The Future of Dartford Town Centre - An update on the major projects and how they fit together - Discover Dartford
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The Future of Dartford Town Centre An update on the major projects and how they fit together.
WELCOME Finally, there are answers to many of the tough questions that you have
a perfect right to ask.
Dartford is growing fast and I
know residents are bound to have I’ve always taken the view that people are usually way ahead of
questions about what impact it will politicians when it comes to appreciating that things aren’t always
have on our town. Many of those simple and solutions rarely easy. Local councils don’t have as many
questions are likely to be the very powers as people sometimes think they have (and I sometimes wished
same ones we have asked ourselves we had!) but we do have the ability to influence things and deliver better
as we meet the challenges of communities when we’re involved.
managing the years ahead.
As always, I’m happy to hear from any resident with a view to express.
Understanding why Dartford is growing, why You can write to me at the Dartford Civic Centre, or email me at
development takes place in some areas but not others, whether it can jeremy.kite@dartford.gov.uk
be controlled and what it means for traffic, schools and the health
Best wishes,
service are all perfectly reasonable questions to ask. I know that local
people also want updates on the big schemes and to know why some
move faster than others and some, like Lowfield Street, don’t seem to
be moving at all.
I’ve asked that all those questions are addressed - honestly and openly
- in this document. Jeremy Kite, MBE
It also provides a description of how all those schemes fit together Leader of Dartford Borough Council
and how, despite all the pressures, we’re determined to create fully-
rounded, successful and modern communities - not just homes.
2
CONTENTS
Welcome letter from Jeremy Kite 2
Section 1
The Old GSK Sports Ground 7
The Acacia Estate 8
Market Street 9
High Street 10
Lowfield Street 12
Fairfield Leisure Centre 13
Central Park Edwardian Refurbishment 14
Hythe Street 16
Northern Gateway 17
Section 2
Putting the plan together 19
Section 3
Building a whole community 23
Section 4
Your questions answered 25
3
6
8
5
3 4
7
2
1
4
Dartford Town Centre
1. The Old GSK Sports Ground
2. The Acacia Estate
9 3. Market Street
4. High Street
5. Lowfield Street
6. Fairfield Leisure Centre
7. Central Park
8. Hythe Street
9. Northern Gateway
5
SECTION 1
Like pieces of a jigsaw, big projects fit together
Lots of small changes and improvements are happening around
the town all the time, but there’s a handful of major schemes that
have the potential to be transformational.
These major schemes are like pieces of a jigsaw, fitting together to
provide the foundation for the future and creating a new chapter
in our town’s historic story.
6
THE OLD GSK
GROUNDS
Transforming the grounds into public spaces
1
Delivered by: Dartford Borough Council
Status: Largely Delivered – new waterside walks on the way
When GSK decided to close its factory in the town, the Council purchased
the old Sports and Social club to ensure the heritage buildings, sports
pitches and green spaces remained in public hands. Since then, the
Council has opened up acres of green space and linked it to Central
Park with new iron bridges across the River Darent. It’s the first time the
river has flowed through the heart of public space for generations. A
new access to the park has been created from East Dartford, as well as
an outdoor theatre to provide seasonal performances for local people.
As part of the work to transform the Acacia Estate (see overleaf) new
riverside walks and car parking will be provided.
7
THE ACACIA ESTATE
Putting Heritage at the Heart
Delivered by: Dartford Borough Council
Status: Commencing Spring / Summer 2018
With the extensive sports grounds now incorporated into Central Park,
2018 will see an even greater transformation of the Acacia estate.
We’re breathing new life into the fine historic buildings and removing
the modern additions. Like the Central Park transformation itself, this
is a project driven by heritage - not modernity.
2 The estate deserves to be better integrated with the town and the park
and the Council thinks its wrong that the historic Mansion House, one
of Dartford’s finest old buildings, should be hidden away from view by
a high wall. A grand new entrance will be provided next to the museum
and the house will stand proudly over one side of a new civic square
connecting it with the Library, park entrance and high street.
A hotchpotch of late twentieth century buildings on the site will be
demolished to improve the setting of buildings with real history like the
mansion house, stable block.
