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Littlebrook Power Station, Dartford:

Development Information Note

Context

Purpose

This note has been produced to inform marketing of the Littlebrook Power Station site, Dartford, DA1 5PT. It aims to summarise

planning policy and relevant planning considerations relating to the site. It presents key available information that may be of relevance to

those interested in the site and its development potential and constraints.

Please note that the comments contained in this document are an expression of officer opinion at the time of preparation of the document

and will not prejudice or compromise the decision of the Council with regard to any future application submitted.

Dartford Context

Dartford is situated at the heart of the Thames Gateway Regeneration Area in the north-west corner of Kent. It stands at a pivotal point

between Greater London and Kent; and to Essex across the River Thames. It has excellent connections to Central London, the rest of

the south-east, the UK, the channel ports and the continent via the strategic road and rail network which crosses the Borough.

Dartford is a rapidly growing Borough, attracting significant new development through its accessible location. The adopted Dartford Core

Strategy has led to a series of major planning applications that are now transforming the north of the Borough, including at Ebbsfleet

Garden City and in and around Dartford Town Centre.

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Dartford Borough Council is a proactive planning authority which is seeking to encourage growth and regeneration as identified in the

Core Strategy. The Council is working with other organisations to bring forward infrastructure improvements for the Borough. These

include the provision of new schools, health, highway and junction improvements, bus services, walking and cycling routes and major

train service upgrades.

High Speed 1 international and domestic services further improve Dartford’s public transport connectivity. The international service

commenced in November 2007, providing links to Paris with a journey time of just over 2 hours, connecting with the European high

speed rail network. A domestic service, introduced in 2009, operates from Ebbsfleet with a journey time of 17 minutes to Central London.

The River Thames provides an existing and potential sustainable means of transport for movement of goods and materials.

Data shows the Borough has been gaining distribution (Class B8) and office (Class B1) floorspace through investment and new build

development.

Proposals are emerging for the London Paramount Entertainment Resort1, a proposal on over 500 hectares of land for a world class

theme park on the Thames in the northeast of the Borough. It is anticipated at least 15,000 indirect jobs could be supported through the

development.

The range of planned housing sites in the Core Strategy means significant house building is now underway. This is ensuring the Council

is able to demonstrate a Five Year Deliverable Supply of housing land.

The regeneration of the Borough is supported by significant committed and emerging infrastructure projects. These include potential

major transport upgrades (roads, Fastrack public transport), and for social infrastructure. Current growth proposals nevertheless may

potentially result in major cumulative impacts on infrastructure capacity, in particular for highway/junctions and facilities such as schools,

unless suitably mitigated.

Dartford is a location where more people come into the Borough daily to work than people who leave it. It is home to a range of major

employers in the service industries, including Bluewater shopping centre, and Crossways Business Park2 (just east of Littlebrook, beyond

the Dartford Crossing approaches).

1www.londonparamount.info

2 See www.crosswayskent.com/

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Red line denotes site area.

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Local to Littlebrook

Littlebrook Power Station is located in the north of Dartford Borough and the County of Kent. The planning history of the site forms

Appendix 1 to this note.

Over recent years there has been a number of developments in the area surrounding the power station. These include ‘The Bridge’

development which is a mixed use development comprising 1,500 homes and approximately 134,000m2 employment space. A planning

application has been submitted for a strategic rail freight terminal on the Dartford/Bexley London Borough border c.2km east on the

A206. Additionally, Dartford Town Centre which, is located a similar distance to the south-west of the site, is being regenerated through

development of a number of key sites comprising leisure, retail, residential and community facilities.

