PART II

Chapter 2 URBAN DESIGN AND CONSERVATION

Character and History of the Local Built Environment

1. Much of the Borough was developed as part of the great suburban expansion of London between 1850 and 1930. At the beginning of the nineteenth century, Deptford was the largest settlement, its development being linked to its proximity to the Thames and the Creek. It was an important naval base with both the Royal Naval Dockyard and the Royal Naval Victualling Yard sited in the vicinity, although merchant shipping became increasingly important. This history is reflected in the many older buildings found along Deptford High Street, and other houses in the locality.

2. The remainder of the area was primarily agricultural: the largest settlement was Lewisham, which straggled along the valley of the Ravensbourne, almost as far as Rushey Green. At the beginning of the nineteenth century, over 2,000 people lived there: with almost as many again in the smaller villages and hamlets such as Lee, Brockley, Hither Green, Southend, Sydenham and Blackheath. The present-day structure of Lewisham is derived from this ancient pattern of settlements. The local centres are the sites of the old villages, and the major roads originated in the lanes which linked them. Further information on these ancient settlement patterns, and the associated underlying landscape and archaeological remains likely to be found are described in Supplementary Planning Guidance being prepared for the Areas of Archaeological Priority designated within the Plan, and in Schedule 3.

3. The beginning of the nineteenth century saw the improvement of the roads and the introduction of regular bus services. Most of the remaining common land was enclosed and the population increased steadily. The railways were the main spur for the rapid urbanisation of the borough – the first railway in London was the London and Greenwich Railway, via Deptford which opened in 1836.

4. Much of the Borough developed as middle-class suburbs. The large semi-detached villas of Brockley/New Cross and Forest Hill catered for the more affluent. Deptford, dominated by the large number of railway lines converging on the area, continued to be associated with the development of the docks and industry. Some interesting industrial buildings remain from these activities, which add to the atmosphere Deptford presents of an old maritime and industrial centre.

5. By 1914, most of the Borough was built-up, but extensive open areas remained in the south-east. Two large areas of land were acquired by the London County Council (LCC) after the war and developed as the Bellingham and Downham Estates, housing almost 50,000 people who were mainly from Bermondsey and Deptford. At about the same time, private developers built on the remaining larger areas of vacant land, such as Grove Park, and on small in-fill sites throughout the Borough. In addition, some of the very large houses were redeveloped, a process that continues today.

6. In the thirties, the LCC began to redevelop areas of older housing that had become slums, the redevelopment taking the form of large brick-built blocks of flats. After the Second World War, the war-damaged neighbourhoods were reconstructed, and large areas of obsolescent property redeveloped.

7. The Borough today presents great contrasts in terms of the character of development. There are low density suburbs of houses with gardens, and high density neighbourhoods, some comprising small Victorian and Edwardian terraces and others with high-rise flats. Main roads and railways criss-cross the Borough – a result of the geographical position of the Borough on the ancient routes between London and the Kent and Sussex coast. The northern part of the Borough contains most of the Boroughs industrial and commercial areas – potentially with correct handling and enhancement in an urban design context, (alongside the cultural and archaeological interest in the area) a source of tourism potential.
Introduction

8. The policies in this Chapter cover most aspects of the built environment including general design guidelines, Conservation Areas and Listed Buildings, high buildings, new high profile development sites, shop fronts, trees, landscaping and strategic views. The Chapter also covers other aspects such as access to buildings, and designing new development with a view to preventing crime and fear of crime.

The policies are intended to provide a framework for the design of new developments in the Borough, and to be helpful to applicants for planning permission to achieve a good standard of design. They do not attempt to impose a particular taste or style, nor are they a prescription for detailed design, except where such matters have a significant effect on the character or quality of an area. Innovative and imaginative designs will be welcome for their contribution to a higher quality of townscape in the Borough.

9. The Chapter deals with design matters for all new developments. However there are some policies in the Housing Chapter that deal in detail with designs and layouts required in residential development.

Part I Policies

STR.URB 1
To create a built environment through new development and alterations to existing buildings that are well designed, safe to use and accessible to all.

STR.URB 2
To preserve and enhance buildings of architectural or historic interest and their settings, and preserve or enhance the character or appearance of Conservation Areas.

STR.URB 3
To preserve and enhance the archaeological heritage and the valuable elements, strategic and local, of the Borough’s environment.