One modern building that will be staying is the old Gym and sports
hall. As part of the plan, sports uses have now transferred to the new
Fairfield and the old sports hall will have a new future as a first-rate
venue for events, dinners, dances and entertainment.
The new grand entrance to the Acacia estate means that it will only be
a few yards from the estate to the High Street. It’s the perfect place to
introduce carefully designed car parking to serve both shoppers and
park visitors.
8
MARKET STREET 3
A new Civic Square for Dartford
Delivered by: Dartford Borough Council / KCC
Status: Commencing Autumn / Winter 2018
We bid for a government grant to transform the tired and confusing
road layout around Market Street and the bus stands. We learned late
in 2017 that our bid had been successful.
We’re now consulting on plans that would see the relocation of the
existing bus stands to Hythe Street & Home Gardens and creating new
visitor car parks around a traditional civic square.
The new square will be bounded by the Acacia Mansion House, Carnegie
Library and Museum, the new Brewery Quarter of the Lowfield Street
development and entrances to One Bell Corner and the High Street.
During construction, we plan to ensure we always provide car parking
places within the square.
We’re at the consultation phase now (March 2018) so there’s a chance
to tell us if we’ve got anything wrong or suggest anything to improve
the scheme.
9
4
HIGH STREET fewer than 5 empty units combined! We explain later in this document
how the strategy of focusing housebuilding in and around the town
Redefining the heart of our town centre rather than seeing it sprawl across a wider area can create
and sustain the demand for shops (national brands as well as small
Delivered by: Dartford Council/ KCC / Private Landlords / Traders
independent traders) and it is already happening in Dartford. This new
Status: Ongoing
development means lots of local customers, new centrally located car
Britain’s High Streets have had a pretty torrid time during the past few parks and excellent service choice and customer satisfaction delivered
years as internet shopping and out-of-town retail parks have piled the by our independent traders and at Thursday and Saturday Markets.
pressure on High Streets across the country. High Streets like Dartford’s
The improvement works will create extra room for our twice weekly
may not be able to compete with Bluewater or Amazon for volume, but
markets and provide increased activity space for events like St Georges
new shops focusing on service and convenience are arriving.
Day and the Festival of Light that bring the town to life.
If someone ever tells you that Dartford High Street is full of empty
Dartford has a thriving and active Town Team led by local trader Paul
shops, tell them they are wrong! The number of empty shops in the
Shaw and together, we’re revitalising the High Street and helping it
High Street is extremely low and at the time of going to press the key
meet the challenges of some major changes in shopper choices.
shopping districts of High Street, Hythe Street and Spital Street have
10I think all the changes on
the way will be great for
business…
It’ll be great for the High Street.
Dartford’s got all the right characteristics
to be a great High Street and a great
town, I think we just need to get with the
modern times now, and we can be back
again to the glory days!”
Gurjit Randhawa – Owner Operator of
Esquires Coffee, Dartford
11LOWFIELD STREET
New homes, a Brewery Quarter and no Tesco!
Delivered by: Private Sector
Status: Planning Permission Granted. Awaiting developer start
In general, when Dartford Council owns or controls a site it has a record
of making things happen. We’ve completed a major community stadium
development at Princes Park, new council housing at Temple Hill and a
5 major refurbishment of Fairfield – all now up and running. When land
is in private hands, things can get much more complicated.
To say that progress on Lowfield Street has been disapppointing is an
understatement. A cross-party working group at the Council negotiated
and dealt with Tesco for more than seven years before the company
announced that Dartford was one of many schemes across the country
Meyer Homes are now close to concluding the negotiations to be scrapped. At the time Council Leader Jeremy Kite, with typical
required to undertake the initial work at Lowfield Street. As part of bluntness, called Tesco ‘a partner-from-hell that has let down hundreds
the planning consent we intend to formalise the agreement on the of towns across Britain.’
affordable housing element in the next 2 months and we will be discharging
Since then, the site has been acquired by private investors - Meyer
some of the ecological and archaeological conditions we are required to
Homes - who brought forward an application for a comprehensive
meet. We are obtaining quotes for an overhaul of the hoarding around the
park-side scheme. The Council worked efficiently to grant permission
entire site which will enable a preferred building Contractor to start work.
