Back to Contents - Back to Introduction     Chapter 4 IMPROVING THE QUALITY OF LIFE IN OUR CITY AND TOWN CENTRES   Page 37   OUR OBJECTIVES     4.1 The City Council’s objectives for our City and coastal towns are to sustain and enhance their vitality and viability by:   Providing a focus for investment to enable urban renaissance; Ensuring a wide range and choice of homes, shops, businesses, services, leisure activities, tourism, cultural and heritage initiatives and other facilities to which people have easy access by a range of transport. 4.2 The key to urban renaissance in our City and towns is to improve the overall quality of life. This is underpinned by the quality of the physical environment, social well-being and economic and environmental improvements. 4.3 It is not the City Council’s vision to see our existing urban boundaries expand further into the countryside unnecessarily, and thus to adopt a ‘throw away’ attitude to land, where land is not treasured. It is the City Council’s vision to strengthen what we have by recycling, revamping and effectively re-using existing land in the built up areas first, before developing the non-urban areas. 4.4 Further erosion of the countryside through inappropriate development, and the loss of the landscape setting of our urban areas, is both unacceptable and unsustainable. This could lead to traffic generation and congestion, air pollution, the loss of natural resources, damaged biodiversity and remove the opportunity that our City and towns give to improve the quality of life for our residents, workers and visitors. 4.5 The Government’s Urban White Paper (Nov 2000), based on the work of the Urban Task Force, presents a straightforward vision for our City and towns: to be inclusive of all places and inclusive of all people. 4.6 The City Council believes it has a clear vision and direction for improving the quality of our urban areas. This Local Plan is supplemented by the City Council’s Corporate Plan, Community Plan and Community Strategy, which bring together land use planning and social, economic and environmental objectives for the benefit of all people throughout the District. 4.7 To make the best use of existing land and buildings within our City and towns, the City Council will seek, through development proposals, to make the best use of the urban fabric by ensuring the right quality of development, in the right location and at the right density.  This is also important, as Canterbury, Whitstable and Herne Bay have predominantly retained their special character and appearance over the years to the credit of the City Council’s previous approach and application of planning policy. These foundations have enabled the City Council to continue to ensure, through development proposals, that our urban areas will improve in quality. From here the District, whilekeeping the Canterbury image, can move forward to embrace change and create and sustain a centre in East Kent that will compete in a wider regional and European culture. 4.8 This Local Plan seeks to play its part in influencing development choices which have to respond to the changing nature and emphasis of urban programmes, grants and financial incentives, whilst focusing investment choices on changing the nature and quality of locations.  Chapter 1 of this Local Plan sets out the City Council’s Strategic Development Objectives for the District.     top Page 38     4.9 The following sections of this Chapter set out general District objectives for our City and towns. These are followed by specific objectives and policies for each of our built up areas where the special individual qualities of Canterbury, Herne Bay and Whitstable will be strengthened through quality and choice of development and location.     TOWN CENTRE DESIGNATIONS 4.10 The City Council will help to achieve urban renaissance by promoting and encouraging development that will add to the vitality and viability of town centres, make them more attractive to residents, visitors and investors and retain strong shopping centres. The strategy ensures that local centres also meet the day to day needs of the local communities that they serve. 4.11 Canterbury, Herne Bay and Whitstable have town centre boundaries, as shown on the Proposals Map (Insets 2, 4 & 6). A strong town centre provides an opportunity for a full range of uses and development to be implemented within them, but also allows the City Council to reject proposals that do not add, in its view, to the vitality and viability of the town centre or which conflict with other policies and objectives. It is acknowledged that a diversity of uses adds to a towncentre, making it more attractive, but a proliferation of uses in the same locality, which do not add ‘value’, will be unacceptable. 4.12 For changes of use to restaurants, pubs or takeaways within the town centres, the City Council will consider the proximity of other similar uses and whether a proliferation of the same use within the same immediate area affects the vitality or viability of the town centre, traffic and environmental objectives. Such similar uses in close proximity can also lead to concentrated levels of activity in the late evenings and can cause particular problems with anti-social behaviour, noise and disturbance. In particular, these uses close to homes will be assessed more rigorously subject to policies BE1 and TC10 of this Local Plan.    POLICY TC1 Within the town centres planning permission will be granted for development which adds to the vitality and viability of the town centre except where the proposed development is in conflict with other policies or in conflict with other environmental objectives.      top Page 39   POLICY TC2 Development that attracts a significant amount of people and includes offices, entertainment, leisure and other such uses proposed outside the town centre boundaries will be granted planning permission on the basis that: a) There is a recognised need for the development; b) The site is sequentially the best location after first considering available sites within or nearer to the town centre; c) There is no harm to the viability and vitality of the town centre; d) The proposal can demonstrate that the site is sustainable and accessible by public transport; e) There is no conflict with residential amenity or other environmental objectives;    and f) There is no detrimental effect on highway network in terms of road safety or congestion.   top MIXED-USE DEVELOPMENTS     4.13 It is good planning practice to promote mixed-use development in areas that are highly accessible by public transport and are close to other activities, uses, local services and facilities. In addition, mixed-use development in these locations makes a more efficient use of scarce land, adding more attraction to the town centre.The uses that would be appropriate as part of the development set out in Policy TC4 are indicative and not definitive.  The Council’s objective is to encourage mixed use development appropriate in and adjoining the town centres.  This will ensure that housing growth is balanced by other forms of employment, education, commercial, cultural or social infrastructure growth. 4.14 Residential units in town centres also help to enliven town centres when most outlets are closed during the evening. Residents contribute to natural surveillance of areas which assists crime prevention.    POLICY TC3 Within the commercial frontages of town centres or frontages adjacent to town centres, redevelopment proposals shall incorporate a mix of uses, and where practicable the upper storeys should include residential units. Within the retail core areas a mixed-use redevelopment shall not result in the overall loss of retail floorspace at ground floor level.   