NK19-NK25 Site Specific Policies 

Key Development sites

Question 10

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Site-Specific Policies

5.95 The new London Plan sets out a series of important, strategic policy objectives and proposals that will drive change in parts of North Kingston. Both the Neighbourhood Plan, and the emerging Kingston Local Plan, have to respond positively to the direction set.

 

5.96 The Forum has reviewed these new policies and has determined to lead and manage change, alongside the Borough as the local planning authority, by identifying a number of key sites in the Area, to which this change should be primarily directed. It has assessed the future potential of each of the sites and proposes a small number of key development principles that should ensure that the strategic policy objectives will be met over the next twenty years or so. 

 

5.97 It has followed the guidance of the London Plan in undertaking a full assessment of North Kingston, “to define the characteristics qualities and value of different places within the plan area to develop an understanding of different areas capacity for growth.” (Policy D1A). This has enabled it to use the findings of its assessment, “to identify suitable locations for growth, and the potential scale of that growth … (and) following the design-led approach … to establish optimised site capacities for site allocations. (Plans should) … set out acceptable building heights, scale, massing and indicative layouts for allocated sites, and where appropriate the amount of floorspace that should be provided for different land uses.” (Policy D1B)

 

5.98 As the London Plan acknowledges, understanding the existing character and context of North Kingston has been essential in determining how it may best develop in the future. The Forum, on behalf of its local communities, understands the Area very well and how its past social, cultural, physical and environmental influences have shaped it. It is therefore very well placed to identify the potential opportunities change and for ensuring that growth and development is inclusive.

 

5.99 Conversely, it also is committed to using this knowledge to ensure that those parts of North Kingston that cannot accommodate change without significantly undermining their value as places to live and enjoy, are protected from harmful development.

 

5.100 The Forum is aware of the significant shift in approach to design adopted by the new Lon-don Plan, especially in relation to managing site densities. It accepts that the density of development proposals should be linked to the provision of future planned levels of infrastructure (e.g. CrossRail 2), rather than existing levels. It is accepted that the new London Plan considers that the Kingston Opportunity Area (including Kingston Town Centre) is capable of supporting some development in the short and medium term, and the Neighbourhood Plan has been positively prepared with an expectation for infrastructure capacity to keep pace with planned growth. It is also important that density must also reflect a site’s connectivity and accessibility by walking, and cycling, and public transport to jobs and services (including both Public Transport Accessibility Levels [PTAL] and access to local services, as per Policy D1AA).

 

5.101 It supports the goal that new development must make the most efficient best use of land by following a design-led approach that optimises the capacity of land. The approach re-quires consideration of design options to determine the most appropriate form of development that responds to a site’s context and capacity for growth. Its Site-Specific Policies therefore set out what are considered to be appropriate development capacities that have resulted from a meaningful engagement and collaboration with the local community and other relevant stakeholders. Although no longer used, the former Density Matrix approach has been used as a starting point for these consultations and was found to be a useful measure in the preparation of design guidance for the existing and future development sites identified in this Plan.

 

5.102 The public consultation carried out during 2019 found that 90% of respondents considered tight controls on future development would be essential to protect the residential character of North Kingston There was also support for sharing future growth between the identified Key Sites and other locations in the Neighbourhood.

 

5.103 The site-specific policies are not intended to allocate sites, and the neighbourhood plan does not depend on any sites to meet any housing requirement. The normal conventions that apply to a site selection process therefore do not apply. No selection process has been undertaken; the plan has instead chosen to say something about all potential sites in the area.  However, it did exclude:

 

  • 336 Richmond Road as this is a single detached house with 2-3 dwellings expected to be delivered;

  • 242A Canbury Park Road as this is a successfully operating local family business which may not have been submitted to RBK under current circumstances;

  • Sites adjoining Kingston College on Richmond Road as these sites formed part of the North Kingston Development Brief October 2016.