for 548 apartments, shops, a café and a new Brewery Quarter. The
We remain really excited about our long-term involvement with Dartford scheme marries modern apartments with loft-style living and, if sales at
town centre. There is a significant amount of back-ground work going on but similar developments in Dartford are anything to go by, will quickly sell.
this is a substantial and complex project, and there are things we have to do
The Council was disappointed that Meyer Homes felt the need to
before the more obvious and visible work on site can begin. The Council has
close a car park on its site as part of development preparations but
asked us to keep the town updated on progress which we will be more than
is committed to providing new spaces to compensate. At our request,
happy to do.” Update from Meyer Homes February 2018
Meyer Homes has provided an update on progress for this document.
12FAIRFIELD LEISURE CENTRE
Quality sport and leisure at the heart of the town
Delivered by: Dartford Borough Council
Status: Completed
The Council has invested many millions of pounds in the facility and
centre users are able to take a dip in the completely refurbished main
or teaching pools, enjoy a poolside sauna, use the new diving boards,
join a dance or exercise class in the new studios and play a wide variety
of different sports in the brand new multi-use sports hall. The sports
hall can be used for a range of different activities including badminton,
football, basketball martial arts and trampolining.
Visitors can get in shape in the well-equipped 95-station gym featuring
the very latest equipment from Matrix, Precor, Gym Kit uk and Escape
Fitness, designed to maximise the benefits of their workout, whatever
their goals might be. After enjoying a work out or swim, visitors can
kick back and relax in the poolside sauna, or the new café area.
The Council’s investment has been incredibly successful. Membership
and use of the facilities has soared to such an extent that the operators
are planning an expansion of activities to meet demand. It’s a nice
problem to have.
For more information about the new Fairfield Leisure Centre visit:
6
www.fairfieldleisure.org
13CENTRAL PARK EDWARDIAN of opportunity for sport, entertainment and relaxation. The fantastic
playground and water play areas offer plenty of fun for children, the
REFURBISHMENT elegance of the bandstand, a place to hang out at the Council funded
skate-park, top notch food and drinks via the new Café, and that’s just
scratching the surface.
A new lease of life for Dartford’s back garden
We hold a number of great events throughout the year for the public,
Delivered by: Dartford Borough Council
and many of them are free of charge. The beautifully crafted Open Air
Status: Project Delivered. Events and attractions ongoing.
Theatre is now home to drama performances in the Summer, often
We’ve worked hard to restore Central Park. Back in 2005, we launched featuring the works of Shakespeare and other big names as productions
a comprehensive vision based on a Edwardian-style regeneration back are laid on by local community groups. Or if you prefer the big screen,
and have pretty much delivered everything we promised, and more. the ‘Cinema in the Park’ films always cater to families that are game for
a picnic in the tranquil surroundings of the park and an evening out
The work we’ve done in Central Park gives you an idea of the type of
with a classic film.
quality landscape and public realm we’re planning across the rest of
the town. There’s no denying that modern housing trends mean more November sees the much loved Festival of Lights parade make its
apartment buildings than Dartford may have seen in the past but that’s way into the park for a grand finale, as the sky’s lit up with colour and
no reason why they shouldn’t be set in well-designed, vibrant and fireworks celebrating our community coming together. There’s also
traditional neighbourhoods. The park provides families with plenty the brilliant St. George’s Day parade that similarly comes to a climax at
147
the Bandstand, a great opportunity from children from local schools to
celebrate the national patron saint’s day.
Last but not least there’s unarguably the biggest community event of
all, the Dartford Festival. As one of the region’s best loved FREE festivals,
on a sunny weekend the best part of 40,000 people will flock to Central
Park to support a great mix of community groups, local charities and
performers, and some of the country’s best loved live bands. The
Council has worked hard over the years to develop and maintain a great
family feel to the Festival, which truly offers something for everyone
and an undeniably cheery community atmosphere.
158
Discussions are also underway with the local Clinical Commissioning
HYTHE STREET Group to create a new health facility providing space for GPs, family
healthcare, social care providers and mental-health services.