top     top Page 40   POLICY TC4 Within the town centres and their immediate surrounding areas the City Council considers there are opportunities to promote mixed-use development which will make a more efficient use of land and add to the attraction of the area. In addition to new sites coming forward in and around the town centres under Policy TC3, the following sites are allocated for mixed use development with an indication of the types of uses that would be appropriate as part of the development: Canterbury a) The Tannery: Residential, hotel, retail, community and leisure; b) Roger Britton Carpets, Wincheap: Retail ground floor and residential above; c) St Paul’s House, Lower Bridge St: Commercial ground floor and residential above; d) Newingate House, Lower Bridge St: Offices, residential and education; e) 41 St George’s Place: Retail, leisure and residential; f) Courts, New Dover Road: Retail ground floor and residential above; g) Blockbusters, New Dover Road: Retail ground floor and residential above; h) White Horse Lane: Retail, residential, community uses; i) Tyre Garage, Roper Road: Retail and/or offices ground floor with residential above and to rear; j) Hallett’s Garage, St Dunstan’s St: Retail ground floor with residential above and  to rear; k) Telephone House, Rheims Way: Retail, housing and offices. Herne Bay l) Herne Bay Bus Garage:  Retail and residential; m) Former Petrol Filling Station, Avenue Road:  Community uses and residential above; n) Serco Nursery & Links Garage, Eddington: Residential, offices and   community uses; o) Metric Site, Sweechbridge:  Employment and residential.  Employment along the southern boundary.  A new road shall link Sweechbridge and Reculver Road and shall be provided through development of this and the Hillborough Farm sites; p) Talmead, Margate Road: Housing within the residential curtilage (linked to Mill Lane housing allocation if necessary) and commercial on the vacant land adjoining; q) Adjacent 177 High Street Herne Bay: Retail or office and residential; Whitstable r) Land adjacent to Pearson’s Arms: Residential or commercial and public open space; s) The Warehouse, Sea Street: Residential or offices or hotel with public  open space; t) Whitstable Harbour;  Fishing, industrial, office/business, leisure and parking; Development of those sites identified above and those sites within a Regeneration Zone, will need to conform to an adopted Development Brief or Regeneration Zone framework, and be in accordance with Policies TC12-TC15 of this Plan.   top     top Page 41     4.15 Development briefs have been or are currently being prepared for development control purposes for a number of the sites listed in policy TC4. These are set out below:   The Tannery, Canterbury  41 St George’s Place, Canterbury Courts, New Dover Road, Canterbury Tyre Garage, Roper Road, Canterbury Metric Site which includes the adjacent Hillborough Farm Sweechbridge, Herne Bay Talmead, Margate Road, Herne Bay Mill Lane, Herne Bay Whitstable Harbour including a separate one for South Quay. 4.16 There are other sites that are previously developed and have the potential for mixed use redevelopment.  However, they are known to have constraints and their development within the plan period cannot be guaranteed and therefore they do not benefit from an allocation on the proposals map.  This applies to the sites set out below and the City Council has indicated the types of uses that would be appropriate.  A development brief or development principles will need to be prepared for each of these sites.   Police Station, Old Dover Road: Replacement office floorspace and residential; Clarkson House, Rhodaus Town: Replacement office floorspace, residential and commercial; Peugeot Garage/Canterbury Motor Co, Rhodaus Town: Mixed use of residential/tourism facilities, retail and commercial Invicta House, Lower Bridge Street: Commercial and residential; Jewry Lane: Retail, residential, community uses; Fire Station, Upper Bridge St: Hotel and residential; Northgate House:  Retain offices with residential to rear and side; Sea Street Industrial Estate: Offices, employment/industrial and residential.  This area is in need of environmental improvement and there is potential for some redevelopment incorporating an element of residential.  However there shall be no overall loss of employment floorspace arising from new development.     RETAIL CORE AREAS     4.17 Within town centres, it is important to have a strong retail core to underpin a healthy and thriving town centre. This is recognised in central Government guidance. As such, the City Council considers it important to set aside core areas within each of the town centres to promote and retain retail uses on the ground floors, and to resist their loss to other uses. Alternative, non-retail uses, can in most instances be located in the wider town centre area, providing there is suitable access, and still contribute to its vitality and viability.   POLICY TC5 Within the retail core areas of the town centres as shown on the Proposals Map (Insets 2, 4 & 6), the Council will permit new retail development, seek to retain a strong retail core and will resist the loss of existing ground floor retail uses, unless there is an overriding justification.   top     top Page 42     LOCAL CENTRES     4.18 Local centres of shops and services, outside the town centres but within the urban areas, are important in providing local shops to meet day to day needs, and other services to communities. Local centres can have a positive impact in a variety of ways including:   Providing local employment; Meeting day to day shopping needs; Boosting local economic activity; Reducing traffic congestion and pollution; Extending access to services to elderly, disabled and non-car owners; Providing community meeting places; Providing a focal point for other community initiatives; Sustaining predominantly independent diverse shopping facilities. 4.19 PPS6 ‘Planning for Town Centres’ recognises that local shops offer an important and convenient service for those who are less mobile, especially the elderly, people with disabilities, families with young children and those without a car. Local centres should also be used for complementary facilities; for example, medical uses, crèches, etc. 4.20 The following local centres fall within the Council’s objective to maintain and enhance the existing retail uses and community facilities of the urban areas to meet the day to day needs of local people (for those services and retail uses within Parishes, policy R10 of the Local Plan will be applied):   Tankerton Road, Tankerton Herne Bay Road/St Johns Road, Swalecliffe Sea Street, Herne Bay Canterbury Road, Herne Bay Reculver Road, Beltinge Faversham Road, Seasalter.   POLICY TC6 In those local centres shown on the Proposals Map (Insets 3, 4 & 5), planning permission will be granted for the change of use from a retail shop or community facility to another use provided: a) The proposed use does not threaten the vitality and viability of the local centre; b) The proposed use is not detrimental to residential amenity; c) The proposed use does not jeopardise the balance and variety of services available in the local centre to meet the needs of the local community; d) There is no overriding conflict with other policies in the Local Plan; and e) There is evidence to demonstrate that there is no demand for the continued use of the premises for retail or community purposes. Proposals for additional shopping or community provision within or adjacent to local centres will be permitted where the proposals meet a local need, widen the choice, quality or range of shopping or communal facilities, and are of a scale appropriate to the function of that particular centre. Subject to no overriding conflict with other policies in the Local Plan.   top     top Page 43     TOURISM, CULTURE AND HERITAGE     4.21 The Canterbury District has a rich cultural heritage and a history of being a desirable destination for visitors, whether this is to the Cathedral or museums of Canterbury City, the seaside resort of Herne Bay, the character seaside town of Whitstable or the attractive and diverse rural areas and villages of the surrounding countryside. All these assets contribute to the Canterbury image, and the City Council is committed to supporting Canterbury’s role within East Kent as a recognised visitor destination and cultural centre. 4.22 Canterbury’s cultural heritage acts as a strong attraction for visitors, and tourism is, and has always been, a key activity in the District, which can also help to deliver an urban renaissance and add value to the Canterbury image. Tourism also plays a large part in the East Kent economy and cannot be ignored for its contribution towards retailing, employment, physical regeneration and infrastructure and its links between community organisations. 