STR.URB 4
To protect the best in our environment and enhance and improve the environment in areas of the Borough where social and environmental conditions are poorest.

STR.URB 5
To respect the special character of the River Thames and Deptford Creek and to improve the vitality, urban design and environmental quality of the River, its foreshore and its adjoining areas.

Reasons for the Part I Policies

10. The strategic policies are intended to take account of and enhance the various built elements that make up the Borough.

11. There has been a shift in policy guidance from Government with respect to design control. Nowadays design control, instead of referring to detailed design of buildings, can be seen to have a much wider social, functional and environmental agenda, contributing to wider regeneration objectives, sustainability, and equality issues as far as possible. The strategic policies reflect these objectives by retaining and enhancing the best elements of the built environment, ensuring that new development is attractive and designed to ensure continued and extensive use, and to encourage use by all elements of the community.

Good design and an improved environment can also contribute to regeneration objectives by attracting business and investment, and reinforce civic pride and a sense of place.

Most historic buildings can still be put to good use, and are a valuable resource contributing to the prosperity of the local economy, the quality of the local built environment, and to preserving a sense of place and history. Sustainable development implies that emphasis should be placed on conserving and reusing buildings.

The River Thames, as a hitherto neglected resource both from a landscape, environmental, and economic point of view receives special attention in this Plan. The Plan in promoting high quality design accords with Government objectives to raise townscape value, increase vitality, improve environmental quality, and the mix of uses as well as the use of the Thames itself both from a recreational and business point of view.

The Council’s Strategy

12. The policies will provide a framework for urban design based on the objectives of regeneration, sustainability and equality. The polices are intended to achieve the following qualities:

• Character, coherence and identity;
• Continuity and enclosure - a clear distinction between private and public spaces;
• Public areas with a good visual and environmental quality;
• Streets, buildings and other public facilities that are physically accessible to all members of the community;
• Places with variety and choice;
• Development that makes good and efficient use of resources;
• Safety - places that are designed with safety in mind; and
• Sustainability - places that are well-built, popular, well-used and adaptable to a number of uses.

13. In such places as Conservation Areas, and Town Centres which require special treatment either to enhance or improve the existing urban fabric in accordance with these objectives, these policies will need to be backed up by further Supplementary Planning Guidance or Planning Briefs. This Guidance will be formally adopted as Council policy and will describe in greater detail the form of development the Council wishes to see in these areas. In line with equality objectives the Council will consult all sections of the community on all Supplementary Planning Guidance before it becomes Council policy. The Council has developed considerable expertise in innovative consultation methods designed to get views from a wide cross section of the community. The Council is also active in various area regeneration partnerships that aim to achieve improvements to town centres involving the business community, other community groups and amenity societies. These partnerships may also be active participants in the preparation of this Guidance. The Council will also support initiatives from community and amenity groups in producing guidance for the environmental improvement of their areas, and will consider adopting such proposals as supplementary planning guidance.

14. The contribution that good design can make to urban regeneration, sustainability and quality of life was restated with the publication of the Report of the Urban Task Force ‘Towards an Urban Renaissance’ and in the Urban White Paper “Our towns and cities”. Many of the recommendations of these Reports are reflected in the content of this Plan.

15. The importance of good urban design is emphasised in this Chapter. The strategy is not just to concentrate on Conservation Areas or Listed Buildings but to raise the quality of the Borough’s built environment and thereby the profile of Lewisham. Raising the quality of urban design will not only improve conditions for people living within the Borough, it will also create a positive image for attracting inward investment. For these reasons development in high profile areas such as the Major and District Town Centres, sites visible from major transport routes including the strategic road network and Key Development Sites will all be expected to provide buildings and urban design of quality. The provision of public art may also be a significant factor in the quality of urban spaces.

16. A key finding of the Lewisham Cultural and Urban Development Commission (June 2001) was that urban design excellence is fundamental to developing a sustainable urban environment. The quality of urban design will be one of the guiding perspectives and criteria for any decision making that has an impact on the physical environment in Lewisham.

17. The Council will continue to seek Government funding from schemes such as the Single Regeneration Budget, and New Deal for Communities, to enhance and improve the environmental and social conditions of the Borough. This commitment is reflected in the policies in this Chapter.