 

5.104 The remaining sites are opportunity sites in the built up area and no site selection process is needed, each could come forward as planning applications at any time as they are all within the built-up area. The neighbourhood plan has chosen to set out how any future development which may come forward on these sites will achieve the neighbourhood plan's vision and objectives. Any future planning application is therefore expected to demonstrate how they meet the detailed design, land use and landscaping criteria. The onus will be on the applicant to justify any divergence. This is not unusual practice and many Neighbourhood Plans have approached the delivery of their vision and objectives in this way. Professional practitioners may recall the use of 'planning briefs' by Local Planning Authorities being used in this way in the past, much like the Borough Council prepared the North Kingston Development Brief in October 2016 which holds material weight in the determination of planning applications. Neighbourhood Plan Policies will carry full weight in the decision-making process once the neighbourhood plan is made.

Key Development Sites

Principally residential mixed- use schemes incorporating appropriate public and amenity uses

 

Policy NK19: Sury basin

 

Proposals to redevelop land at Sury Basin, as shown on the Policies Map, for a mix of residential uses, including a proportion of specialist older persons housing, and retail uses will be supported, provided there is no significant decrease in the existing extent of convenience or comparison goods retail floorspace and that the design of the development accords with the provisions of Policy NK1.

As part of the design strategy:

  1. It is recommended that in order to protect local amenity buildings should be no taller than six stories on the Sury Basin frontage, five stories in the vicinity of properties in Skerne Walk and Richmond Road and three stories in the vicinity of properties in Lower Kings Road; and

  2. In recognition of the context of the site buildings should be located and articulated to respond to the prominence of the site frontages in long views from Henry Macauley Avenue, Seven Kings Way, Richmond Road and Gibbon Road.

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development.

Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.

5.105 The Sainsbury’s store on Sury Basin plays an important role in the mix of retail uses in Kingston Town Centre and is a popular and convenient food store for North Kingston. Although reasonably modern, the store is a low-medium rise format with a health club and surface level and some two-deck car parking across the 2 Ha site.

 

5.106 Although not included in the 2019 Kingston Strategic Housing Land Availability Assessment (SHLAA), the site lies within an existing public transport access level (PTALs) of 4. It is also located within 800m distance of Kingston Station and within the defined Kingston Town Centre boundary. The site is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (identified in the Early Engagement’ document of May 2019). The London Plan favours using brownfield sites, especially for the mixed-use redevelopment of car parks and supermarkets (Policy H1).

 

5.107 It is considered suited to a redevelopment scheme to re-provide the store at or close to its existing level of floorspace, as per London Plan Policy SD6. but within a higher density residential scheme above the store of a type that now surrounds the southern and western edges of the site. However, although taller buildings (5 – 6 storeys) may be appropriate on the Sury Basin and Skerne Walk frontages, such an appropriate will harm the amenities on that part of the site backing on to the residential area of Lower Kings Road. Here, buildings should normally be no taller than three storeys in order to respect the existing residential character of the area.

 

5.108 Using the former London Plan Density Matrix as a guide, as there is nothing to suggest its approach is no longer appropriate for this site, the scheme may therefore deliver approx. 250 new homes. The new food store could occupy the ground floor frontage to Sury Basin, along with other active, ground floor, town centre uses. Replacement car parking for the town centre and housing uses should be provided in accordance with the new London Plan guidance for such locations.

 

5.109 As part of the residential scheme, the Forum considers that a proportion of new homes should be delivered as specialist older persons housing, as the site is well-connected in terms of contributing to an inclusive neighbourhood, access to relevant facilities, social infrastructure, health care and is well served by public transport, as per London Plan Policy H15A. The site is one of three in North Kingston that can meet the Borough’s need to supply 105 homes of this type per annum over the next decade.