4.23 The City Council’s Tourism Strategy sets out how to direct investment and attract visitors to the District, while seeking to balance the needs of local communities, the environment and visitors. The general character and distinctiveness of the City, its environs and infrastructure influence the impact and dispersal of tourism across the District and East Kent. Tourism should also be managed so that it does not increase problems of traffic congestion, but promotes alternative modes of travel to and from visitor destinations. It is also important to ensure that accommodation and tourism facilities make provision for people with disabilities and are accessible to all people throughout the District. 4.24 It is the City and County Councils’ view that the District’s tourism industry would benefit from more hotels, in particular at the top end of the market, and more guesthouses and self-catering accommodation to cater for existing demand, and to attract the longer staying visitor. 4.25 To facilitate the provision of new hotels, this Local Plan encourages a number of possible hotel sites in Canterbury, Herne Bay and Whitstable through the allocation of Regeneration Zones, policies TC20 and TC21 and in its Strategic Development Objectives set out in Chapter 1 of the Plan. 4.26 The City Council does not wish to see the existing stock of staying accommodation decline. However, a major increase in such accommodation in any particular area should also be avoided as this reduces existing residential accommodation and can cause nuisance in some residential areas.   POLICY TC7 Planning permission will be granted for proposals to provide new tourism development including hotels, guesthouses, bed and breakfast and self catering accommodation after consideration of the following criteria: a) The anticipated traffic generation and whether the location is readily accessible by a range of means of transport; b) The environmental and landscape considerations; c) The impact on neighbourhood amenities; d) The standard of design; e) The relationship to existing tourism development and whether the proposal is for the upgrading of those facilities; f) Whether the proposal will contribute to the diversification of tourist attractions in the District; and g) Whether the local economy will benefit from the proposal.   top     top Page 44     4.27 The City Council is concerned that, wherever possible, existing tourist accommodation is not lost to other uses. This approach will assist in promoting the industry and retaining employment. While the City Council recognises that there is always an ebb and flow of changes of accommodation at the lower priced end of the market, the following policy is required to protect establishments which perform a recognised and valuable role in meeting visitor needs in the District.  In order to safeguard these establishments, the City Council may require the applicant to demonstrate that there is no longer a need or a demand for a particular facility by considering how the existing facility has been managed, marketed and operated. For example, the City Council may require evidence that the property has been marketed for a consistent period of two years at a competitive price and that this has been undertaken through mainstream tourism publications and appropriate local agencies.  Evidence of a lack of demand may also be required and this will need to be based on evidence of the preceding three years occupancy rates and returns.  Finally, the City Council may require evidence that the physical structure of the building cannot be enhanced or investment undertaken to make it suitable for continued tourism use.   POLICY TC8 Planning permission will not be given for development involving the loss of visitor staying accommodation in the District unless:  a) There is clear evidence to demonstrate that the existing accommodation is no longer needed; and b) The use is no longer viable and the business has been actively marketed with no genuine interest; c) The change of use is the only practical way to conserve a listed building. If a change of use to residential accommodation is proposed, then, in addition to the above, the applicant must also demonstrate that every reasonable effort has been made to first secure other appropriate cultural, tourism, economic or community uses.   top 4.28 As well as promoting and seeking to strengthen existing cultural development across the District, the City Council will seek to build upon the Canterbury image, by adding to existing cultural and heritage facilities, attractions and initiatives. This will be achieved through the implementation of the City Council’s Local Cultural Strategies, which will promote cultural well-being across the District. Culture is considered to include such activities as arts, sports, libraries, museums, heritage, archaeology, children’s play, countryside recreation, and cultural tourism involves the diverse ways of life of other people. 4.29 Canterbury’s cultural heritage is an expression of its people and its location. In the past, many of its residents and European visitors have left lasting influences upon Canterbury. The District’s location in East Kent has also acted as a gateway into and from Europe. 4.30 The development of Local Cultural Strategies for the District will focus on the cultural needs, demands and aspirations of our communities. The strategies will set out both the intrinsic value of cultural activities as well as their instrumental benefits - a positive contribution of cultural activities made towards the economic, social and environmental well-being of the local population.     top Page 45     4.31 The promotion of cultural activities and developments will be achieved through sustainable and accessible locations, predominantly in the town centres; investment in physical and social infrastructure; and increasing participation in cultural activities, by promoting social inclusion and encouraging social enterprise.   POLICY TC9 Within or on the edge of the town centres and other locations readily accessible by alternative means of transport, other than the car, the City Council will encourage and grant planning permission for development that adds diversity to or improves the cultural development or heritage of the District. Such considerations will be subject to policy BE1 and the traffic management implications.   top PUBLIC SAFETY AND CRIME PREVENTION     4.32 The need for safe and secure environments is integral to achieving urban renaissance, social well-being and economic and environmental improvements. The City Council considers that public safety and crime prevention, as well as reducing fear and the perception of criminal and anti-social behaviour, underpin social welfare. This approach is embraced in the City Council’s Community and other Corporate Strategies and plays an important part in land use planning and meeting the objectives to improve the quality of life for all people in all places, as set out in this Local Plan. 4.33 The City Council has sought and is seeking to develop stronger working partnerships with the Kent Police and other community safety teams to ensure a synergised approach to crime prevention and public safety. Arising from the Crime and Disorder Act 1998, the City Council and Police should co-operate in the development and implementation of a strategy for tackling crime and disorder. As crime and disorder can be seen as a by-product of our physical and social arrangements, the City Council will seek to ensure that the built environment is appropriately designed to reduce or offset locations vulnerable to crime, and will also consider the social arrangements and implications of its decision-making powers. 4.34 Often in town centres the promotion of evening or night-time uses or activities needs to be balanced by the impact upon residential amenity and the need to provide a safe environment. The City Council wants to promote centres as places to live. Although late night noise and disturbance or anti-social behaviour can deter people from living in town centres, residents help provide natural surveillance. 