Cinema, Hotel, Restaurants and Health Services
Regeneration will take place on the former Co-op store site and surface
Delivered by: Private Sector in partnership with Dartford level car park on Orchard Street. The magnificent art-deco façade of the
Borough Council original Co-operative Society buildings on Spital Street will be retained
Status: Public Consultation and Planning application, Summer 2018 but other parts of the site have been cleared. It is one of the key sites
identified by the Council to bring more energy to the town centre and to
Dartford’s economy will benefit greatly from a six-screen cinema at
realise its potential as an urban market town. Accompanied by a series
the heart of a new social neighbourhood with shops, bars, restaurants
of bars and restaurants, the six-screen cinema included in the project
and family friendly hospitality. The scheme will see the creation of a
will create a family friendly day and night attraction.
new public square, a 109-bed hotel, additional town centre parking
for shoppers and 140 new homes. Dartford Borough Council has Muse Developments (preferred developer) is looking to submit a
appointed national developer and urban regeneration specialist, Muse planning application in Autumn 2018 and to start on site by Spring
Developments, as its development partner to lead the £75 million 2019. Before then, Dartford Borough Council and Muse Developments
regeneration of the town’s Westgate area. will be holding public consultation events through 2018.
16NORTHERN GATEWAY
Reimagining of the former GSK factory
Delivered by: Private Sector Status: First phases completed and
occupied. Work underway on more.
The Mill Ponds site was once occupied by the Phoenix Paper Mill, built
in 1852, with the large mill pond created to help power the facility.
This was replaced in 1889 by the Wellcome Pharmaceutical Factory
founded by Henry Wellcome and Silas Burroughs. Plans to re-image
the former factory’s Mill Ponds and neighbouring Northern Gateway
sites began in 2010.
The sites are being transformed into luxury homes, including one and
two bedroom apartments and two and three bedroom houses, with
excellent access to Dartford Railway Station. The new homes will boost
the town, especially the centre of Dartford. It will bring more people to
the shops and businesses. A good number of affordable houses will go
to local people on this site, built entirely on brownfield land.
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17SECTION 2
Putting the plan together
Changes to the way people live, work and travel are happening and
the Council can’t ignore them. We’re responding more robustly to
defend our community than some might realise.
18 Credit: Cohesion PlusDartford is a great town - full of history, character
and determination
But, like towns everywhere, Dartford faces the challenge of a rising
population, new lifestyles and new pressures.
Some big changes are underway in our society and they touch almost
every aspect of life. The good news is that most of these changes bring
huge benefits - new and easier ways to shop and
communicate for example, the expectation that
most of us will live longer and healthier lives and “Great towns, like
even the economic freedom to own more cars per Dartford, are defined
average household than ever before. by their people. They
are defined by their
As these big changes pan out they effect everything
history; through
from housing demand and the changing face of
their local heritage,
high streets to extra pressure on infrastructure
festivals, food and
and public services. Some of these changes bring
local traditions.
big benefits but we need to work hard to make sure
But a great town is
they are shared by everyone.
also defined by its
Housing is at the forefront of that new demand and ambition and ability to
towns right across the country are under pressure adapt to change.”
to grow. That’s particularly true in the south of
England. Dartford finds itself in a uniquely attractive
position because we’re close to London, enjoy good road and rail links
and thanks to High Speed travel times from Ebbsfleet International
Station we’re pretty close to mainland Europe too.
Dartford Borough Council can’t change any of that and has few powers
to prevent new housebuilding on privately owned land but what it
CAN do is manage that growth and do its best to ensure it leads to a
successful and sustainable community.
19It’s only little more than a decade since Dartford saw the opening of
Ebbsfleet International Station - transforming journey times into London
and Europe. It means Dartford is more accessible and more quickly
to more people. That’s good for business, jobs and wages but it puts
pressure on housing too. For many local people, particularly the young
and those on low incomes, the dream of home ownership is fading as
demand outweighs supply in almost every category of housing.
On our roads, the RAC reports that the whilst the proportion of no-car
and one-car households has remained pretty constant since the 1960’s
the number of two, three and four car households is rising steadily. In
short, more families have more cars than they used to.
