201Ref: MB/1

7

7.1

7.1.1

7.1.2

7.1.3

7.2

7.2.1

strict Council isure Centre

6 11443

Site A

The followpart of thmore sequincluded fPark site is

Buckland

The site isPlan Policy

Although it is a clear

The site owould notnot to be s

Westmou

The site is

ssessm

wing sites arhe sequentiauentially prefor completes also includ

Mill

s identified iy LA9 – 265 d

leisure dever larger scale

owners (HCAt be availablesuitable in lig

nt

of sufficient

ment - O

re neither toal test asseseferable thaeness. For

ded and asse

in the Localdwellings).

elopment doe developme

A) have beene for leisure ght of its pre

size and we

Other U

own centre ssment as ran the identease of com

essed.

Plan for re

oes not forment opportun

n contactedcentre deve

escriptive res

Figure 7.1: Pro

ell located in

rban Si

nor edge ofrequired by tified White

mparison, th

sidential de

part of this nity.

d and have velopment. Itsidential allo

oposals Map Extr

n relation to t

ites

f centre andpolicy (i.e.

e Cliffs Businhe proposed

velopment

developme

very firmly cis not there

ocation.

act – Policy LA9,

the train stat

d do not thein policy te

ness Park sid White Clif

(Land Alloca

nt sought by

confirmed tefore availab

Buckland Mill Ho

tion.

Page 28

refore formerms are noite), but areffs Business

ations Local

y the policy,

that the siteble and likely

ousing Allocation

m o e s

l

,

e y

n

Dover DisDover Lei

June 201Ref: MB/1

7.2.2

7.2.3

7.2.4

7.3

7.3.1

7.3.2

7.3.3

7.3.4

strict Council isure Centre

6 11443

The site hLand Allocapproxima

Residentia

The Churcnot therefo

Land East

Land here part of theAllocation

Of the landthe gas hoovercome

The plot ttherefore developm

Coombe Vnodes andany event,be considfurther.

as recently cations Locaately 100 dw

al planning p

chgate (deveore available

t End of Coo

is in varyinge wider Cooms Local Plan

d shown in older and th

and/or addi

to the immeslightly too ent.

Valley Road d the main ro, it was consered in mo

been cleareal Plan Polic

wellings.

permission w

eloper) webe and does n

ombe Valley

g industrial umbe Valley d

Policy LA8 f

Figure 7.3 bere are theritional costs

ediate east small to ac

represents aoad networksidered relevre detail in

ed and buildcy LA10 ide

was secured f

site confirmnot warrant a

Figure 7.2: Pro

y Road

use and so ndevelopmenfor an estima

below, the mrefore likely

to developm

of the gashccommodate

a secondaryk, limiting pvant for the

respect of

dings demoentifies the

for the site i

ms that the sany further a

oposals Map Extr

not readily ‘at area in the

ated 450 res

most obviousto be Health

ment as a res

holder mease the minim

y urban locarominence aCoombe Vahighway co

lished with site as a re

n Septembe

site is now bassessment.

ract – Policy LA10

available’. Ite Local Plan uidential dwe

sly developah & Safety Exsult.

sures appromum require

tion, separaand legibility

alley potentiaonsideration

groundworesidential al

er 2009.

being develo

0, Westmount Ho

t is though iunder the teellings.

able site lies xecutive (HS

oximately 0ed form and

ate from may for potental developm

ns to explor

Page 29

ks ongoing.location for

oped and is

ousing Allocation

identified aserms of Land

adjacent toSE) issues to

0.7ha and isd amount of

in transporttial users. In

ment sites tore this issue

. r

s

n

s d

o o

s f

t n o e

Dover DisDover Lei

June 201Ref: MB/1

7.3.5

7.3.6

7.3.7

7.3.8

7.3.9

7.3.10

7.4

7.4.1

strict Council isure Centre

6 11443

From the Ajunction tobridge. Bohave capac

Coombe Vhowever, t

Two bus stboth operaprovided o350m awa

It is anticipout of cenflexibility.

The sites gbe suitablewould not

This assessa ‘secondaas set out i

Former Bu

This site, ato be takethat the splace bet

A256 Londoo access theth of these rcity for any i

Valley Roadthose on foo

tops are proating betweon the A256y.

pated that thntre location

generally bee for the prot be suitable.

sment is conary’ locationin this repor

uckland Hos

also located oen to auctionite was withween them

n Road, vehe site. From restrictions oincrease in fl

d is provideot would nee

vided on Coeen Ayecliffe6 (60, 60A, 6

he site wouldn. However,

nefit from eoposed use .

nsidered to b which wou

rt.

