Planning Applications reviewed
What new proposals are in the pipeline, any meetings that may involve our members, and how we at SMACS are representing our members.
(Click on images to enlarge).
How to comment on planning applications.
Some aspects shown below can help when considering commenting:
There is another quick and simple way to find out about planning application and notices in your neighbourhood. A new website: kentpublicnotices.co.uk has gone live providing all the information you may need. As well planning applications, it includes changes to roads or alterations to public rights of way> you can search for information specific to your postcode, sign up for alerts, respond or ask questions and even get live traffic information.
The site is being operated by Canterbury City Council, Swale Borough Council, Maidstone Borough Council and Tunbridge Wells Borough Council in conjunction with KM Media Group and LocalWorld.
Or the Canterbury City Web site at: Canterbury Public notices
On the planning applications for 9/2/17 in the Kentish Gazette there is an application from 72 Castle Street to change its opening hours and from being a restaurant to a take-away. (CA/17/00084).
77 Stour Street (Old Chromos Building) application:
(Application CA//15/00350). Click on details below:
Go to Related Documents, then View Associated Documents for more detail on the plans etc. if going via Canterbury City web site search.
A change of use from Retail (Old Chromos building) to a Gastro pub (Mixed A4/A3 use).
We need to keep a watch on this what with the Old Brewery on the other corner with noise etc.
Application CA/15/00350/FUL, 77 Stour Street (Old Chromos Building).
On Tuesday 2 February at 6.30pm there is a meeting at the Guildhall in relation to a planning application ((ref. CA/15/00350/FUL) in respect of 77 Stour Street (the old Chromos building) for a change of use.
The change of the ground floor is changing from A1 use (retail) to a gastropub (mixed A4/A3 use) together with an extraction flue.
Anyone is invited to attend or to speak. Those wishing to speak must ring Graham Finch on 01227 862004 or email to email@example.com if you wish to object or agree to the application by no later than 12.30pm the day before the committee meeting.
After attending the Planning Committee meeting (above) the application to change the above premises from Retail use to a Gastro-pub was granted with some provision for the premises to close before midnight
This has now opened as a Cereal Bar
Article 4 – HMO’s
Rosemary Lane Car Park: 2013 Croudace Homes
Soil testing carried out 21/10/13
Site survey carried out 28/10/13
2014 – 6th January Mark Bentley from Croudace admitted that the company are preparing to proceed with the purchase of the site.
3 December 2014 – Mark Bentley (Croudace) has confirmed that they have withdrawn their application to purchase the site.
It seems unlikely that any building work will take place during 2015.
Canterbury City Council (Martin Bovington) has confirmed that the sale of the site has slipped.
Rosemary Lane Car Park Development Brief in 2006
We are keeping an eye on developments.
Article in the local Gazette on 29/5/14 regarding the possible architect.
Example of the architects work is the Rocksalt Restaurant at Folkestone harbour.
The site certainly is in need of redevelopment as the following pictures show (front and the rear):
Guy Hollaway architects have produced plans for the new Slatters Hotel site with a rooftop restaurant looking towards the cathedral.
An example view of what can be expected can be seen below. (Note: Not a true view as viewed from Slatters).
Application details CA//15/00451 Click on below
Click on related Documents (3 pages) for more details, then view associated documents
‘THAT Group’: Waiting for review of plans after the initial 100 student accommodation outline draft was rejected in July 2013 at the Abode Hotel consultation.
John Ellaby is to look into what the current situation is with the development of the Tannery building.
Recent activity on site has included cleaning-up the site for survey.
Gillcrest Homes hope to have a consultation with interested parties in approx 2 months (e.g. August/September 2014).
The date of the consultation has been confirmed as Thursday 28th August 2014 at:
Allston Construction are currently carrying-out building work on behalf of Gillcrest to the rear of the Tannery.
Gillcrest developers (recently involved with Buckland paper mills, Dover).
Feb 2015. New proposals for the Old Tannery site have have been submitted to the council by Gillcrest Homes
2,3,4 bedroom townhouses, apartments – 27 units in total. (Buildings 1-7 former St Mildred’s Tannery, Stour Street, Canterbury CT1 2PH. – Ref. CA//15/00183 (Related documents – view associated documents – 3 pages)
(Click here) to view details
Current work as at May 2015
August 2015 progress
The development of 19 units in one block and another 5 units in another block are nearing completion and as 6/12/15 11 units have been sold.
The 2 bedroom start from £345,000 with limited parking for some with the cost of £25,000 per parking plot.
The Old Tannery block is due to start work in the New Year 2016.
Updates of site progress:
Progress as at December 2016
7th March 2017 – Old Tannery Site
I have just spoken to the new Contact Manager for the Tannery Site.
It appears that the old Contractors (Hexagon) has gone bankrupt and Charles Edwards have taken over the site.