The photo on the next page was taken facing south. At the bottom of the picture and to the north of the site is the River Thames, and to

the east is the Dartford Crossing which can be seen on the far left of the photo. Beyond the crossing is the Crossways Busines Park

which comprisies a large area of B1, B2 & B8 uses in a high-quality commercial/industrial area. To the west is an operational sewage

works, and an area of Green Belt centred on the River Darent that separates north Dartford from Slade Green (within the London

Borough of Bexley). The Bridge development referred to above is south of the power station. It was a former hospital site and is now

being developed for a mix of resdiential and employment uses as noted above.3

3 See www.dartford.gov.uk/by-category/environment-and-planning2/new-planning-homepage/major-applications/the-bridge

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Image Copyright RWE Generation UK plc

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Planning Issues

National Planning Policy Framework (2012)

The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England. Paragraph 11 of the NPPF requires that planning applications must be determined in accordance with the development plan unless material considerations indicate otherwise. Paragraph 14 states that “At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development”. Development proposals that accord with the development plan should be approved without delay.

The NPPF sets out core planning principles which include, amongst other objectives, the need to drive and support economic growth and encourage the effective use of land by reusing land that has been previously developed, provided that it is not of high ecological value.

The Government objective to support sustainable economic growth is key to creating jobs and prosperity. Through the NPPF the Government sets out the expectation that the planning system will promote sustainable economic growth by requiring local planning authorities to plan proactively to meet the development needs of business and support an economy fit for the 21

st Century.

The Dartford Development Plan is considered to be in conformity with the NPPF. Dartford Development Plan

Dartford’s Local Plans are:

The Dartford Core Strategy (2011).

Borough Local Plan (1995) saved policies – these are being replaced by the Development Policies Plan, which has now been

published and is expected to be adopted in Autumn 2016.

Supplementary Planning Documents (SPDs) apply at Littlebrook for Housing Windfall proposals and Parking Standards. These can be

viewed on the Council’s website, www.dartford.gov.uk

Area policy

The power station (and the Bridge development) fall in the ‘Thames Waterfront’ Priority Area identified in the Core Strategy. However,

the site was not identified as a redevelopment opportunity at the time that the Core Strategy was prepared, and there are no specific

policy proposals for the whole site. The site will, therefore, be assessed against the policies within the Development Plan, SPDs and

NPPF.

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Policy for sustainable regeneration, with new jobs and homes at Thames Waterfront with leisure use of the river/riverside set out in CS6,

although other policies apply. It sets out provisions for:

Travel / traffic, and loss of wharves (CS6:1e & 1j)

Riverside access and leisure (CS6:1d & 1g)

Flood risk (CS6:1k)

This is illustrated in Core Strategy diagram 7 (extract below), setting out an expectation of jobs/logisitcs development at the Power

Station (labelled “3”). The area labelled three does not cover all of the site (Littlebrook D Power Station was still operational when the

Core Strategy was adopted). The diagram and policy CS6 are set out in full in Appendix 2 to this note.

Employment

Redevelopment within part of the site has previously been accepted for employment use, and the principle of jobs/logisitics is reflected in

Local Plan policy as shown in site 3 of Core Strategy diagram 7.

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The Thames Riverside part of the Borough is a central element in the spatial strategy. This seeks to reinforce Dartford’s key role as a

major employer for the wider area.

Policy CS7:2 sets out the expectation that 456,000 sqm / 11,800 jobs will be created through B-class uses in the Thames Riverside. The

Core Strategy seeks an appropriate balance of development (CS11) and housing development is currently considered to be running

ahead of job generation. Policy CS8:1 seeks economic change through key growth sectors including: logisitics, transport, distribution;

advanced manufacturing; environmental technologies; creative industries, hospitality and leisure.

Energy

In terms of major uses proposed to generate energy, the national process through the NSIP regime will apply. Developments that do not

meet the thresholds laid down in part 3 of the Planning Act 2008 will be determined by the Council.

Regarding development generally, local policy takes the form of CS23 ‘Minimising Carbon Emissions’, on sustainable

design/construction, CHP and local networks to support low/zero carbon generation and supply (CS23:1e). Policy DP11:2 of the

Development Policies Plan puts forward development management criteria for low carbon installations.

Retail, Leisure and Town Centres

Development that supports and does not jeopardise Dartford Town Centre is a fundamental priority in the Borough (Core Strategy

policies CS2 and CS12). The Development Policies Plan sets tests for retail and other applicable uses located out of centre (policy

DP14).