4.35 The need to plan against crime will be considered in proposals that need planning permission and the City Council has agreed a set of guidelines with Kent Police on the design and layout of new development. The Supplementary Planning Guidance “Crime Prevention through Design” (2003), considers house building, commercial development, town centres, public open spaces and rural areas and the impact these have on the need to provide safe and secure environments.     top Page 46   POLICY TC10 Within the City or town centres, the City Council will grant planning permission for development that could lead to significant evening and night-time activity provided that: a) There would not be a proliferation of similar uses within the locality that have the potential to increase anti-social behaviour; and b) The development would not introduce the potential for anti-social behaviour into an area where it is not currently experienced; and c) The proposal incorporates adequate measures to tackle crime and anti-social behaviour; and d) There will be no adverse impact upon residential amenity.   top ACCESS AND PERMEABILITY     4.36 Access to, through and across our City and town centres is an important component in enabling an urban renaissance and in promoting the centres as the focus for investment and attraction. Access by rail, Park and Ride, bus, coach, cycle, car or by foot is important in creating attractive town centres. All these modes of transport serve a purpose, and the City Council will seek to enhance access to our City and town centres by seeking physical improvements or environmental enhancements to railway stations, car parks, public areas and other entry points into the centres. 4.37 It is important for the attractiveness of our City and town centres that they are permeable and access can be achieved to and through them, without physical barriers or conflicts with other modes of transport. 4.38 Within the City and town centres, the City Council will try and ensure that pedestrians are given improved access and priority in certain areas, by restricting movement of cars and other vehicles. Bus penetration into the centres, whilst achieving pedestrian priority and the creation of a safe and attractive environment, is also important. Greater pedestrian priority will be provided, in part arising from planning conditions or legal agreements, where development affects the public realm. Developments within the centres will be expected to make provision for enhanced public car parking facilities elsewhere, via payment of community sums, where appropriate.   POLICY TC11 Planning proposals within the City and town centres will be assessed for their scale and impact and, where appropriate, planning permission will be dependent on the incorporation of measures to provide access toand across the centre by alternative means of transport, other than the private car, or through a financial contribution towards the provision or maintenance of the Park and Ride or public car park facilities that serve the City or town centres. The contribution will be assessed against the submission of a Travel Plan, which shall include an assessment of likely travel demand and ways to accommodate the demand.   top     top Page 47     CANTERBURY CITY     4.39 The City Council will continue to encourage renewal and renaissance whilst preserving the qualities of the City’s environment.  Canterbury has grown from a small market town to a City of European status and recognition. Periods of development growth, which have seen Canterbury expand beyond the City Walls to form wider urban and suburban areas, have been accompanied by periods of stagnation which fortunately for Canterbury’s historic quality, has preserved some of its best urban fabric. Canterbury’s recognition and status as a World Heritage Site derives from its location close to Europe, its location for pilgrims and the ‘home’ of the Anglican Church and its preserved and historic environment. These contribute towards the Canterbury image. 4.40 Canterbury’s traditional investment has been founded upon retail, tourism, religion and education. The City Council believes that this traditional investment needs to be nurtured and diversified. The restraint policies adopted by previous Local and Kent Structure Plans have created a negative perception towards new development in Canterbury, and this perception needs to be reconsidered. New development, renewal and regeneration can be achieved whilst protecting Canterbury’s environment.  The City Council will promote opportunities for new development whilst preserving the City’s historic and quality urban fabric. 4.41 The City Council will be producing further documentation to promote and enhance the City as a place to live, work, learn and visit. Regeneration Zones have been allocated around Canterbury where the City Council considers that these areas are under performing in terms of their uses, the physical environment and their contribution to the attractiveness of the City.     Regeneration Zones 4.42 Regeneration Zones have been identified in the Local Plan to give a clear indication of the strategy the City Council wishes to follow within these specific areas. These are identified on the Proposals Map (see Insets 1 & 2). Regeneration Zones have been allocated because of their significant potential to improve the quality of life, built environment and economic prospects of the District’s residents, visitors and workers.  In the Council’s view, these areas perform poorly at the moment, in terms of their potential to contribute to the regeneration of the City.  These particular areas need physical improvements to the built environment to enable urban renaissance through economic, design, social and environmental improvements. 4.43 Development within Regeneration Zones will require active partnership between landowners, developer interests, the local community, interested parties and the planning and highway authorities.  The City Council is committed to using its Compulsory Purchase Order powers to assist in bringing sites forward when appropriate. The development of these areas will also require a clear strategy and vision to allow decisions to be coordinated over a period of time, and to create certainty within these areas for investment decisions to be made with confidence. The following text sets out the Regeneration Zones and the main issues and proposals relevant to these areas. The City Council welcomes the opportunity to work with a variety of groups and interested parties to promote these strategies. 4.44 Regeneration Zones contain some of the Council’s Strategic Development Objectives for the District, as set out in Chapter 1 of the Local Plan. The policies for each Regeneration Zone set out the general development parameters that the Council considers will enable these areas to be regenerated, fulfilling the specific objectives of the Council to achieve urban renewal. A development brief, to incorporate urban design principles, will be prepared for each Zone to coordinate issues such as mix of uses, design, access, landscaping and sustainability.  Development proposals in these areas in advance of the preparation and approval of a development brief will be premature. Piecemeal proposals that come forward shall demonstrate how they form part of the comprehensive approach to the wider area, and the overall planning and design framework.     top Page 48     4.45 Financial contributions paid through S106 Agreements and arising from development within the Regeneration Zones shall be held in a suspense account for each Regeneration Zone.  These funds will be used to help meet objectives set out in the Development Briefs or related objectives such as access improvements, environmental enhancements and social and economic improvements, within the Plan period or within a timescale otherwise agreed with the developer.     Canterbury West Station 4.46 The Canterbury West Station Regeneration Zone includes Canterbury West Station, car parks, properties bordering Station Road West and Roper Road, and a frontage to St Dunstan’s Street.  