Policy NK20: Canbury Car Park/Kingsgate Road

 

Proposals to redevelop land at Canbury Car Park/Kingsgate Road, as shown on the Policies Map, for a mixed residential and employment scheme including community facilities, will be supported, provided they accord with the provisions of The North Kingston Development Brief, October 2016, and have specific regard to the following key principles:

  • A transport impact assessment that demonstrates servicing requirements can be met and that the impact of the development on the local area can be mitigated in accordance with the requirements of the development plan;

  • Enhancing connectivity to adjoining neighbourhoods, public transport nodes at Richmond Road and Sury Basin, and local amenities, including existing public green spaces at the Riverside and Canbury Gardens;

  • The provision of parking for town centre and housing uses, including secure cycle parking, in accordance with the requirements of the development plan;

  • The provision of a new, centrally located, public park for existing and future residents and visitors to be maintained in perpetuity;

  • A design strategy that:

  • respects the context of Kingston's historic townscape avoiding visual barriers along existing viewing corridors and

  • demonstrates the response to the Design Framework set out in the North Kingston Development Brief, October 2016;

  • locates and articulates buildings fronting Richmond Road to respond to the prominence of the site frontage as a high-quality approach to the Town Centre;

  • comprises buildings of no more than 8 storeys within the site and no more than 4 storeys on the central public open space frontage to minimise overshadowing compromising the enjoyment of the space.

New development will be expected to provide an appropriate quantum of market and affordable housing with a mix of types and tenures with densities that correlate the site’s location and PTAL rating set out in the London Plan. For the purposes of guidance and the calculation of an appropriate residential density, the site has been identified as ‘Urban’ in character.  In addition, a range of business and community facilities will also be expected such as a gym, business start-up spaces, nursery and retail units.

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development.  Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.  

 

5.110 The site comprises 15-52 Kingsgate Road, Canbury Place Car Park, 13-43 Richmond Road, Kingsgate Road and Walter Street on land of approx. 1.03 Ha in total with an existing PTAL rating of 6a. It forms the southernmost part of the area which is covered by the North Kingston Development Brief, October 2016 and is within 200m distance of Kingston Station.  Using the former London Plan Density Matrix as a guide, the scheme may therefore deliver approximately 300 new homes in flatted and other housing forms some of which will be incorporated with the new compatible employment uses.

 

5.111 Canbury Place Car Park currently provides approx. 100 spaces. The site is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (identified in the Early Engagement’ document of May 2019). The London Plan favours using brownfield sites, especially for the mixed-use redevelopment of car parks and supermarkets (Policy H1).

 

5.112 While recognising the opportunity to develop this centrally located site, close to Kingston Station, it will be important to ensure that any proposal respects the sensitive context of the part of North Kingston nearby, that has already been developed.  To this end the following safeguards will be applied:

 

  • The protection of local amenity: Future development should seek to minimise noise, control pollution and avoid overshadowing adversely impacting the adjoining residential developments.  Should redevelopment involve the diversion of north bound through traffic via Seven Kings Way and Sury Basin the impact on the existing housing should be managed to minimise noise and pollution and, at busy times, avoid exacerbating congestion arising from the traffic generated by the Sainbury’s superstore and from any future development site.

  • The visual impact of any future scheme:  The prospect of a tall structure, up to 8 storeys, on this site raises concerns about its impact on Kingston’s historic town centre and the wider area. Historic England’s Advice Note 4 on Tall Buildings states; “if the building is not in the right place and well designed, a tall building, by virtue of it’s size and widespread visibility, can also seriously harm the qualities that people value about a place”. The quality of the architectural design of any proposed development will therefore be paramount.

  • The management of traffic generated: With the potential of many new residents passing in and out of the development, plus visitors to any business and community uses proposed, together with the usual procession of deliveries, maintenance vehicles and refuse collections serving a development of size anticipated, the capacity of the area’s roads will be tested. The control of on-site parking and a car-free agreement imposed on future residents, supported by an agreed Travel Plan will be required.