Part II Policies

Reasons
This Policy provides potential developers with details of the Council’s planning policy for particular sites, and is intended to encourage development of a high design quality compatible with the Plan. There are a number of areas the Council consider important for the image of Lewisham as a Borough. The views from major through routes dominate the traveller’s overall impression of the Borough’s character. The Council will be working with Transport for London who are now responsible for the maintenance and management of major through routes to achieve a high standard of landscaping in these locations. (See also Policy OS 5 Green Corridors). The Council will seek a high standard of design on the Odeon site, and the Lewisham Interchange/Obelisk site which form the gateway to Lewisham Town Centre. The improvement to the transport interchange is a priority, and the Council wishes to see the development of a prestigious landmark building to provide a convenient interchange between bus, rail, DLR, pedestrian and cycle facilities. These sites are identified in Schedule 1 as Key Development Sites, which contribute to the image of the Borough by reasons of location or size. (See Glossary).

The Council is promoting the sites in Schedule 1 for comprehensive redevelopment for the uses listed in the Schedule. Where reference is made to a ‘mix of uses’ the Council will press for each element of the mix provided on those sites. It is recognised however, that in some cases this overall mix of uses will not be possible to achieve. Therefore the Council will interpret the mix of uses to be provided on such sites on their merits. When considering proposals on sites in current or former employment use the Council will apply the criteria in Policies EMP 3 Defined Employment Areas, or EMP 4 Sites Outside Defined Employment Areas as appropriate.

Urban design policies have a key role to play in delivering urban regeneration. To provide further guidance design guidelines will be produced in the form of Area Design Guides, and Planning Briefs. These guidelines will have the status of Supplementary Planning Guidance.

Applicants for planning permission should prepare design statements for all significant development proposals. They should also consult with the Council and other relevant bodies before submitting an application.

Reasons
The Council has been successful in obtaining funding for a number of major regeneration projects. These include SRB money for the Silwood Estate and Lewisham Town Centre, and New Deal for Communities in New Cross. The boundaries of the New Deal for Communities area are shown in Map URB1. There are likely to be some land use changes as a consequence of the implementation of these projects. While the details are not always known in advance they will emerge over the lifetime of this Plan. The Council clearly supports these projects and would not wish its town planning policies to obstruct their successful implementation. The Council will consider using its Compulsory Purchase Order (CPO) powers in those circumstances where this would help the implementation of key sites identified in regeneration schemes.

Reasons
The Council aims to achieve high standards of urban design, both to improve the quality of the built environment in the Borough, and as an aid to urban regeneration. Imaginative and innovative new designs that contribute to the quality of the townscape of the Borough will be welcomed. Buildings and townscape features should combine to create an environment which is both visually coherent and interesting, human in scale and responsive to the needs of local people. The ground floor design of many buildings is particularly important as is the pedestrian environment, including street furniture.

The Council has an important dual role in promoting development using public resources and controlling development through planning applications. It has a responsibility in both cases to ensure that the design of new development safeguards public amenity and, wherever possible, improves the quality of life in the Borough. The criteria listed in this Policy should be applied to ensure that new development relates well to the character of its surroundings.

The Council will pay special attention to proposals which are considered significant because of their size, position or nature, and produce planning briefs as appropriate. The criteria in this Policy are designed to provide general guidance to developers as to the scale, form and layout of new buildings and to relate them to the surrounding environment. They are not intended to provide detailed design guidance or to be prescriptive in the types of style or design that the Council might be prepared to accept, or to encourage schemes which only imitate existing buildings with no element of originality, or which use characteristic features of traditional buildings unrelated to an overall design concept. The intention is rather to discourage the submission of poorly considered schemes. It is recognised that the great majority of planning applications in Lewisham are made by applicants who are neither architects nor qualified designers. For this reason there is a need for design standards and guidelines to assist the majority of applicants to achieve a good design standard.

Policy HSG 8 in the Housing Chapter should be consulted with respect to backland and infill development. Policies HSG 4 Residential Amenity and HSG 5 Layout and Design in the Housing Chapter refer specifically to residential design issues. As part of the Council’s commitment to encouraging quality design and innovative buildings a yearly award will be made to new housing developments judged on excellence in building design, contribution to regeneration, concern for the environment and social benefit. Developers should also refer to Policy URB 4 ‘Designing out Crime’.