Any redevelopment within the  Canterbury West Station Regeneration Zone will need to consider any outcomes from CTRL domestic services study.  As this work is ongoing, there are a number of uncertainties stemming from a lack of precise knowledge about the consequences of CTRL completion in the earlier part of the plan period.  This area is an important gateway to the City around the railway station and along St Dunstan’s Street itself. The railway station is an historic building and marks the terminus of the first regular passenger railway service in the world. The area comprises a mix of uses and developments associated with the railway line and also other uses which are emerging, particularly along Roper Road. The Regeneration Zone falls within the Canterbury West Conservation Area. 4.47 The subway and areas around it at St Dunstan’s and those under the railway platforms at Canterbury West are in a poor condition. The City Council is keen to work in partnership with the railway operators to enhance these subways to help upgrade the overall image of this part of the City.  The first impression of the City by its visitors coming from the Station is important for the City’s continued success as a visitor destination.  The City Council also recognises the importance of the access routes between the station and the City Centre, and these should be enhanced through new development and enhancements to the public realm. 4.48 St Dunstan’s Street is an important local shopping centre. The car park in Station Road West can help the overall attractiveness of this area as a destination for shopping. 4.49 The housing development between Station Road West and North Lane shows the potential of this area when care is taken over design, and delivers a form of development popular with residents and visitors. However, apart from the high quality design of recent residential developments in the area, the area in the Regeneration Zones under performs in its potential to enable urban renaissance in this part of the City.   POLICY TC12 A Regeneration Zone is designated for the redevelopment of the Canterbury West Station area, as shown on the Proposals Map (Insets 1 and 2).  The allocations on the Proposals Map should be brought forward in accordance with the provisions of a Development Framework for this Regeneration Zone.  All residential development in this Regeneration Zone shall make contributions towards on-site or off-site affordable housing, access improvements to the town centre and environmental enhancements, as set out in the Brief.   top     top Page 49     Kingsmead and Riverside 4.50 This area covers the riverside between St Radigund’s Street and the Asda superstore off Sturry Road. It includes a variety of uses - industrial/warehousing premises off Parham Road; Barton Mill and surrounding industrial premises; car showrooms and storage; the Kingsmead ex-Stadium site; a depot; a coach park, food store, leisure centre, primary school and Adult Study Centre; and significant areas of open space. 4.51 Central to the importance of this area is the riverside corridor which provides a strong linear feature and focus for potential schemes, a route to and from the City Centre, as well as a vista towards Canterbury Cathedral. There are important natural habitats adjacent to the area at Vauxhall Lakes, and the riverside forms part of a much longer corridor through the Stour Valley. There are currently conflicts of uses around the Parham Road area, with residential areas abutting active industrial sites, and problems particularly surrounding the delivery and collection of materials from these warehouses. 4.52 The City Council considers the Kingsmead site a significant opportunity to regenerate the immediate area and the City as a whole through a planned and comprehensive approach to development on it.  This is set out in a Development Brief adopted November 2004.   POLICY TC13 A Regeneration Zone is designated for the redevelopment of the Kingsmead and Riverside area, as shown on the Proposals Map (Insets 1 & 2).  Apart from specific areas that are allocated on the Proposals Map, development appropriate for this Regeneration Zone includes a mix of cultural, leisure and recreation facilities, housing, business, open space and education, and the relocation of existing uses already in the Zoned area.  The Development Brief shall set out the provisions of development to take place in the Regeneration Zone.   top St George’s to Canterbury East Station 4.53 The Regeneration Zone covers an area along the outskirts of the southern side of the City from Lady Wootton’s Green including St George’s Place, Old Dover Road and as far as Canterbury East Station.  The mix of uses in this area includes the railway station and ancillary land; car showroom and storage; police and fire stations; a cinema; offices and shopping on St George’s Place; the Chaucer Hotel; educational uses; and shops and offices along Broad Street. The railway station forms an important entrance to the City and links directly to the City Walls and the enhanced Dane John Gardens. 4.54 The area has been identified as a Regeneration Zone because of its important impact on perceptions of the City along Pin Hill, Rhodaus Town, Upper Bridge Street, Lower Bridge Street and Broad Street.  This area is directly opposite the historic City Walls and forms the backdrop to the redevelopment of the Whitefriars area. It is therefore extremely important that the appearance and use of this area enhances the overall impression of the City and adjoining residential areas. 4.55 Many of the sites within the central part of this Regeneration Zone have large open areas which could form potential redevelopment sites and could also contribute significantly to the economic, cultural and housing needs of the District on previously developed land. Any development within this area should feature high quality design due to its close association with the City Walls and prominent position on a major thoroughfare within the City. It also offers the opportunity for quality ‘landmark’ contemporary design together with more historic approaches in relevant areas. With all new development in the Regeneration Zone the City Council will seek high quality design, environmental enhancements, and improvements in pedestrian access to the City walls and gates.     top Page 50   POLICY TC14 A Regeneration Zone is designated for the redevelopment of the St George’s to Canterbury East area as shown on the Proposals Map (Inset 2).   Apart from those sites allocated on the Proposals Map, development appropriate to this area includes offices, retail, leisure, hotels, cultural facilities, education and housing.  The City Council expects all new development in the Regeneration Zone to comply with the provisions of the Development Brief, and dependent on the scale and location of a particular development, to enhance the entrances to the City, improve pedestrian links and ease traffic congestion.   top Wincheap 4.56 This area is an important entrance to the City and was originally developed as a ‘medieval suburb’ of the City. The area covers Wincheap itself and adjoining properties, a large trading estate (from Simmonds Road through to Ten Perch Road), the area adjoining Wincheap Green Roundabout and St Andrew’s Close and the important natural habitats adjoining the Great Stour. Traffic and its management is a major issue within this area, both for the quality of life of local residents and the economic vitality of this part of the town.  Congestion caused on Wincheap affects air quality and also affects the competitiveness of the City overall, and perceptions of those seeking to invest within the area. 4.57 A traffic management study for this area has shown various options for traffic routes and the issues associated with their development - this forms the background to proposals that could be made within this area. The City Council welcomes proposals which would remove the majority of traffic from Wincheap and route it through the estate. This will have the double benefit of improving residents’ quality of life on Wincheap and provide new opportunities for the use of Wincheap, including markets and improved access to and from specialist shops on Wincheap. Re-routing traffic would also improve the potential for the estate to be redeveloped as a gateway into the City from the A28. 