 

 

Policy NK21: Canbury Business Park

Existing commercial building in Canbury Park Road

Proposals to redevelop land at Canbury Business Park, as shown on the Policies Map, for a mixed residential, employment and community facility scheme will be supported, provided they accord with the relevant design and other policies and they have specific regard to the following key principles:

  • Comprehensive masterplan and planning application for the whole site

  • Flatted residential scheme on upper floors

  • Employment uses on the ground floor including low cost business space and afford-able workspace

  • New multi-purpose community facility on the ground floor fronting Elm Grove or Elm Crescent

  • On site open space provision that is accessible to all new residents of the scheme and existing residents and that connects to the Elm Road Open Space via the new open space as part of the Elm Grove scheme (Policy NK30)

  • A design strategy that:

    • locates and articulates buildings fronting Canbury Park Road and Elm Crescent to respond to the prominence of the site frontage in views along those roads;

    • buildings of no more than 8 storeys within the site and no more than 6 storeys on the Cowleaze Road frontage or 4 storeys on the Elm Crescent and Elm Grove frontages are considered appropriate

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development. Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.

5.113 All the current buildings on the site are relatively low rise and there is the opportunity through redevelopment to increase the efficient use of the land, whilst delivering at least the same number of jobs alongside the residential uses. Using the former London Plan Density Matrix as a guide, the scheme may therefore deliver approx. 300 new homes in flatted and other housing forms, some of which will be incorporated with the new, compatible employment uses.

 

5.114 The London Plan encourages the creation of new areas of publicly accessible open space, particularly green space, especially in areas of substantial change in its Policy G4. There is the opportunity to extend the nearby Elm Road Open Space through the Elm Grove scheme of Policy NK30 and to make provision here too as part of the new public realm within the site.

 

5.115 The site is also well-located, and large enough to accommodate a new community facility to serve the existing and larger population of this part of Kingston and to replace the existing facility on Acre Road (see Policy NK31). The site is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (identified in the Early Engagement’ document of May 2019).

Policy NK22: Cowleaze road

 

Should proposals come forward to redevelop land at Cowleaze Road, as shown on the Policies Map, for a residential scheme, including a proportion of specialist older persons housing, they will be supported, provided they accord with the relevant design and other policies and they have specific regard to the following key principles:

  • Contribution to new open space provision at Canbury Business Park (Policy NK20)

  • A design strategy that;

  • locates and articulates buildings to respond to the amenity of adjoining residential properties;

  • comprises buildings of no more than 5 storeys as considered appropriate.

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development. Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.  

5.116 The redevelopment and change of primary use of the adjoining Canbury Business Park and Ashway Centre employment sites will encourage the redevelopment of this industrial land in the same location. However, the site is irregularly shaped and in very close proximity to residential properties on Cowleaze Road and Acre Road. Using the former London Plan Density Matrix as a guide, the scheme may therefore deliver approx. 100 new homes in flatted accommodation. The site is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (identified in the Early Engagement’ document of May 2019).

 

Policy NK23: St. George’s Industrial Estate

 

Should proposals come forward to redevelop land at St. George’s Industrial Estate, as shown on the Policies Map, a mixed residential and employment scheme will be supported, provided they accord with the relevant design and other policies and they have specific regard to the following key principles:

  • Comprehensive masterplan and planning application for the whole site

  • Flatted residential scheme on upper floors

  • High job density employment uses on the ground floor including low cost business space and affordable workspace

  • A design strategy that:

  • reflects prominence of site on Richmond Rd frontage and maintains the existing building line of properties to its immediate south;

  • buildings of up to 4 storeys on the Richmond Rd frontage but no more than 3 storeys any other part of the site are recommended

  • avoids large, unarticulated expanses of building blocks or service yards adjoining the rear of residential properties in Tudor Drive, Aragon Rd, Lancaster Gardens/Close or Richmond Rd

  • locates and orientates buildings and their roof forms to avoid filling gaps between the semi-detached houses that back on to the site on Aragon Rd

  • includes a landscape scheme with frontage trees and amenity land to Richmond Rd

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development. Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.  

5.117 All the current buildings on the site are relatively low rise and there is the opportunity through redevelopment to increase the efficient use of the land, whilst delivering at least the same number of jobs alongside the residential uses. Using the former London Plan Density Matrix as a guide, the scheme may therefore deliver approx. 75 – 150 new homes in flatted and other housing forms, some of which will be incorporated with the new, compatible employment uses.

