DENSITY - Telephone House, Church Road / York Road, Tunbridge Wells

February 2003 - CALA Homes insist on implementing the planning consent for the high density development on Telephone House site, Tunbridge Wells.
[Government Planning Policy Guidance PPG3: 30-50 units per hectare = 12-20 units per acre -
CALA Homes planning permission for Telephone House site: 140 units per hectare = 57 units per acre]




THE FORMULA HOW TO CALCULATE DENSITY.

Take the quantity of proposed units and divide by the size of the plot in hectares

In the particular case of the Telephone House:
43 dwellings : 0.307 hectares = 140 dwellings per hectare

Remember, 1 hectare = 10000 sqm or 2.47 acres

So if you want to know density per acre divide the result (dwellings per hectare) by 2.47
In the particular case of the Telephone House:
140 : 2.47 = 57 dwellings per acre





The Telephone House Saga continues
If CALA Homes do not make a U-turn, history will repeat itself : the ugly office building will be replaced by a high density development of lazy design.


architect URBAN CRAMMING or URBAN REGENERATION in Tunbridge Wells ?

Conservative Party May 2002 - How do The Conservatives, Tunbridge Wells, interprete the density issue?
Councillors of Culverden Ward say: We want Town Planning NOT Town Cramming

KCC 22.05.2001 - How does Kent County Council interprete the density issue?
Leader of Kent County Council, Cllr Sandy Bruce-Lockhart commented on density for the Telephone House development

THNA 01.05.2001 - The Public Inquiry - Speech of THNA Vice-Chairman
Density, Footprint and related matters - Telephone House Development, Tunbridge Wells
Why would it be desirable to cram more high density into an area where this problem already exists. We cannot take more high density!

The Courier 06.04.2001 - MONSTROSITY
Cramming an excessive number of dwellings into a relatively small site is to the detriment of everyone around, the prospective residents included, and shows no respect for our conservation area.

The Courier 23.03.2001 - Precedent for high density development?

THNA 15.01.2001 - THNA Statement of Case filed with the Planning Inspectorate for the Public Inquiry May 2001
The high degree of density for the proposed development of Telephone House

The Courier 03.11.2000 - Developers defeated in important town road
The application was for 43 units and was described by one councillor as "mass development in its worst form."

THNA 14.10.2000 - Note to the 42-page documentation distributed by residents to the Members of the Western Area Planning Committee, Tunbridge Wells Borough Council -
for the Meeting on 18.10.2000 to decide the 2nd planning application for the development of Telephone House, Tunbridge Wells -
Applicants: BT and Crest Nicholson Plc (agent Barton Willmore)

Questions 22.02.2000 - How big was the influence of Alan Legg, Planning Strategy Officer, Tunbridge Wells Borough Council?
Architect Trevor Sutters, London, filed Notes in his Proof of Evidence submitted for the Appeal by Crest Nicholson Plc and Southgate Developments Ltd (Telephone House - Public Inquiry, May 2001)

". . . it is clearly accepted by the planning officers that in order to get the site developed that 'BIG' compromises must be accepted from planning standards. . . ."

The notes reveal that civil servants took a leading role in the disastrous design of the Telephone House Development.

Questions 18.02.2000 - How big was the influence of Alan Legg, Principal Heritage and Design Officer, Tunbridge Wells Borough Council?
Architect Trevor Sutters, London, filed Notes in his Proof of Evidence submitted for the Appeal by Crest Nicholson Plc and Southgate Developments Ltd (Telephone House - Public Inquiry, May 2001)

". . . to back up the development plan there is a development scheme. Completed by AL this has 40+ units ..."

The notes reveal that civil servants took a leading role in the disastrous design of the Telephone House Development.

Questions 04.02.2000 - How big was the influence of David Prentis, Development Control Manager, Tunbridge Wells Borough Council?
Meeting: TWBC officers - Crest Homes/Southgate Developments - agents: Barton Willmore and King Sturge -
Architect Trevor Sutters, London, filed Minutes in his Proof Evidence submitted for the Appeal by Crest Nicholson Plc and Southgate Developments Ltd (Telephone House - Public Inquiry, May 2001)

". . . David Prentis, Development Control Manager, TWBC, advised that it wouldn't be possible to provide less than 25 units. - Ken Munday, Crest Homes, advised that it was a possibility. . . ."

The minutes reveal that civil servants took a leading role in the disastrous design of the Telephone House Development.

[ proposing 25 units for Telephone House site would represent 82 units per hectare or 33 units per acre ]





THNA POLICIES RELEVANT TO DENSITY
Nowhere can we find any reference that the proposed density level of 140 per hectare is desirable and worthy of promotion in historical town areas.

THNA 20.10.2000 - e-mail to Government Departments: Clarification of PPG3, 58 and RPG9, Policy Q3 - Density
Tunbridge Wells Bourough Council officers were very much in favour of the project and did not accept the residents' interpretation of the PLANNING POLICY GUIDANCE Note 3 Paragraph 58, that "seeking higher density...", did certainly not mean overpopulating the area [Tunbridge Wells, Town Centre/Conservation Area] by increasing the output of the guidelines to triple their top limit (50 dwellings per hectare).

DETR 25.10.2000 - e-mail response from detr.gsi.gov.uk: Clarification of PPG3, 58 and RPG9, Policy Q3 - Density
Additional to PPG3, 58:
".... all proposed development should take into account the detail contained in para 56 of PPG3. Considerations of design and layout must be informed by the wider context having regard to such things as townscape, landscape, local pattern of streets, building traditions etc. ...."

DETR 01.11.2000 - e-mail response from detr.gsi.gov.uk (PLANNING POLICIES) : Clarification of PPG3, 58 and RPG9, Policy Q3 - Density
"Successive Governments have decided that the day-to-day planning functions, such as formulating development plan policies, determining planning applications and enforcing planning control, are best carried out by the democratically elected local councils."

CPRE 25.11.2000 - e-mail response from cprekent: Clarification of PPG3, 58 and RPG9, Policy Q3 - Density
"PPG 3 is primarily about making better use of land, not pushing a dogmatic density figure. and
In the Kent Design Guide, which is backed by T Wells BC (and the HBF!) and so should by now have been adopted by them as supplementary planning guidance (i.e. a material planning consideration) ... "

THNA 11.02.2001 - e-mail to GOSE (Government Office for the South East): clarification of PPG3, 58 and RPG9, Policy Q3 - Density
.... redevelopment of the Telephone House site seeking a density of 140 units per hectare (triple the higher level of the recommendation). Some of the latest planning applications to TWBC were approved with densities of 20 (!) per hectare and 90 per hectare, all in the town centre, all about the same net size around 0.3 hectare. ....





Telegraph 08.02.2003 - LINK to The Daily Telegraph - Property
The Government wants high-density developments on brownfield sites to accommodate the South-East's growing population without concreting over Kent.
The trouble is that the British have an aversion to high-density living. A MORI poll last June discovered that our preferred home is the detached bungalow. Only 2 per cent wanted to live in a modern loft.
More than 80 per cent of Britons notice it and well over a third find it a problem: neighbours' noise. Grievances about blaring music, bawling children, rowing parents and the like trebled between 1986 and 1996. Now, they constitute more than two-thirds of all complaints to environmental health officers.




CALA Homes February 2003 - CALA Homes move in - the demolition of Telephone House

developers Whom are we dealing with? - The developers of Telephone House

contents The Telephone House Neighbours Association informs on CALA Homes (South) Development:
CALA Group acquired the controversial planning permission for the high density development of Telephone House site, Church Road / York Road, Tunbridge Wells, TN1, Kent.