Housing

The locality is not currently a residential area, and Littlebrook Power Station is not a planned location for housing in the Borough (see

policy CS10:4).

Introducing residents to the locality will have to be considered in the context of potential constraints imposed by adjoining land uses,

such as the National Grid sub-station and the Sewage Treatment Works. The proximity of the Dartford Crossing and its impacts

including the Air Quality Management Area and noise issues will also have to be taken into account. Development will need to have

regard to these adjoining uses.

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Any proposed residential development at Littlebrook Power Station would need to be closely assessed as an unplanned windfall housing

site. The Council has a clear approach to windfall development given its potential cumulative implications above and beyond planned

development locations. Under the criteria set out in Development Policies Plan (policy DP6:2) and the adopted Housing Windfall SPD,

windfalls should inter alia be in easy walking distance of a range of community facilities. It should be noted that there is insufficient

capacity in existing and planned school and health facilities to accommodate demand from housing provision beyond that which has

been planned.

Residential development proposals will have to overcome a number of practical and in principle challenges to address environmental and

sustainability concerns. However for information, developers may also wish to note other housing related policies including for affordable

housing (CS19/DP9), housing mix and type (DP8/CS18), housing/sustainable design (DP5&11/CS17&23), and low carbon and water

efflciency.

Transport

The site has very direct access to the stategic highway network, lying approxiamtely 1.5km from Junction 1a of the M25. However in

considering transport demand generated by development, the impact of the Dartford Crossing and associated resilience, reliability and

congestion issues for accessing the site are highly relevant.

Any major development proposal at the power station will have to evaluate its impact on the strategic highway network, particularly

junction 1a of the M25, and with regard to cumulative implications of other development commitments (and potentially a major rail freight

interchange current planning application to the west accessed via the A206). Due to the capacity contraints on the Dartford Crossing and

the related Junction 1a and approaches, there will be a requirement on development to demonstrate a relationship with the road network

that is acceptable. Early consultation should be undertaken with Highways England and local highway officers at Kent County Council.

Dartford Borough Council will also expect compliance with Core Strategy policies CS15&16.

The site includes two piers in the Thames and any application should consider the re-use of these in connection with river borne links

to/from the site.

Sustainable use of wharves at Littblebrook for river transit is encouraged in policy CS6:1e. This is likely to prove increasingly attractive

given local congestion issues, and the potential for synergies with proposed riverside development in the area that is likely to utilise the

Thames for transport of people and goods, for example the proposed London Paramount leisure resort.

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Dartford Borough has a ‘Fastrack’ Bus Rapid Transit System that in part runs along dedicated roadways. This site is near to a Fastrack

route and it is expected that any development will consider, in liaison with the Borough Council and Kent County Council, potential

inclusion of Fastrack roadway and Bus Stop(s) to the southern end of the site. More information on the Fastrack service and the routes

can be found on www.go-fastack.co.uk.

A Public Right of Way exists along the Thames and any application must retain and should enhance the existing walkway and

incorporation within long distance Thames route, wider programmed improvements and the planned Green Grid (Development Policies

Plan figure 7 / Core Strategy diagram 8). A further Public Right of Way exists on the western site boundary.

Open space

Policy CS14:1b requires sites of over 2ha to provide 30% or more of the site as green space to contribute to the Green Grid planned for

the Borough. Management of this will need to be discussed and agreed.

Environmental requirements

A number of further characteristics of the land have been identified and should be considered:

Flood risk (see Core Strategy CS24 and other policy). Early discussion should occur with the Environment Agency, particularly in

applying their TE2100 Plan.

Ecology – there is potential for ecology to be present in and around the site and a full ecological assessment should be submitted

with any application and prior to any demolition/site clearance works being undertaken.

The area is an Area of Archaeological Potential, however given the development history of the site combined with the significant

piling that has taken place over the past 75 years the potential for archaeological remains at the site may be limited. However, this

does not negate the need for a full archaeological appraisal.

There is a likelihood of land contamination on the site. Appropriate assessment and mitigation, dependent on the end use, will be

required.