Figure 7.3: Prop

spital Site

on Coombe n. It is undehdrawn from

m and the

hicles would here vehicl

on the netwlows as a res

ed with fooed to cross th

oombe Valleye and Whitfie61, 61A, 62, 8

d require a rgood bus a

existing accewith slight

be consistenuld not readi

posals Map Extrac

Valley Roaderstood howm the recenNHS to fu

turn onto Ces would goork may neesult of a leisu

otways so she road afte

y Road but teld (60 and 87, 88, 88A,

reasonable laccess from

ess onto Coomodification

nt with the vily meet the

ct – Policy LA8, C

d further to twever from snt auction tolly explore

oombe Valleo under a ned to be modure centre de

afe pedestrr walking un

these are on60A). A wid89, 89A, 91,

evel of parkLondon Roa

ombe Valley ns. Rear acce

view that Coe requiremen

oombe Valley Ro

the west, is vspeaking wito allow furt

any poten

ey Road via narrow signadelled to ideevelopment

rian access nder the railw

ly served byder range of , 93, 96, 541

king to reflecad may allo

y Road, whicess from Pro

oombe Vallents of the de

oad Housing Allo

vacant and wth the site oher discussitial healthc

Page 30

a signalisedalled railwayentify if theyt.

is possible,way bridge.

y two routes,services are, 991) some

ct its slightlyow for some

h is likely toospect Place

y comprisesevelopment

ocation (east end

was recentlyowners KCC,ions to takecare related

d y y

,

, e e

y e

o e

s t

d)

y ,

e d

Dover DisDover Lei

June 201Ref: MB/1

7.4.2

7.4.3

7.4.4

7.4.5

7.4.6

7.5

7.5.1

7.5.2

strict Council isure Centre

6 11443

developmpositively, availability

The vacanof develop

None of tdesignated

The existinacross Coo

The site is out at 7.3additional

Some potein terms ofof the currnot therefo

F

Land at W

This land afurther froconsideredprominenchighly mat

The land isfor constru

ents. It is it would b

y at the pres

t part of thepment requi

the existing d heritage va

ng Land Alloombe Valley

remote from3 above, but

bus services

ential ‘civic/cf character arent allocatiore consider

igure 7.4: Propo

Western End

also forms paom the towd above. Tce and addeterial planni

s a former inuction/decon

understoodbe put back

ent time.

e site is largered.

buildings aalue to cons

ocation Locarea) with n

m strategic rt without ths found ther

community’ and use, buton and at sered suitable,

osals Map Extract

of Coombe

art of the wiwn centre aThis is consed potential ng considera

dustrial devntamination

d that in thefor auction

e enough to

are understsider in the t

cal Plan refeno provision

routes, with he added bre.

synergy cou this would econdary lo, whilst avail

t – Policy LA8, Co

e Valley Roa

der Coombeand main usidered to bimplicationsation to any

velopment an costs.

e event thon. Given th

accommoda

ood to be erms set out

ers to residefor leisure re

the same hibenefit of p

uld be delivebe to the de

ocation awayability rema

oombe Valley Roa

ad

e Valley allocurban area be very mus in respect o

y developme

nd use mean

ose discussiois, there is

ate the mini

listed, but dt within the

ntial develoeferenced.

ghways asseroximity to

ered with theetriment of hy from mainins uncertai

ad Housing Alloc

cation (Policthan the

uch a seconof landscape

ent where th

ning there a

ons are notsome unce

imum amou

do provide NPPF.

opment here

essment appLondon Ro

e adjacent nhousing delin roads and

n.

cation (Former Bu

cy LA8) and iBuckland H

ndary locatioe impact on at applies.

are possible i

Page 31

t concludedrtainty over

nt and form

some non-

e (450 units

plying as setoad and the

new hospitalvery in viewroutes. It is

uckland Hospital

is sited evenHospital site

on with nothe AONB, a

implications

d r

m

-

s

t e

l w s

l)

n e o a

s

Dover DisDover Lei

June 201Ref: MB/1

7.5.3

7.6

7.6.1

7.6.2

strict Council isure Centre

6 11443

In highway7.4. For thconsiderednecessary.

TA Centre

This site is for approx

At 0.33 herequired.

y terms, thehe same bud suitable a

F

e, London Ro

an identifieximately 10 d

ectares the s

e site is evenut even moand accordi

Figure 7.5: Propo

oad

d developmdwellings.

ite is too sm

n more remre applicabngly enquir

osals Map Extrac

ment site in th

mall and not

ote from strle reasons ries regardin

t – Policy LA8, Co

he Land Allo

therefore su

rategic routeas outlined ng availabil

oombe Valley Ro

ocations Loca

uitable, with

es than noteat 7.4, the

ity are not

oad Housing Allo

al Plan unde

h no further

Page 32

ed above ate site is not

considered

cation (west end

er Policy LA7

assessment

t t

d

d)