Apparently the July finish date will not be the case as there have been some mistakes have taken place like the 2nd building (at the Rear) the roof height is wrong and some of the internal walls are not correct all of which needs alterations. The roof lights on the front building he is not sure whether or not they should have been done in lead along with the front wall being demolished and the bricks taken away.
He hopes work will start work again in the next week.
Please find attached a letter from CHDF on the rebuilding of the old Tannery:
Canterbury Heritage Design Forum
(Formerly Canterbury Conservation Advisory Committee)
5 October 2016
By email to: Simon Thomas, Head of Planning, Colin Carmichael, CX, Ian Brown, Planning
Dear Ian, Colin and Simon
1-7, The Tannery, St Mildreds – Tannery buildings demolished
We are writing to put our concerns clearly on record regarding the recent demolition of the Tannery façade last month. We drew attention to the demolition and whilst very grateful for such a quick on-site visit by CCC to check what was going on, we were shocked to find that it had infact been given an earlier permission CA/15/00183/FUL despite CHDF (known then as the Canterbury Conservation Advisory Committee) and the Canterbury Archaeological Trust (who were paid to record and measure the place in great detail and write up a report) having drawn attention to the importance of the early brick façade.
The Tannery façade as it was, was a rather fascinating collection of buildings from different periods. The left hand element (early-mid C19th) was demolished several years ago for the hotel that never happened. The next element was the late c17th weavers building demolished recently. The right hand element was the late C19th factory building with cast iron windows.
That was the fascination of the building – a palimpsest of work from 3 centuries.
A heritage or planning officer should have identified the importance of the early work and insisted that that part of the building was either retained as it is or, possibly restored by the removal of the much more recent windows. But this didn’t happen and that’s why it is no longer there – a great pity. A re-build in Replica – however good – will not bring it back!!
We support a comment given by Cllr Nick Eden Green in an email of 28 September 2016 to Simon Thomas and David Bloom (Enforcement officer): “… the truly awful results of a truly awful planning decision are now becoming apparent. The damage done will not be able to be made good, however carefully restoration and conversion work is undertaken. I understand that CHDF and the Canterbury Society offered some detailed advice on this building and indeed I recall its importance at various stages of discussions about the overall redevelopment of the Tannery site. It was one of the few buildings of value and the retention of the facade and its sympathetic conversion was always considered of prime importance through various planning applications.”
We would like to know how the approval went through despite the public comments.
This lack of care and attention and knowledge, and the apparent total lack of concern about heritage issues is an ongoing future planning issue. There appears to be nobody in planning having any depth of experience and local knowledge – hence the need to respond and involve local amenity groups such as ours and the Canterbury Society at all stages of a planning decision in order to get the best for the heritage of this City.
On behalf of the Canterbury Heritage Design Forum
3.1 Hawks Lane Development Principles
The site is presently a hard surfaced business user car park that covers an area of approximately 878m2 that provides 38 parking spaces and access to adjacent businesses. It is located within the city centre retail core, close to the High Street and there are a mix of uses (retail and commercial with some residential) in the surrounding area.
Adjacent to the site on the northern boundary is an area of protected open space which is the churchyard of St Margaret’s Church (now Canterbury Tales). An attractive old red brick wall defines this boundary, behind which are some attractive established trees. To the east is a collection of buildings that are extensions of the Conservative Club in front of which are a pair of semi–detached cottages with a loft conversion. In the north–western corner is a business office whose entire access is gained via the car park. In front of this business, set back from the lane, is Arnett House currently run as a language school with a private car park bounded by a low brick wall. On the opposite side of lane to the south of the site is a very attractive three storey Georgian house which dominates the view from the car park.
The area is built up with most buildings having a frontage onto the back of pavement. The lane is narrow and there is little visible hard or soft landscaping. The general scale of buildings is predominately three storey with wide frontages making them visually imposing given the narrowness of Hawks Lane. The buildings fronting the lane have a variety of styles and materials but the street as a whole has high architectural merit and a strong enclosed street scene. The Hawks Lane car park site together with the parking in front of Arnett House creates a break the streetscene. There is also a strong varied roofscape in this part of town.
3.1.1 Planning Policy
The southern portion of the site is allocated in the 2006 Local Plan for housing and the northern portion is allocated for mixed use for retail and business uses at ground floor level (see plan below). The site is ideally suited for 2‐3 bed townhouses with courtyard gardens which would help meet current need in this area. The site is in the Canterbury City conservation area and the Area of Archaeological Importance.
Excerpt from Local Plan 2006 Proposals Map showing Hawks Lane Car Park.