So, whilst change may be unsettling and sometimes even disruptive,
the truth is that it can’t be ignored. Councils must respond and react to
the challenges they face and deal with the pressures of growth. Sitting
back really isn’t an option.
If we sit back and do nothing, change will have its own unplanned and
unwanted effects on our town. Growth may be inevitable but the way
we manage it is in our hands and Dartford Council has adopted some
key guiding principles. You can find some of them opposite.
Regular updates about the regeneration work will
be posted online through Discover Dartford, and
we will also feature insight into the town’s history
and heritage as they are also the key to unlocking
a great new future. We are keen to ensure that as
many people as possible are engaged in developing
Dartford.
discoverdartford.co.uk
20We DO control where the growth happens. We DO provide community facilities for local people
families and families
Unlike some local authorities, Dartford Council has prepared a
Local Plan and adopted it. Among other things the plan outlines No one can turn the clock back to a Dartford past but we can
WHERE development is permitted to happen and HOW MUCH of it is take all the values and character that sets our town apart and reflect
allowed. Having the plan means we can focus developments where it in the town that’s now emerging. Whilst other councils have been
they are most suitable ( close to urban centres and near good transport cutting back, we’ve been proudly pressing ahead with family facilities
links for example ) rather than see them sprawl. One neighbouring like Fairfield, Central Park, playspaces, sports facilities and support for
authority is facing pressure to build on the green belt - something we local clubs and groups.
won’t face because our plan identifies enough sites elsewhere.
We DO Influence others to do the right thing
We DO ensure public services and infrastructure can cope.
Where we don’t have ownership of an issue ( like traffic on
Contrary to what you might sometimes hear, Dartford’s key the M25 or the Dartford Crossing ) we get involved and make
partners in education, health and other parts of the public sure we tirelessly influence those who do. It’s why we work so hard to
sector DO plan to ensure all the public services we depend upon are persuade Government that the new river crossing should be located
going to be provided in the future. The Local Plan sets out the need east of Gravesend.
for new school places, healthcare provision, improved roads, cycleways
and we collaborate with other agencies to ensure that water and energy
needs are met.
21SECTION 3 It’s not about buildings. It’s about people. Communities like Dartford aren’t defined by development - new or old. It is defined by the people who live here and the way they go about their lives, work and leisure time. 22
Building a Whole Community
Growth may be inevitable but Dartford is taking big steps to ensure In the last few years, whilst other councils have been cutting back,
that it brings more than bricks and mortar. While other councils are Dartford has been determined to invest, invest and invest again in
cutting back, Dartford is investing more and more in facilities, events our communities. It’s led to some major new facilities like Princes
and community life. Here’s why ….. Park Stadium, Dartford Cricket Pavillion, a complete refurbishment
of Fairfield, a huge range of family facilities in Central Park and new
Developers love to say they are in the business of building communities
playgrounds and public spaces across the borough. Behind all this,
but the truth is that they focus on the built environment. We know that,
there’s a huge network of grants, support and help for clubs, societies
which is why we step in to ensure that they keep their promises to a
and groups that can turn a place into a real community.
community … and we go above and beyond to keep ours.
We top it off by organising or supporting great community events and
Real communities are much more than buildings. The strongest
whenever we can, we try to keep them free to enter, visit and take
communities tend to be those where people are active, good
part. That way, we know that they are affordable for all families. So,
neighbours to each other and care about the spaces around them. They
whether it’s the Dartford Festival, Steam Fair, Park Run, Arts activities,
have something to offer people of all ages and people of all walks of life.
the Festival of Light, St George’s Day parade or any one of the many
They are places where people get together - either regularly or more
events we support or run, we believe they are a huge part of building a
spontaneously - and where things like clubs, societies, sports teams,
strong, successful community.
retirement associations, hobby groups and neighbourhood groups can
thrive. Good communities need to feel safe and have access to great
facilities that make lives happier and more fulfilled.
23SECTION 4 Some of your frequently asked questions We know that residents have perfectly reasonable questions about the impact of all these plans on our town. Here, we answer some of those asked most frequently. If you have others, please let us know and we’ll try to include answers in future updates.
