9. RECREATION AND TOURISM
9.1 Introduction
9.1.1
Provision for leisure in the Borough is made by a number of agencies including the Council itself, town and parish councils, clubs and societies, and the private sector including the larger local firms. A wide variety of interests is catered for, through facilities which range in scale from children's playgrounds to attractions of regional significance. In addition to localised facilities serving particular neighbourhoods, facilities in the Borough include: Dartford Heath and Central Park, the Darent Valley and its medium-distance footpath, Dartford Museum, the Orchard Theatre, Stone Lodge Farm Park, rifle range and indoor bowls centre, Fairfield Pool, and the Swanscombe Centre.
9.1.2
Whilst this existing provision is extensive and wide ranging, the Council sees - for a number of reasons - substantial scope for future growth. Firstly, the Borough's inherent qualities and natural features, including its Green Belt countryside, its topography and its extensive frontage to the River Thames, provide a natural attraction and basis for leisure activities.Secondly, the Borough's excellent accessibility and its potentially large catchment population make it an attractive location for the development of, and investment in, further major facilities having a draw extending beyond the Borough. Thirdly, general trends towards increased leisure time, greater personal mobility and increasing expenditure on recreation are stimulating the development of more - and new forms of - leisure facilities. Fourthly, increased leisure provision will be of benefit not only to Borough residents in terms of additional facilities but will help underpin the further development of tourism in the Borough. This Council is anxious to bring about for a number of reasons, not least being the positive impact on the image and on investor perceptions of the area, and the direct benefits for the local economy.
9.1.3
There are clear indications that this positive view which the Council takes of the potential for recreation and tourism in the Borough is shared by others. So far as the nature of future leisure provision is concerned, the Council commissioned a study by consultants on a leisure strategy and has developed its approach further in its Borough-wide corporate strategy for the 1990s entitled Strategy 2001. As a result, it sees scope for facilities such as the following to be provided:
- hotels,
- multi-purpose sports hall and swimming pool,
- art gallery and civic museum,
- marinas,
- ice rink,
- theme park,
- cinema,
- golf course(s),
- ski slope,
- nature centre, and
- tourist caravan site.
The public and private sectors will both be involved in the provision of facilities, and indeed on some may
work together through joint venture schemes.
(Note: In March 1995 the Council produced a Draft Leisure Strategy for the Borough. This seeks to comprehensively review Strategy 2001, and provide a basis for coordinating provision for arts and leisure).
9.1.4
The Structure Plan's strategic policy context for recreation similarly focuses attention on the need to make adequate provision for sports and formal recreation.Structure Plan Policy TR10 seeks the development of an appropriate range and standard of facilities at suitable sites with easy access to centres of population, with particular emphasis on remedying deficiencies in provision. The Regional Sports Council’s regional recreation strategy specifically identifies Dartford as being a high priority area for the provision of an indoor sports centre.
9.2 Objectives
9.2.1
The Council’s objectives in relation to recreation and
tourism in this Local Plan are:
(a) to encourage the provision of recreational and
leisure facilities to meet both local and wider
needs,
(b) to secure the provision of tourist facilities and
to generally encourage the development of
tourism in the Borough,
(c) to realise the recreational potential of the River
Thames and the Borough's countryside,
(d) to safeguard local open spaces and to enhance
their provision in areas of deficiency, and
(e) to seek to improve access to the countryside.
9.3 Policies and Proposals
A. Sports and Recreation
9.3.1
Land at Stone Lodge has been developed progressively for a range of recreational uses. The facilities established to date are: a farm park, rifle and pistol ranges, and indoor bowls centre. The area is close to the M25/A282 (from which it has good access) and there is substantial scope for additional built and open uses. The scale of opportunity and the good accessibility indicate a potential for the development of a major complex of regional significance, building on the existing provision.
Land at and in the vicinity of Stone Lodge is identified on the Proposals Map for major recreational, leisure and associated development. Proposals should:
- be formulated on the basis of a development brief to be agreed with the Council,
- pay due regard to the topography and setting of the site,
- pay duo regard to the relationship with neighbouring uses and development, including existing residential properties,
- provide for a high standard of development and landscaping,
- incorporate identifiable public spaces and routes,
- be complementary to the existing recreation provision on the site,
- incorporate appropriate access and parking arrangements on the site itself,
- make provision for any necessary associated highway improvement and pay regard to the possible location of a new railway station adjacent to the site, and
-comply with other relevant policies of the Plan.
9.3.2
Land south of Princes Road currently occupied by the
Princes Golf and Leisure Club offers potential for the
development of major sports and leisure facilities. The site has good accessibility which will be further enhanced by the provision of direct access to Dartford from the M25/A2 intersection via Darenth Road. The site would be suitable for a major indoor sports complex.
Land at Princes Road is identified on the Proposals Map for major recreational development. Proposals should:
- be formulated on the basis of a development brief to be agreed with the Council,
- pay due regard to the topography and setting of the site,
- pay due regard to the relationship with
neighbouring uses,
- provide for a high standard of design and landscaping.