The site is a groundwater aquifer, and part of it is within a groundwater source protection zone. The sufficiency of SUDS provision

will be a consideration for Kent County Council as lead Local Flood Authority in any proposal at the power station.

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A Screening Opinion has already been issued by the Council (Ref 15/00837/SCREEN) which confirms that demolition of the Power

Station will not require an Environmental Impact Assessment. Dependant on the proposed future use of the site, an Environmental

Impact Assessment may be required for any development proposed.

Planning Obligations and Pre-Application advice

This development will be liable to pay Dartford’s CIL. The charge for all industrial use classes is £25/m2 (plus indexation). A Section 106

agreement is also likely to be necessary given some of the issues identified.

A number of key parties are identified above. Furthermore, prospective applicants are encouraged to seek pre-application advice from

the Council before proceeding with any development proposal. The Council operates a pre-application advice service and the procedures

and fees for this can be found on www.dartford.gov.uk.

Prospective applicants should be aware that given the variety of issues and complexity of developing this site, it is expected that a

Planning Performance Agreement will be entered into.

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APPENDICES

Appendix 1: Site Development History

The Littlebrook site in Dartford has been used for power generation since the late 1930s.

The first power station on the site, Littlebrook A, was originally coal-fired and was later converted to burn fuel oil; it was constructed in the

early 1930s with generation commencing in 1939. The A station remained in use until it closed in 1973.

Littlebrook B Power Station was designed in 1938 with commissioning starting in 1949. The B station was original coal-fired and was

later converted to burn fuel-oil, it was operational until 1975.

Both A and B station buildings remain though both are stripped of generating equipment.

Construction of Littlebrook C Power Station began in 1949 and was opened in 1956. The C station was originally coal-fired, but by 1958 it

had been converted to burn fuel oil; it ceased generation in 1981 and has since been demolished, the land sold and redeveloped by a

third party.

Littlebrook D was an oil fired power station and at its peak was capable of generating 2160MW of electricity. Construction of the power

station began in 1974 with electricity first being produced in 1981. The Large Combustion Plant Directive (LCPD) of 2001 requires large

combustion plants, such as power stations, to meet specific environmental standards by the end of 2015 and those that cannot meet

these standards are required to close. Due to the age of the power station it was not economic to refit the plant in accordance with the

requirements of the LCPD and Littlebrook D ceased power generation on the 31st March 2015.

Planning permission was granted for redevelopment of the A, B and C Stations in 2005. This redevelopment proposal formed part of a

wider development scheme granted under outline planning permission ref: DA/02/00086/OUT (storage and distribution warehouses with

ancillary offices). RWE renewed this planning permission in 2011 (ref: DA/10/01357/OUT). The reserved matters relevant to RWE’s

land have not yet been discharged and need to be submitted by 2019. A Section 106 Agreement accompanies the planning permission.

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Appendix 2: Core Strategy Extracts

Policy CS 6: Thames Waterfront:

1. The Council will promote the creation of a vibrant mixed-use riverfront, incorporating sustainable communities, new

employment opportunities, leisure use of the river /riverside and use of the river for sustainable transport, by:

a) Supporting residential development of up to 3,750 homes, including on the Swanscombe Peninsula as part of mixed-

use development, completion of permitted residential development at The Bridge and the former Everards site; and in

the event that assessment demonstrates cargo-handling not to be viable, mixed-use development including riverside

greenspace at Thames Europort.

b) Development at Swanscombe Peninsula to be fully integrated with Ingress Park, providing shared community

facilities and local shops. The need for a primary school on the site will be kept under review. Master planning of the

site will define the arrangement of land uses on the site and will be informed by detailed ecological studies to ensure

that the biodiversity of the Peninsula is preserved.

c) Supporting employment at Swanscombe Peninsula, which, subject to further feasibility and impact assessments may

include an Environmental Technology Park, incorporating a low/zero carbon Combined Heat and Power Plant, utilising

Bells Wharf and Whites Jetty for the transport of goods and material. At Littlebrook, logistics activities will be

supported. The continued development of Crossways for a mix of employment uses will be supported, as will The