First, a significant number of Dartford’s new housing sites are replacing
YOUR QUESTIONS ANSWERED existing uses which themselves generated traffic - in some cases lots
of it. Traffic from the new development at the former GSK factory
Why are you permitting so much housebuilding? for example, is taking the place of the intensive employment and
manufacturing activity that it replaced.
‘Too much housebuilding!’ is a cry that’s probably heard in every town
or city in the country and Dartford’s no different. The truth is that Second, When Dartford experiences appalling congestion ( and we
Councils have little choice but to plan for more housing and few powers know it often does ) the cause is almost always linked to the Dartford
to stop it. What we HAVE done ( and some councils have not ) is set out River Crossing and the M25. Some of the changes we’ve demanded at
a very clear plan about HOW MUCH housing can be built and WHERE. the Dartford crossing are bringing improvements to traffic flows and
That’s why you see lots of new homes concentrated in the town centre whilst Highways England certainly haven’t solved the problem, far from
and close to major public transport connections but fewer permitted in it, the fact that Dartford’s traffic flows more freely when the M25 isn’t
other areas. Councils that have failed to produce a Local Plan are facing congested suggests that it’s not local residents or local housebuilding
just as much pressure to permit new homes but won’t have the means that are the causes of congestion.
to control where they go.
We’re not complacent about traffic - which is why we campaigned so
All these houses will simply make our traffic worse won’t they? strongly and so successfully, to fight off horrendous proposals for
yet another river crossing at Dartford. We will also go on fighting for
Every development has to provide a proper transport assessment to
improvement to our local roads.
ensure it contributes as little as possible to highway use. With that in
mind, there’s two things we’d ask you to bear in mind. Why are so many town centre developments so tall?
There’s no denying that the modern housebuilding trend is for
apartment style living and that Dartford is certainly seeing more than
it’s been used to in the past. These are no tower blocks though. We
only permit taller developments in existing urban centres and the
specification and design standards, inside and out, are high. Of course,
it all comes down to personal taste. Some wouldn’t dream of living
in one and for others it’s their dream home. Where the Council has
a stake or influence in a development - as we did at The Bridge - we
demand a high proportion of houses, including houses with gardens.
The apartments close to Dartford Station are selling incredibly fast and
are very popular indeed.
25At least two Town Centre car parks have closed. That’s not good We’re also proud to be the first Dartford Council in FORTY YEARS to
for traders or shoppers is it? provide new 100% Council houses and we only allocate them to
Dartford families. We provided new Council houses at Temple Hill last
No, it’s not. Unfortunately, the Westgate multi-storey had structural
year and we’re building more in 2018.
problems and had to be demolished whilst the new owners of the
central car park near the library took the step to close that car park in Affordability IS a big issue, and we’re never complacent, but please don’t
preparation for their development of Lowfield Street. We advised them confuse us with councils that are doing little or nothing about it. We are.
to keep the site open for as long as possible.
The good news is that plenty of new car parking is on the way and you
will find details of it in this document. By creating a new grand entrance
to the Acacia estate close to the museum, we will see significant new
car parking provided just a few yards from town centre shops. Plus the
new Civic Square at Market Street will continue to provide convenient
car parking close to the High Street.
Why is there never any talk of new schools or health services?
Actually there is, and its far more than talk. The Local Plan contains
a comprehensive assessment of how many Primary and Secondary
school places are needed to meet each new phase of development. The
clinical commissioning group are making similar decisions about health
services.
It’s all very well building houses, but how many of them are
affordable to local people?
Housing affordability is a big national issue but once again the FACTS
that show Dartford Council is ahead of the pack. You might be surprised
to learn that Dartford delivers more affordable housing than ANY other
Council area in Kent… and not by a small margin. Last year, Dartford
completed on 239 affordable homes compared to 70 in Sevenoaks and
just 5 in Gravesend.
26We’ve answered some of the most frequently asked questions. If there
are others you’d like us to address in future updates please send them
to:
Jeremy Kite Leader of the Council
Civic Centre
Home Gardens
Dartford
Kent
DA1 1DR
27For more information:
Visit the website for all the
latest news and updates.
discoverdartford.co.uk
Spring 2018You can also read