Reasons
The Council intends to use all its available powers to maintain Lewisham as an inner London borough with a low overall crime rate. Crime and personal safety are important issues for local people and the Council recognises that thoughtful design can do a great deal to reduce both the opportunity for and fear of crime. This applies to new housing development, offices and public facilities such as transport interchanges and stations.
Building layout can ensure that public areas are overlooked. Mixed uses can contribute to round-the-clock occupancy, as can the inclusion of arts, culture and entertainment facilities. The Council will promote a variety of uses near to new development. Effective landscaping and lighting can create a degree of openness, sense of place and ownership.

It is not the intention of this Policy to promote development in the form of ‘defended enclaves’ protected by security gates, accessible only to residents. Generally speaking, security is better promoted by ensuring that development is permeable, and overlooked as much as possible. Secure ‘enclave’ developments are not considered to generally reduce crime and the fear of crime, by reason of the fact that such developments do not address the public realm, and do not provide lively frontages.

The Council will produce Supplementary Planning Guidance, in consultation with the Metropolitan Police, dealing with the design implications of security. Developers should also refer to the British Standard (BS 8220) dealing with the physical security of buildings including locks, doors and windows, and also to the Association of Chief Police Officers Secured by Design Scheme and, where possible, obtain certification.

Reasons
High buildings are not generally in keeping with the established scale and character of Lewisham. The building height referred to also includes any roof-top structures and masts. The threshold within which consultation with relevant authorities and bodies on proposals for high buildings within Lewisham is a height of 30 metres, and 25 metres or more on sites fronting the River Thames. Developers should also refer to the ‘Interim Strategic Planning Guidance in Tall Buildings, Strategic Views and the Skyline in London’ which was published by the Greater London Authority October 2001.’

Where high buildings may be acceptable, the silhouette, crown and bulk of the building, are important considerations, as are its visual impact and interest at street level. The Council will take into account the likely effect on the surrounding area, and of the additional illumination from the proposed building at night. Account will also be taken of the effects of wind turbulence and overshadowing in the siting of any high building and applicants must demonstrate that every effort has been made to contain or eliminate such factors. Other functional considerations that will be assessed are, impact on aircraft operations, avoidance of disruption to navigation on the River Thames, and an assessment of interference affecting telecommunications. An Environmental Impact Assessment will also be required. (See Policy ENV.PRO 6).

Not all high buildings are office blocks. Most of the high buildings in Lewisham are residential, both privately and publicly owned. This Policy also covers masts and transmitter sites defined as high by this Plan. Specific design and other aspects are also covered by Policy URB 10 Masts, Satellite Dishes and Telecommunications Equipment. Developers should also refer to Policies URB 1 and URB 3 in this Chapter which give general guidance on requirements for all significant developments in the Borough, and to Policies TRN 1, 2, 3 and 4 in the Transport Chapter.

Reasons
Alterations and extensions are often necessary to modernise, adapt, enlarge or extend the life of a building. If unsympathetically carried out they may spoil individually the appearance of buildings or collectively be detrimental to the townscape of the Borough.
Under the Town and Country Planning Acts the Council may control all but permitted development. If necessary, it may control permitted development through the imposition of ‘Article 4’ Directions. In addition, the Council will control all works which affect the architectural or historic interest of Listed Buildings and all those works, except where permitted under the General Permitted Development Order which materially affect the character and appearance of Conservation Areas and their settings. Such works should comply with the additional policies set out for Listed Buildings, and Conservation Areas. Each case will be treated on its merits, but the Council will expect applicants to consult officers at the pre-application stage.
All building works should successfully integrate with their surroundings and should retain or replace existing features where they are either an important townscape element or contribute to the architectural integrity or proportions of a building or group of buildings.

Policy HSG 12 in the Housing Chapter refers specifically to extensions to residential buildings

Reasons
Securing a more accessible environment for disabled people, as well as others such as elderly people and those with young children is one of the Government’s key policy objectives for Planning (PPG1 paras. 33-34).

Part M of the Building Regulations – Access and Facilities for Disabled People took effect from October 1999. The requirements of the new Regulations will be met where it is reasonably safe and convenient for disabled people to gain access to and within buildings other than dwellings and to use them as a place to work and/or a place to visit. In terms of new dwelling houses disabled people would be able to use the principle storey of such homes. The Disability Discrimination Act 1995 contains provisions to improve access to services for people with disabilities. Provisions are being phased in over a number of years. By 2004 the final phase will have come into force. By this time all service providers will have been expected to take reasonable steps to remove physical obstacles to disabled people. For further information on the 1995 Act please contact the Disability Rights Commission.