Bridge for a mix of B1, B2 and B8 uses and other employment generating uses.

d) Supporting new development incorporating sporting facilities and waterside activities, including boating facilities,

pubs and restaurants, providing that river navigation, hydrology, traffic, parking and ecological impacts can be

addressed and that development is appropriate to the character of the area.

e) Seeking the redevelopment of sites for alternative uses, where they become available through relocation or

rationalisation of existing uses. In the case of wharves, this will be subject to a study demonstrating that cargo handling

at the wharf and associated site is not viable. Proposals which incorporate sustainable river transport uses4, utilising

4 Sustainable river transport may include marinas, boatyards, moorings or river bus stops, subject to other policies in the Core Strategy and later documents

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the wharf will be encouraged, particularly where these support regeneration objectives. Johnsons Wharf will be

safeguarded where identified in the forthcoming Kent Minerals and Waste Core Strategy. Development adjacent to

wharves should be designed to minimise the potential for conflicts of use and disturbance.

f) Protecting and enhancing Black Duck Marsh and Dartford Marshes as areas of biodiversity value and public

recreational areas for quiet enjoyment, to the extent that the ecological protection of the area permits. New

development will be expected to include connecting corridors of natural habitat along the river to enhance biodiversity

linkages and to protect s41 species and other species of local ecological value5 and 6.

g) Requiring all new development to incorporate a riverside foot and cycle path, linking with the long-distance Thames

Estuary Path. Where, exceptionally, public access is not possible, for example as a result of wharfage facilities, a

convenient and attractive route should be provided, linking back to the river at the nearest opportunity.

h) Supporting leisure uses at Swanscombe Peninsula where these are of an outdoor nature, or set in generous

greenspace subject to compatibility with adjoining uses and impact on town centres. Proposals which maximise the

tourism potential of Ebbsfleet and provide fast and convenient public transport links to Ebbsfleet station as part of the

scheme will be particularly encouraged.

i) Encouragement of built development which reflects the heritage of the area in order to create a sense of place, with

on-site interpretation facilities focusing on riparian activity and man-made influences on the landscape, particularly at

the Swanscombe Peninsula. The archaeological value of the area should be assessed as part of planning applications

through a desk top study and fieldwork investigations, where the desk-top study indicates this will be necessary, or

through an archaeological watching brief. The approach to any finds of significance will be determined through an

Archaeological Strategy or Framework, agreed in partnership with KCC.

j) Requiring development proposals to demonstrate, through a Travel Plan, adequate traffic management measures to

address capacity issues not addressed by the Strategic Transport Infrastructure Programme (see Policy CS16), taking

into account all proposed developments in the vicinity. Measures may include provision for local highway and public

5 Section 41 of the Natural Environment and Rural Communities (NERC) Act 2006 requires that the Secretary of State, in consultation with Natural England,

publishes a list of habitats and species which are of principal importance for the conservation of biodiversity in England. There are currently 56 habitats and 943 species on the S41 list. 6 An Environmental Impact Assessment of Swanscombe Peninsula has assessed the ecological value of the site. Table 8.3 provides a summary of results

and identifies the protected species and those of local ecological importance

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transport improvements. Subject to further assessment, a relief road for the A226 and provision of a dedicated or

priority route for Fastrack may be required as part of proposals for development on Swanscombe Peninsula, linking to

Ingress Park in the west and into Gravesham Borough in the east.

k) Require that Planning applications for development in Flood Zones 2 and 3 are accompanied by a site specific FRA7

to demonstrate that development is safe and will pass Part C of the Exception Test8, where applicable. These sites to

also be sequentially tested to direct ‘more vulnerable’9 uses to the parts of the site at less risk of flooding, where

possible.

2. Diagram 7 will be used to inform detailed proposals for the site.

7 Kent Thameside Strategic Flood Risk Assessment, Entec, 2005 & 2009 Update

8 As per PPS 25: Development and Flood Risk, DCLG, 2010

9 As per PPS 25: Development and Flood Risk, DCLG, 2010

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