 

5.118 The redevelopment of the Business Park could possibly be undertaken as part of comprehensive scheme incorporating the adjoining Fire Station site (see NK34 below) and the existing Nikon building.

Policy NK24: London Road/Kingston Hill Roundabout 

 

Should proposals come forward to redevelop land at London Road/Burnham Street, as shown on the Policies Map, residential and town centre uses will be supported, provided they accord with the relevant design and other policies and they have specific regard to the following key principles:

  • Flatted residential scheme on upper floors

  • Town centre uses on the ground floor

  • A design strategy that;

  • Will ensure the character and appearance of the Park Road Conservation Area will be sustained and enhanced

  • The location and articulation of buildings on each site respond to the prominence of the plot frontages in long views along London Road, Park Road and Kingston Hill

  • Comprises buildings of 4 – 5 storeys are recommended

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development. Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.

5.119 There are a number of sites fronting London Road between the roundabout with Park Road and the railway bridge that offer the potential to enhance the character of the Conservation Area. The area is within a short walking distance of Norbiton Station and is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (identified in the Early Engagement’ document of May 2019). The former Bathstore building provides an opportunity for redevelopment and the petrol station detracts from the character of the Conservation Area at this prominent gateway. Even the Black Horse PH, although a social asset for the area (see Policy NK25) and improved upon, offers poor frontage to the roundabout.

5.120 In each case, redevelopment schemes comprising town centre uses on the ground floor (or a retained public house use in the case of the Black Horse) and residential uses in flatted accommodation above, will make more efficient use of the land in this convenient location but will also create a better gateway of taller buildings around the roundabout, together with the existing, taller buildings. Using the former London Plan Density Matrix as a guide, the combination of schemes may therefore deliver approx. 100 new homes in flatted accommodation.

 

5.121 Should the opportunity arise these sites could benefit from a comprehensive scheme incorporating the land at Manorgate Road (see Policy NK25) and would, subject to meeting the objectives of the Neighbourhood Plan, not be opposed.

Policy NK25: Manorgate road 

 

Should proposals come forward to redevelop sites off Manorgate Road, as shown on the Policies Map, residential uses will be supported, provided they accord with the relevant design and other policies and they have specific regard to the following key principles:

  • A design strategy that;

  • Will ensure the character and appearance of the Park Road Conservation Area will be sustained and enhanced;

  • The location and articulation of buildings on each site respond to the prominence of the plot frontages in long views from London Road and Park Road; and

  • Buildings comprising of 4 storeys on sites close to the London Road/Kingston Hill roundabout and no more than 3 storeys on sites in the vicinity of the residential properties on Manorgate Road are recommended subject to the protection of the amenities of those nearby residences.

Proposals for the future development of this site should include the provision of community services, including where appropriate arts and cultural facilities, commensurate with the size of the planned development. Consideration should be given to the need for additional healthcare and educational facilities to support the population growth in North Kingston.

Redevelopment will be expected to demonstrate a significant net gain in the biodiversity of the site, commensurate with its size.  

5.122 Adjoining the land at London Road of Policy NK24 is another area of industrial and office uses that are likely to come forward for redevelopment in the coming years as their present uses cease. The industrial use on Manorgate Road provides an opportunity for residential development in a sustainable location, which is more compatible with the surrounding residential properties. The adjoining office building has been vacant and may no longer be viable for this use. Similarly, there is another vacant office building and car wash facility that detract from the character of the Conservation Area. Using the former London Plan Density Matrix as a guide, the combination of schemes may therefore deliver approx. 200 new homes in flatted accommodation. The site is also consistent with the aspirations of the Kingston Opportunity Area and the Local Plan may therefore in due course include it within the boundary of the Kingston Town Centre Opportunity Area (as identified in the Early Engagement’ document of May 2019).

 

5.123 As suggested in Policy NK25 above the proximity of these sites to the land at Park Road/London Road offers the potential for a comprehensive scheme and would, subject to meeting the objectives of the Neighbourhood Plan, not be opposed.

 
 
 
 
 
 
 
 
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