3.1.2 Archaeology and history
This site straddles both the Roman temple precinct and the forum. Investigations abutting Hawks Lane in 1991 (UAD event record 12, summary in CAT Annual Report 1990‐91, p. 7) and in 1955 to the rear of 31 St Margaret’s Street, (UAD Event Record 550) indicates that the buried archaeology in this area is complex, of regional/national importance and includes Roman masonry structures with tessellated floors. The importance attaches not only to the Roman period structures that are likely to be present on the site but also to earlier Iron Age activity in the area and the post‐Roman and Saxon use of the area.
The need to ensure meaningful preservation in situ and the sensitivity and importance of the buried archaeology in this area would preclude the use of a piled foundation design during any development. A detailed impact assessment and site evaluation will be required to assess the importance of the archaeology and the potential impact of proposed development as well as to ascertain the depth, character and state of preservation of the buried archaeology.
1840 map of Hawks Lane
Historically the site contained a terrace of houses fronting a small lane called Victoria Grove that ran back from Hawks Lane. The terrace persisted until the middle of the twentieth century probably being cleared in the 1960’s slum clearances after which time it became a council car park.
Hawks Lane and Victoria Terrace on right 1900s. Hawks Lane car park in the 1970s
3.1.3 Access and Parking
The car park also provides vehicular and pedestrian access to businesses to the west of the site and in the rear north western corner of the site. Properties adjoining the car park enjoy pedestrian and vehicle access via the car park subject to a right of way from the City Council. One of the rights of way covers more than half the car park but may be varied under the conditions of the Deed of Grant. Any development should provide for vehicle and/or pedestrian access from Hawks Lane to these properties. The most space efficient way of providing this would be through reinstating Victoria Grove to run along the western boundary of the site to provide access to both the dwellings and businesses. This lane should be finished in a high quality material appropriate to the conservation area and style of the development such as cobbles/sets. An agreement to install a telegraph pole is also in effect from 1994 but can be terminated with 12 months notice.
The development of Hawks Lane should be a ‘car free’ development although there will be a need to provide one or two loading/visitor parking spaces within the site as no on‐street parking provision is available. Any on‐site parking should be designed as an integral part of the site layout.
The Hawks Lane road frontage shall be reconstructed using materials appropriate in the Conservation Area and in sympathy with the new development. This will include footways, kerbs and a carriageway if required. Consideration should be given to the use of ‘Canterbury’ crossovers.
3.1.4 Design and materials
The site is considered suitable for a development of between five and seven, two to three storey, three bed town houses. The inclusion of a live/work unit could also be considered.
Although the area is located within the city centre the immediate area already has a few small residential developments. The surrounding context is a densely built urban environment with buildings of two to three storeys in height built up to the pavement edge. The buildings tend to have a larger grander scale in both width and height.
The built environment and materials long Hawks Lane
The form of this development will be dictated by the awkward shape of the site, the need to provide public access to the rear of the site and the character of the surrounding area. It would appear that the straight forward layout would be to reinstate the former lane (Victoria Grove) and recreate the terrace type development that previously existed on the site. The provision of an access way along the western boundary would allow for full development of the site and would not impact on potential redevelopment of adjacent sites especially the mixed use allocation to the rear of this site.
The development should have active frontages to both Hawks Lane and any new access way. It is anticipated that the design of the Hawks Lane elevation should reflect the street context however the buildings to the rear of the site could be more contemporary especially if a mix of uses is proposed.
Buildings should be a maximum of three storeys. Accommodation in the roof space may be acceptable, and hipped roof dormers are a common feature in the surrounding area. Roofs should be pitched either hipped or gabled, finished in plain clay tiles or slate. The street contains a variety of building styles and materials including red brick, render, flint, painted brick, weatherboard and mathematical tiles. Windows should be vertically proportioned and could include vertically sliding sashes and traditional casements.
Areas of hard and soft landscaping would need to be provided within the site and there should be some provision for private open space. The private open space would be best located along the northern and eastern boundaries of the site especially adjacent to the church yard and the tiny courtyard space of 23a Hawks Lane. Setting the development back from these boundaries would reduce the impact of the development on the protected open space and prevent it from being overbearing. Brick walls and wrought iron railings are a feature in this area and could be used to define boundaries.
Indicative layout plan (Not able to download plan)
3.1.5 Key features
* Provision of pedestrian and vehicle access by reinstatement of a lane along the western edge
of the site.
* Use of high quality surfacing materials and reinstatement of the carriageway, footpath and
* Terraced houses fronting the new lane in mews style development.
* Building heights of up to three storeys
* The continuation of the Hawks Lane historic building line.
* Frontage to Hawks Lane with an entrance opening onto pavement.
* Brick wall and adjacent to rear of site to be retained and protected.
* A mix of vertically proportioned windows.
* Pitched roofs finished in slate or clay plain tiles.
* Provision of some private outside space.
Errol House, Stour Street:. Currently being developed.