4.58 The Wincheap Estate provides a significant opportunity for redevelopment providing quality design, a mix of uses, and a planned layout which will incorporate a traffic management scheme and enhanced environment.  A master planning exercise will inform the preparation of a Development Brief for the Regeneration Zone.  The City Council expects new development to incorporate upper floor accommodation to enable a comprehensive mixed use development of the Regeneration Zone. Proposals adjacent to the residential properties on Wincheap should pay regard to the scale of the residential context. Proposals adjacent to the open space on the Great Stour should also pay regard to the wildlife and landscape quality of this area. This area of habitat is designated as a Site of Nature Conservation Importance and Area of High Landscape Value and will be safeguarded in any development proposals. The development brief should also respond to flooding risks in the area. The City Council will look to promote the improvement of Wincheap itself through the development of the existing estate, the potential for a street market and the independent retail sector.     top Page 51   POLICY TC15 A Regeneration Zone is designated for the redevelopment of the Wincheap area as shown on the Proposals Map (Insets 1 & 2).  Unless already allocated on the Proposals Map, development appropriate within the Wincheap Estate includes retail, housing, transport infrastructure, business, leisure and recreation and open space.  All development should provide a mixed use and comply with the provisions set out in the Development Brief.  Developments will be expected to contribute towards improving traffic management in Wincheap and environmental enhancements in the public realm.   top Action Areas 4.59 Within certain local communities the City Council believes that measures to enable neighbourhood renewal should be identified through the Community Plan, community consultation and local partnerships.  The Council recognises that the Local Plan should contribute to encouraging development that is considered important in implementing those measures particularly identified.  The following neighbourhoods are targeted for renewal, although this does not exclude others that may come forward: Northgate, Querns Road area, Hales Place area, Spring Lane area, Sturry Road area, Thanington, Hersden, Adisham, Harbour, Heron and Gorrell.   POLICY TC16 The City Council will grant planning permission for new development in targeted neighbourhoods that will contribute to meeting identified local need and the objectives identified through local partnerships and the Community Plan.    top RETAIL DEVELOPMENT     4.60 Retailing makes a major contribution to the economy and vitality and viability of the City, adds significantly to its attraction for visitors and plays a vital role in helping to maintain its historic buildings. It is therefore considered essential to maintain the City’s regional role as a destination for shoppers. 4.61 The City Council’s strategy towards retailing reflects the objectives set out in Government guidance in PPS6. The City Centre is the preferred location for new retail development, although by reason of its historic environment, other locations such as the edge of the town centre or the designated retail nodes may be more appropriate in some circumstances. 4.62 With significant investment in redeveloping Whitefriars and Longmarket and the refurbishment of existing stores in the City Centre there is private sector confidence in the attractiveness of the City as a destination for shoppers, business, residents and visitors.  Coupled with this investment there is a recognised need for improvements in the public realm that will enhance the overall City environment.  Work is being carried out between the City Council and its partners to identify areas for improvement that can be targeted for further investment, to enhance the Canterbury image.  The City Council is firmly committed therefore to attracting further investment in the City Centre, especially where it will regenerate the public realm.     top Page 52     4.63 The City Council received an updated retail study from Colliers Erdman & Lewis in March 2003. The findings confirms Canterbury’s leading role within the retail sector in East Kent, and reiterates that there is no need in quantitative terms, for further food retail development at Canterbury.  The report, however, identifies the need for non-bulky and bulky comparison goods in Canterbury City Centre.  Given the low vacancy rates and the historic nature of the City Centres’ urban fabric, there is, however, little scope to accommodate this need within the existing city centre and consideration will be given to proposals that accommodate this growth by means of an extension of the City Centre.  However, the City Council will continue to monitor and review Canterbury’s position within the region as a destination for shoppers and visitors, and will commission further retail reports during the Plan period as part of the monitoring and review process, and will review its current policy approach if necessary. 4.64 The City Council, having considered the sequential approach to retail development and the impact upon the vitality and viability of the town centre, will only consider locations that already function as retail nodes (as identified on the Proposals Map) or other locations more sustainable than the retail nodes.  In any event, the City Council will expect the need for the retail floorspace to be demonstrated and particularly how this contributes to the wider aims of regeneration and improves accessibility, by means other than the private car. This dual approach should ensure that the areas surrounding the retail nodes, which are some of the most deprived Wards in the District (Northgate and Wincheap/Thanington), directly benefit from new development and the nodes, which do not work as efficiently as they could, are improved as destinations for public transport, walking and cycling.  New retail development, extensions or variations of planning permissions should, in appropriate circumstances, make a direct link to improving the social and economic objectives of the surrounding areas by enabling and promoting life long learning and employment training, affordable housing, community facilities, transport infrastructure and environmental enhancements. 4.65 Retail development can have a major impact on the environment and economy of an area.  As well as looking at the retail capacity and associated impacts of new development, issues of quality of design, mix of uses, efficiency of land use (including potential of development over retail units), transport and links with surrounding communities will be addressed through the LDF process.  The City Council will ensure that maximum potential is achieved for these important retail nodes, and they are planned in a positive and coordinated manner. 4.66 Within the Wincheap and St George’s to Canterbury East Station Regeneration Zones, as shown on the Proposals Map (Insets 1 & 2), the City Council will permit the provision of some retail development, if it forms part of a comprehensive development in these areas, it will only come forward as part of a mixed-use scheme, and in accordance with the proposed Development Briefs. The City Council is not seeking to add retail floorspace for the sake of it, but rather if the retail floorspace, as part of a larger development proposal, can help to achieve the objectives behind designating the Regeneration Zones, this would be acceptable and encouraged. 4.67 Policy TC17 sets out the criteria for assessing retail development proposals and includes new retail development, extensions to existing retail development and variations to existing planning permissions.  The City Council may requireany application for such development to be accompanied by a retail impact study that considers the criteria specified in PPS6.  