7

t

Dover DisDover Lei

June 201Ref: MB/1

7.7

7.7.1

7.7.2

strict Council isure Centre

6 11443

Former M

This site isCouncil’s SHill). It is tthe SHLAAnot big en

The site octhis and th

Melbourne C

s known to hSHLAA) but therefore noA. The site iough (and in

ccupies a sehe above is n

Figure 7.6

ommunity

have previounot taken fot available as part allocan any event

condary locaneither suita

6: Proposals Map

Primary Sch

usly been avorward for aand has prevated for residfor resident

ation and acble nor avai

p Extract – Policy

hool

vailable (it wllocation an

viously beendential deveial developm

ccess onto tlable.

y LA7, TA Centre,

was promoted is now occdeemed un

elopment, bment and no

he highway

London Road Ho

ed by DHA tcupied by K

nsuitable forut that alloc

ot leisure use

network an

Page 33

ousing Allocation

through theKCC (Thistley

inclusion incation site ise).

nd in view of

n

e y n s

f

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7.8

strict Council isure Centre

6 11443

White Clif

Figure 7

ffs Business

Figu

7.7: Former Melb

Park, Whitf

ure 7.8: Land at W

bourne Commun

field – ‘Tria

White Cliffs Busin

nity Primary Scho

ngle Site’

ness Park, Whitfie

ool (edged blue)

eld (edged blue)

– Image courtes

– Image courtes

Page 34

y of Google Earth

y of Google Earth

h

h

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June 201Ref: MB/1

7.8.1

7.8.2

7.8.3

7.8.4

7.8.5

7.8.6

7.8.7

7.8.8

7.9

strict Council isure Centre

6 11443

This site faCliffs Busindevelopmalternative

Design feproposed work wouimplicationCouncil to

In highwaynot necess

The site is Canterburyunderstooimprove ac

Pedestriansite, howev

It is anticiplocation.

The site wdesigned t

The Councregarded a

Land Adja

alls within thness Park eent at this

e use would

asibility wodevelopmen

uld be requns of these) date have in

y terms, the sarily located

served by a y, Deal and

od that a Buccessibility.

n access wouver, new goo

pated that t

would requirto the curren

cil have heldas available.

acent to Dov

he urban aremployment site is broaneed addres

ork has shownt and it exc

uired on thesuch as draindicated tha

site is affordd in a highly

number of d Whitfield gus Rapid Tr

uld be limiteod quality lit

he site wou

e a new accnt standards

d constructiv

ver Christch

a as definedallocation

adly acceptssing in any

wn the siteceeds the me feasibilityinage and seat the site is

ded good vey sustainable

bus servicesgenerally at

ransport sys

ed to those t footways a

ld require h

cess on to Hs and be sub

ve discussio

hurch Acade

d on the Propat Whitfielded by policplanning ap

e to be larminimum 0.8y of developervices, althodevelopable

ehicle accesse location.

s (12, 60, 60At a minimustem is prop

living in theare provided

igh levels of

Honeywood bject to a Roa

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posals Map, . In that re

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ge enough 8 hectare siepment specough assessme.

s to the A2 a

A, 61, 61A anm of one bposed withi

e small resid.

f parking to

Parkway, wad Safety Au

site owner

being part oespect, the h the alloca

to accommeving threshcifics (and tments instru

and A256, h

nd 89) providbus per houin the area,

dential area

reflect its o

which would udit.

and it can t

Page 35

of the Whiteprinciple of

ation for an

modate theold. Further

the viabilityucted by the

owever, it is

ding links tour. It is also, which will

close to the

out of centre

need to be

therefore be

e f

n

e r y e

s

o o l

e

e

e

e

Dover DisDover Lei

June 201Ref: MB/1

7.9.1

7.9.2

7.9.3

7.9.4

strict Council isure Centre

6 11443

This site unallocateexceptiona

In pure palthough c(and the vi

In accessibabove for accessibilitmore remo

The site is by the Couwere not c

Figure

sits entireled land. Thal justificatio

hysical termconsiderableiability impli

bility and higthe adjacen

ty from the ote and deta

not known uncil with thconclusive.

7.9: Land adjace

y outside here is no don would be

ms, the site e work wouications of th

ghway termnt White Clif

urban area ached from t

to be unavahe landowne

ent to Dover Chri

the settlemdirect policye required as

is of sufficld be requirhese) such a

s, broadly spffs Business to the soutthe existing

ailable and iter that would

stchurch Academ

ment boundy support fos part of the w

cient size tored on the f

as drainage a

peaking thePark site, a

th may be aroad netwo

t is understod support th

my (edged blue)

dary and isor such devwider plann

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same applielthough it isachievable, wrk and publi

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Page 36

y of Google Earth

greenfield,and as suchesented.

evelopment,ent specifics

te as set outt pedestrianite is lightlynetwork.

s were made discussions

h

, h

, s

t n y

e s

Dover DisDover Lei

June 201Ref: MB/1

8

8.1

8.1.1

8.1.2

8.1.3

8.2

8.2.1

8.2.2

8.2.3

8.2.4

strict Council isure Centre

6 11443

Summ

Summary

Dover Distcomprisesdirected bcentre siteand applicCliffs Busin

This reportsuitability which hav2015.