- incorporate appropriate access and parking arrangements on the site itself (with no vehicular
access from Princes Road),
- demonstrate that the capacity of the transport system serving the site, including both highways (with any necessary improvements) and public transport, are adequate, and
- comply with other relevant policies of the Plan.
9.3.3
There is a particular need locally for more sports pitches. The availability of pitches could be enhanced by the dual use of educational facilities as well as through the provision of new facilities.
Proposals for the provision of sports pitches will normally be permitted on suitable sites, subject to compliance with other policies of the Plan.
9.3.4
There is a significant demand for public golf facilities in this part of Kent, which at present is largely unsatisfied. Golfing is an activity compatible in principle with the recreational function of the Green Belt and low quality agricultural land is particularly appropriate. However, because of the large areas normally occupied by such courses, environmental safeguards must be stringently applied if the special qualities of the countryside are not to be eroded. It is also important that the land concerned can revert to agriculture should the need ever arise. The Council has prepared guidelines to deal with these matters (see Appendix 19). Proposals for golf facilities should comply with these guidelines.
The provision of public golf courses will normally
be permitted on appropriate sites.
9.3.5
Water based recreation in the Borough is dominated by angling which takes place in former mineral workings in the Darent Valley. The Bluewater proposals incorporate provision for additional water-based leisure activities. To date, however, there has been little recognition of the leisure and recreational potential of the River Thames and its frontage, with the one exception of proposals for a marina at Greenhithe. The Council has investigated the scale and nature of provision which would be appropriate for a marina at Greenhithe and these matters are set out in Policy RT6. The Council is keen to foster better access to, and greater enjoyment of the River.
Proposals which enhance the accessibility of the River Thames and which help to realise its potential for leisure and recreation will normally be permitted. Such proposals should not conflict with nature conservation interests, especially those pertaining to Dartford Marshes.
A site for a proposed marina at Greenhithe will be safeguarded for this purpose and no development will be permitted which might prejudice its implementation. Proposals must provide for a comprehensive mixed residential and marina development of the whole site.
The marina shall;
- be developed as part of the comprehensive scheme for the site as a whole, or as part of a phased scheme which ensures that it is constructed before, at the same time as, or shortly after other elements of the development,
- incorporate a minimum of 200 berths of which at least 70% shall be non-drying,
- include car parking provision for at least 0.5 spaces per berth, plus such other additional parking as may be necessary for other public uses on the site,
- include dry boat storage, offices and clubhouse facilities, and
- be developed with minimal disruption to estuarine processes and with consideration of water quality and nature conservation interest.
Cross-subsidy of the Marina from other elements of the development will be required where this is found to be necessary in order to give effect to the policy.
Proposals for marina facilities elsewhere, additional to those safeguarded by HT6, and including other locations at Greenhithe, will be judged against other relevant policies of the Plan.
B. Tourism
9.3.6
The Council recognises the recreational and economic importance of tourism and tourist-related development, and is anxious to foster its growth. Developments already completed in the Borough and those that are planned provide a strong base for a major expansion of tourism in the area. The Borough is well placed in relation to London, Kent and other established tourist areas, and in relation to the main tourist flows between mainland Europe and London and the rest of the country. Its strategic position on the motorway network, especially M25, make it accessible to a large resident catchment population. The Council has strengthened the tourist services which it provides and has developed a Tourist
Information Centre in the town centre. It attaches much importance to realising the direct and indirect economic benefits which tourism can bring to the Borough and its residents.
The provision of tourist facilities and tourist-related development in appropriate locations will normally be permitted.
9.3.7
A key element in a strategy for tourism must be to ensure that there is proper provision of hotel accommodation. It is important too, in order to maximise the Borough's appeal as a focus for major economic investment and development. Existing provision in the Borough is of a limited scale. Two hotels have been built at Crossways Business Park, but more sites are needed to meet the needs of the business community, of tourists in transit and of tourists wanting to spend some time in the area or to use it as a base. A range of types of accommodation will be appropriate, including facilities such as youth hostels, and bed and breakfast accommodation. The primary locational requirements for new facilities are to serve the M25 and A2, and Dartford town centre.
Proposals for the development of hotels and other tourist accommodation will normally be permitted. The following locations are specifically identified:
- Dartford Town Centre,
- Darenth Road,
- North Dartford (including land south west of junction 1a, A282),
- Crossways, and
- Ingress Park
C. Countryside Recreation
9.3.8
The principal means through which people canexperience and enjoy the countryside is by use of the rights of way network of footpaths and bridleways. Access to the Darent Valley has been enhanced by the establishment of the Darent Valley Footpath. largely through the efforts of the North West Kent Countryside Project. The path currently runs as far north as Dartford Town Centre, but it would be desirable to continue it through to the River Thames. The Thames-side footpath should similarly be improved so as to provide a continuous route throughout the Borough. The rights of way network generally needs to be improved by:
- the improvement of existing paths (including better signposting),
- additional paths (particularly to establish circular routes),
- additional bridleways, and
- the provision of recreational paths suitable for those with special needs including those using wheelchairs and prams.