For all other proposals for retail development outside the existing town centres, the applicant should demonstrate the need for the development and that either the sequential approach has been followed or that there is a special circumstance which demonstrates that it is not appropriate in that particular case. The sequential approach to site identification would consider in order: the town centre, the edge of town centre, followed by the retail nodes.     top Page 53   POLICY TC17 Proposals for retail development will be determined on the basis of the following criteria: a) The quantitative and qualitative need for the development; b) Whether there are other, more suitably located and available sites nearer to the town centre using a sequential approach to site identification; c) The impact of the proposal individually or cumulatively with other recently completed development (or extant planning permissions for new development) upon the vitality and viability of the town centre; and d) Whether the site is accessible and convenient to a range of transport modes. e) The proposed development does not have a detrimental effect on the highway network in terms of congestion and road safety. The City Council will also consider how the proposal assists the regeneration of the surrounding area, provides or enables improvements to transport infrastructure and social facilities or achieves economic and environmental objectives.   top Local Centres Within Canterbury City 4.68 The City Council’s objective set out earlier in this Chapter to safeguard local centres that serve their local neighbourhood is also applicable to Wincheap, St Dunstan’s Street and Northgate. These areas serve a local resident population as well as contributing to the attractiveness of the City Centre. Local centres form part of the heart of a sustainable neighbourhood, and these centres are important, in particular for local people who do not have the benefit of a car or are less mobile. Whilst recognising Wincheap, St Dunstan’s and Northgate areas for their distinct character and contribution to the City as a place to shop, work, visit and live, the City Council will also seek to protect those shops or uses which serve the local resident population, where appropriate.   POLICY TC18 Along Wincheap, St Dunstan’s Street and Northgate planning permission will only be granted for the change of use from a retail shop, or a use that serves the local resident community, to another use provided: a) The proposed use does not threaten the vitality and viability of the local centre; b) The proposed use is not detrimental to residential amenity; c) The proposed use does not jeopardize the balance and variety of services available in the local area to meet the needs of the resident community; d) There is no overriding conflict with other policies in the Local Plan; and e) It can be demonstrated that the existing use is no longer viable.   top QUARTERS     4.69 In association with the City Centre Management (CCM) the City Council has divided the City into distinct and definitive areas or ‘Quarters’, to promote their individual characteristics and contribution they make to the City Centre.     top Page 54     4.70 A characteristic of the City Centre is the diversity found within it. The types and levels of activity in the built environment change from one part of the City to another, giving a distinct and individual characteristic to various smaller areas or ‘Quarters’ of the City. There is a central core and four ‘Quarters’ defined within Canterbury, and these are set out as follows:     Central Core 4.71 This area includes the Cathedral and High Street and incorporates a strong ecclesiastical presence, thriving national and international shops, restaurants and museums.     Northern Quarter 4.72 This area includes Palace Street and Northgate and incorporates the independent heart and soul of the City, which has small retail outlets and single shop units, selling to a niche market.     Southern Quarter 4.73 This area includes Castle Street and Wincheap and incorporates bustling shops and restaurants amongst a business and professional sector, as well as the Dane John Gardens and Canterbury Castle.     Western Quarter 4.74 This area includes St Peter’s Street and St Dunstan’s and incorporates a thriving evening economy mixed with small independent traders serving the day to day needs of a more local community.     Eastern Quarter 4.75 This area includes the new Whitefriars and properties on the other side of the ring road and incorporates retail, restaurants, offices and the cinema, and is considered the ‘Quarter of the Future’ by the City Council and CCM. 4.76 Although these ‘Quarters’ have definitive characteristics they are interrelated through the core shopping area along the High Street.  No one area provides one product not found in the others, but there is often a cluster of types that together give the areas their definition. For example, the Northgate side of the City provides a ‘Bohemian’ area of independent, individual shop units providing a niche market; the west part provides a correlation of business operators. The City Council therefore seeks to give priority to uses that help to define the particular qualities and characteristics of these areas within the City Centre, and will seek to resist those proposals which will have a detrimental impact upon their particular distinct areas.   POLICY TC19 Planning permission will be given for proposals that strengthen the individual characteristics and distinctiveness of the City, unless they would cause specific environmental problems, or conflict with other policies in the Local Plan. Similarly, proposals that demonstrably weaken the characteristics and distinctiveness of these areas will be resisted.   top     top Page 55     HERNE BAY     4.77 Herne Bay town retains the essential character of a seaside resort. The special qualities of the older parts of the town have been recognised by the designation of a conservation area covering the commercial centre, the seafront and parts of the late 19th and 20th century suburbs. The historic character combined with a strong community provides the basis upon which the town can undergo further regeneration and renaissance. 4.78 Herne Bay is rich in cultural diversity, and much of its attractiveness has derived from its seafront and as a destination for tourists. Herne Bay has suffered from time to time from weak and inconsistent investment in the business and leisure sectors, but the City Council is seeking to address this by positively encouraging further investment into these sectors. This should help to diversify and boost the economy and provide more employment opportunities, in particular. 4.79 In addition to the potential for new housing development, the Council has identified on the Proposals Map (Insets 3 & 4) locations for business and leisure development and growth. The associated spin offs from these types of development are the improvement of employment opportunities; housing choice; and tourism and investment in the town centre to enable urban renaissance. 4.80 Herne Bay has an historic centre which is the core area of the town, and which contains and experiences a diversity of uses, built development, pedestrian movement and levels of activity. The town centre also provides the opportunity for further investment, and a greater intensity of development at the right quality to make the most efficient use of existing land.   POLICY TC20 The City Council will only permit proposals for leisure and tourism development on land identified on the Proposals Map (Inset 4) for that purpose and on other appropriate sites that would add to the attractiveness of Herne Bay and its surrounding areas, subject to quality design and accessibility objectives being achieved.   top   POLICY TC21 Land is allocated at Herne Bay Golf Club, Eddington, for an hotel, Park and Ride facility and flood alleviation measures, as shown on the Proposals Map (Inset 3).   top   POLICY TC22 Land is allocated at the Serco Nursery Site and former petrol filling station adjacent to Canterbury Road and the Thanet Way slip road, for mixed-use development as shown on the Proposals Map (Inset 3).  