The assesspotential sprocess inand when Call for Sitto the poinpresented planning a

Conclusio

Sequentia

No site locconsideredwhen allowfootball pi

No site lodefined toavailable, allowing fopitches.

Accordingout within

Wider Asse

Separate fconsidered

mary & C

y

trict Council a ‘Main To

by policy, a e is proposecable guidanness Park, W

t offers an inand availab

ve been info

sment has dsites. It is in the deliveryany new ev

tes) or new snt of plannin as part of a

authority’s d

ons

al Test

cated withind available, swing for somtches.

cated in anown centre)suitable an

or some disa

ly, it is cons and require

essment

from the seqd in the int

Conclus

l are pursuinown Centre Sequential

ed. This assence, given thhitfield as th

ndependentbility for theormed by th

drawn upon ntended to iy of a new l

vidence becosites identifieng applicatiany applicateterminatio

n the town csuitable andme disaggre

n edge of ce), has beend viable foaggregation

idered that ed by the NP

quential testerests of in

sions

ng plans forUse’ as de

Test Assessessment fulf

hat the Counhe preferred

t assessmene proposed horough and

a range of inform the Cleisure centromes availabed or suggeon submissiion that bot

on of the app

centre has bd viable for tegation of fa

entre location identified r the propo

n of facility in

the proposaPPF.

t, other poteforming the

a replacemefined withisment is reqfils that reqcil have idensite.

t of potentiadevelopme

d well-reaso

evidence aCouncil’s onre and shouble (such as ested. This oion, if pursuth informs t

plication.

been identifthe proposedacility in the

on, as definto date th

osed leisuren the form o

als at Whitfie

ential sites ie overall pla

ent to Doven the NPPF

quired in theuirement anntified an ou

al alternativeent, the minoned feasibi

nd methodsgoing reviewld be subjecthe results o

ongoing revied, to ensurhe proposal

ied to date d leisure cen

e form of the

ned by policat can reas centre dev

of the propos

eld satisfy th

in the wideranning bala

er Leisure ceF. Accordine event tha

nd follows tut of centre s

e sites havinnimum requlity work ca

s to identifyw and decisct to ongoinof the recentiew should cre a robust dls and inform

that can reantre develope proposed

cy (within 3sonably be velopment, sed 3G 5-a-s

he sequentia

r urban areance and co

Page 37

entre, whichngly, and asat an out ofhe availablesite at White

ng regard toirements of

arried out in

y and assesssion-makingng review ast Brownfieldcontinue updocument isms the local

asonably bepment, even

3G 5-a-side

300m of theconsideredeven when

side football

al test as set

a have beenonsideration,

h s f

e e

o f

n

s g s d p s l

e n e

e d n l

t

n ,

Dover DisDover Lei

June 201Ref: MB/1

8.2.5

8.2.6

8.2.7

strict Council isure Centre

6 11443

particularlybuilding isLeisure fac(Para 3.144

Other siteshowever tCouncil aconsistentsite owner

In locationWhitfield) does makemore strat

Therefore,Coombe VBusiness Parea. It wiplanning cto alternat

y in light of near the en

cilities could b4).

s suitable inthese are all s facility p

t with a leisurs as unavaila

nal terms, thare not cur

e direct fututegically adv

in the widValle Road) aPark is consiill be for anycase for the dtives and the

f the Land And of its usefbe located a

n size have ballocated fo

rovider is aure use, doesable.

he potentiarrently highlure provisionvantageous a

er planningand the greadered broady subsequendevelopmene existing sit

Allocations ful life, an op

at a different

been identifor housing. allocated fos still offer e

lly availablely accessiblen for improvand promine

g sense, owiater scope fdly preferabnt planning nt, includinge.

Local Plan spportunity esite, so long

fied at Buckl In contrast,

or employmemployment

e and suitabe by public ved bus servent location.

ing to the nfor public tra

ble to other application

g a thorough

stating that exists to creag as it equally

and Mill and, the current

ment, which. Buckland

ble sites (Cotransport, avices at Whi.

nature of itsansport acceidentified alto provide t

h assessment

“given that ate a landmay accessible

d Coombe Vtly favoured

h although Mill is confir

oombe Vallealthough theitfield and it

s allocation ess, land at lternatives ithe sufficient of accessib

Page 38

the existingark building.to residents”

Valley Road,d site by the

not strictlyrmed by the

y Road ande Local Plant provides a

(relative toWhite Cliffs

n the urbanntly detailedbility relative

g . ”

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d n a

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