The Council will seek to improve the rights of way network, especially by establishing additional foot-paths and bridleways, and by better signposting.
9.3.9
The former Southfleet railway line offers particular potential for a recreational route, subject to British Rail’s agreement. It may be possible to incorporate both a footpath and a bridleway, suitably segregated. (Note: the former Southfleet line is now engrossed in the Channel Tunnel Rail Link proposals).
The Council will pursue the recreational potential of the former Southfleet railway, particularly for the establishment of a footpath and bridleway.
9.3.10
Enjoyment of the countryside can also be enhanced through visitor centre, providing information and interpretive facilities, giving access to footpaths, and incorporating parking and picnic facilities. The Darent Valley could benefit from such a facility, and the former Bean Clay Pit also offers potential as a visitor centre.
The Council will encourage the provision of rural visitor centres, serving the Darent Valley (at Hawley Road, Hawley) and at Bean Clay Pit.
D. Existing Open Spaces
9.3.11
Local open spaces meet important recreational community needs. They include parks, commons, recreation grounds, equipped play spaces and the larger areas of communal amenity land. As well as being a recreational resource, they are also an important visual amenity within urban areas. The Council intends to enhance the overall provision of open space, and the Plan contains specific proposals to this end. Nonetheless it recognises that within the total, Borough-wide provision, some individual sites may change to other uses. The protection of existing facilities will be particularly important in the more densely developed parts of the Borough and where existing provision is limited.
Proposals involving the loss of local open spaces will not normally be permitted. Specific proposals
which may be justified should either establish an
absence of need for the existing facility or make provision for its replacement.
9.3.12
Dartford-Heath. Central Park and Brooklands Lakes are major areas of open space and are of prime importance in both recreational and environmental terms. It is important that they are appropriately protected. The Council is examining proposals for the improved management of Dartford Heath and the enhancement of Brooklands Lakes, and proposals to extend Central Park, in the vicinity of the Glentworth Club, and to improve access to it (see Chapter 14).
Dartford Heath, Central Park and Brooklands Lakes will be safeguarded and no development proposals will be permitted unless directly associated with the recreational function of the open space.
9.3.13
Open spaces not accessible to the public at large, eg private sports grounds and school playing fields can – in addition to meeting particular recreational needs – have a wider community benefit as open green areas, and in some cases may need to be protected for this reason. As with public open spaces, this is particularly important in the more densely developed parts of the Borough.It is especially relevant in relation to the existing sports and social facilities at Bexley Hospital.
Development proposals involving the loss of private or educational open space will not normally be permitted where the open space is important to the environment and amenity of the area in which it is situated, or where the use of the site meets an important local need.
E. New Open Space Provision
9.3.14
Some parts of the Borough are not well served by the existing pattern of local open space provision. The Council will take what action it can to remedy any shortfalls. The Queens Gardens playground has been extended to compensate for the loss of the Lunedale Road open space.
The Council will seek to identify sites for new local open spaces in areas currently deficient in such provision. Land is specifically identified for this purpose at Devon Road, Sutton-at-Hone; Willow Walk, Dartford; and Knockhall Chase, Greenhithe.
9.3.15
The eastern part of the Borough is less well served by
major open spaces than the west. Former mineral
workings lying west of Craylands Lane between Knockhall and Swanscombe provide an opportunity to remedy this and indeed to enhance the environment of this area generally. The Council has already constructed an indoor sports facility here and will discuss with interested parties the provision of open space and further recreational facilities. Any proposals must pay due regard to the nature conservation interest in this area.
Land to the west of Craylands Lane, Swanscombe will be safeguarded for open space and leisure purposes, and appropriate recreational development will be encouraged. Any proposals must pay due regard to the nature conservation interest in this area.
9.3.16
New housing developments - especially larger schemes - should incorporate open space provision for informal recreation including, where appropriate, an equipped play space. The need for this provision will depend on the scale of the development and the size and type of dwellings proposed, and each case will therefore be assessed individually. As a guide, where such provision is appropriate, open space should be provided to a standard of 25 square metres per dwelling, and equipped play spaces to a standard of 3 square metres for each potential child bed space.
Proposals for new housing development should incorporate open space and play space provision appropriate to the scale of development and type of housing proposed, having regard to the provisions of Circular 16/91.
9.3.17
Development at some sites - particularly where the built development represents only a minority proportion of the total site area - presents an opportunity to enhance local open space provision through the laying out of the remainder of the site as open space. Indeed some development proposals will only be acceptable on this basis. Policy RT19 will be applied to such proposals.
Land to which this policy applies, as indicated on the Proposals Map, is to be laid out as local open space in conjunction with associated development proposals as follows:
- Edwin Road (related to housing development),
- Brooklands Lakes (related to housing development at Powder Mill Lane),
- Knockhall Chase (related to development at Greenhithe),
- Manor House, Swanscombe (related to housing development), and
- East of Craylands Lane (related to housing development).