Development proposed on this land shall incorporate residential development on the nursery site and residential, office, and community development on the site facing the Thanet Way.   top     top Page 56     The Old Thanet Way 4.81 Outside the town centre, along the old Thanet Way, there are strips of protected or existing open space that are in need of visual enhancement. Although it is not the Council’s intention to allocate this land for built development, the Council will be sympathetic to initiatives or uses that can demonstrate that there will be visual and environmental enhancements to the old Thanet Way through appropriate uses and landscaping schemes.     WHITSTABLE     4.82 In the 18th and 19th centuries, Whitstable grew into a busy fishing port, and became one of the foremost oyster towns in the country. Whitstable retains the distinctive character of a small fishing and sailing town; the older buildings built mostly in local vernacular style and timber weatherboarding, reflect a strong association with the town’s fishing and ship building traditions. 4.83 By reason of its strong affiliation to fishing and sailing, and more recently for its attraction for artists and craftsmen, Whitstable is becoming a desirable destination to live, work and visit. Whitstable town centre in particular, has retained its strong Victorian character and appearance. The High Street, the harbour area and the seafront are Whitstable’s hub of activity and attraction. 4.84 The High Street is characterised by its physical form and urban design, with a strong independent retail presence. Whitstable Harbour is predominantly a working harbour and will be the focus for new business and leisure development, in particular on the South Quay. The City Council has produced the Whitstable Harbour Strategy (1997), which seeks to separate, amongst other objectives, the harbour working areas on the East Quay and business and leisure areas on the South Quay. The Strategy also promotes the harbour area to attract future investment. 4.85 It is the City Council’s objective to encourage investment that will increase the attractiveness of the High Street, harbour area and the seafront as places to live, work and visit. In addition to the Council’s strong policy to retain retail units on the ground floor of premises in the core shopping area, the Council will support proposals that bring business and leisure development in these locations, as well as increased and better access to and along the seafront. 4.86 The City Council has also identified a site at Wraik Hill, adjacent to the A299/A2990  on the edge of Whitstable, for office development.  This is an enlargement of the existing office use of the site and is seen as an opportunity to improve the diversity of office accommodation.   POLICY TC23 Within the Whitstable town centre, new development proposals for business and leisure uses will be permitted on the basis that they do not conflict with other policies of the Local Plan.   top     top Page 57   POLICY TC24 The following sites have been identified on the Proposals Map (Inset 6) for mixed-use development: Land adjacent to Pearson’s Arms: Residential or commercial with public open space. Tile Warehouse, Sea Street: Residential or offices or hotel with public open space. Land adjacent to the Pearson’s Arms and the Tile Warehouse shall be the subject of a Development Brief, which shall include within it the provision of public open space and access to the seafront as part of the development proposed.   top   POLICY TC25 Developments within the Whitstable Harbour area as shown on the Proposals Map (Inset 6) will be granted planning permission if they conform to the Whitstable Harbour Strategy to sustain a working harbour area on the East Quay and promote business, fishing and leisure uses on the remainder, subject to appropriate design and access considerations.   top THE HERNE BAY AND WHITSTABLE GREEN GAP     2.62 The City Council has in the past successfully sought to protect the built up areas of Herne Bay and Whitstable from coalescence, through its application of a ‘Green Gap’ policy. This approach remains one of the City Council’s key objectives for both coastal towns. Within the Green Gap, the City Council considers that open-air recreation and leisure uses would be appropriate on the basis that the objectives behind the Green Gap allocation are not breached. The land, although serving its purpose by preventing inappropriate development, could be utilised for more beneficial uses whilst still achieving the Council’s objective. 2.63 The City Council encourages the provision of a sports/football academy along the coast and the green gap area is considered an appropriate location for open air sporting and recreational uses.  The sporting academy is set out in the Council’s Cultural Strategy.  As such, the following policy whilst seeking to protect the open character and function of the green gap makes provision for the open use of the land and appropriately located and designed buildings ancillary to the use of the land.     top Page 58   POLICY TC26 Within the Herne Bay and Whitstable Green Gap identified on the Proposals Map (Insets 3 & 5), development will only be permitted where it does not: a) Result in a material expansion of the built up confines of the urban areas of Herne Bay or Whitstable; or b) Significantly affect the open character or separating function of the Green Gap; and c) Result in new isolated development within the Green Gap; In those areas within the Green Gap where education or leisure uses are promoted, planning permission will be granted for leisure or educational uses where in addition to the considerations of (a) to (c) above, built development shall be incidental, necessary and functional to those uses and located to have a minimum impact upon the open character of the Green Gap.  All development will be subject to Policy BE1 of the Local Plan.   top OUT OF TOWN CENTRE RETAIL DEVELOPMENT IN HERNE BAY AND WHITSTABLE     4.89 The retail report carried out by Colliers Erdman & Lewis on behalf of the City Council in March 2000 advises that until 2011 there is no scope (taking account of existing planning permissions) for further food retail floorspace provision in Herne Bay, and only limited scope in terms of quantitative need in Whitstable town centre. For non-bulky comparison goods there is small scope for additional floorspace until 2011, and this addition should be accommodated within the town centres. For bulky comparison goods, there is limited scope for further provision within both Herne Bay and Whitstable, and this should be located within the town centres. 4.90 Following the recommendations of the retail report, the City Council has responded by appointing town centre coordinators for Herne Bay and Whitstable, who are including the local retailers, businesses and residents in drawing up town centre strategies and projects. The City Council will therefore continue with its existing cautious approach to retailing out of the town centre by reason of the need to promote further investment within the town centres. 4.91 Policy TC1 of this Local Plan and the objectives of PPS6 will be applied by the City Council for new retail development outside the town centres.     top Page 59   POLICY TC27 Proposals for retail development will be determined on the basis of the following criteria: a) The quantitative and qualitative need for the development; b) Whether there are other, more suitably located and available sites nearer to the town centre using a sequential approach to site identification; c) The impact of the proposal individually or cumulatively with other recently completed development (or extant planning permissions for new development) upon the vitality and viability of the town centre; and d) Whether the site is accessible and convenient to a range of transport modes. e) The proposed development does not have a detrimental effect on the highway network in terms of congestion and road safety. The City Council will also consider how the proposal assists the regeneration of the surrounding area, provides or enables improvements to transport infrastructure and social facilities or achieves economic and environmental objectives.   top   top