Applicants should have regard to Supplementary Planning Guidance on access. See also Policy HSG 5 Layout and Design of New Residential Development and Policy HSG 18, Special Needs Housing.

Reasons
Shop fronts are frequently changed or renewed and are important visual components of both the individual building and the street scene. If well designed they contribute significantly to urban character. It is important that the design of and material used in shopfronts relates well to the scale and original features of the building and surroundings, as they are important in determining the visual quality of shopping areas. Shops that expand into adjacent premises often spoil areas by introducing fascias that are out of keeping with the traditional scale of the buildings they are within, and the standardisation in much of current shop design can gradually devalue the character and individual qualities of buildings in shopping centres.

In order to improve access for people with disabilities, as well as for old people and people with young children, the Council will require applicants to make suitable access provision, wherever practicable and reasonable.

Policy HSG 11 in the Housing Chapter should be referred to with reference to the conversion of space above shops to residential accommodation. Reference should be made to the Council’s leaflets on ‘Shop Fronts and Roller Shutter Grilles’ and ‘Signs and Advertisements’.

Reasons
The Council wishes to ensure that shop signs, other signs and poster hoardings contribute to the street scene. Other commercial uses such as offices and clubs fall within the remit of this Policy. Signs that are out of keeping with the street scene, together with the standardisation of much of their design can gradually devalue the character and quality of shopping areas, be intrusive and inappropriate to the character of residential areas and lead to visual clutter. Hoardings can be beneficial in screening unsightly areas awaiting development and provide both public art and information about the nature of the development.

Reasons
Adequate protection to most shop fronts can be provided by open mesh security grilles. The Council wishes to discourage the use of solid mesh shutters, as they collectively exert a negative detrimental effect on the appearance of shopping areas outside opening hours by obscuring shop displays, attracting graffiti and diminishing the quality of the building frontages, and contributing to a ‘fortress’ effect. See - through lattice type security grilles allow the window display to be clearly visible and if the shop is internally illuminated allows diffusion of light to the street to help enhance security. This Policy is intended to apply to unit type shops and not to freestanding retail warehouses.
Reference should be made to the Council’s Supplementary Planning Guidance on Shop Fronts and Roller Blinds.

Reasons
The Council recognises that modern telecommunications systems are an essential component of an up to date economy. Government policy on telecommunications is that the Council should facilitate the growth of new and existing systems, but still be committed to environmental objectives and well established national policies for the protection of the countryside and urban areas (PPG8: Telecommunications, para 5).
Whilst an amendment to the General Development Order 1991 permits certain telecommunications development to take place without the Council’s express consent, it is still important that where such apparatus is subject to control it does not harm the environment. A condition of permitted development rights does require the careful location of an antenna installed on a building. This Policy is intended to achieve the necessary balance between the growth of telecommunications and minimising the impact on the environment. Those wishing to install a satellite television dish on a residential building are recommended to consult ‘A Householder’s Planning Guide for the Installation of Satellite Television Dishes’, published by the Department of the Environment, Transport and the Regions for detailed information on what requires planning permission.

The use of limited period permissions (5 years) may be considered in the case of particularly sensitive locations in order to allow the Council to monitor the effect of satellite dishes and telecommunications antennae on the environment, and to encourage the replacement of satellite dishes with cable as it becomes operational.

The use of Article 4 Directions may be considered in appropriate cases to safeguard amenities (PPG 8 1992 para 18). In accordance with Article 4 of the Town & Country Planning (General Permitted Development) Order 1995, the Secretary of State is responsible for approving Directions given by the Council.
The Council would recommend that any new transmission requirements should where possible be accommodated on existing sites, and aerials shared as necessary, in order to minimise the impact on the environment. New types of telecommunication equipment may have less visual impact than older varieties. The Council will therefore encourage the removal of older equipment, and its replacement with new, less visually obtrusive equipment. The planning policy guidance PPG 8, published 22 August 2001, and some recent planning appeal decisions indicate that while local planning authorities do not need to consider the health effects of telecommunications installations if a base station meets the ICNIRP guidelines, public concern about possible health effects from those living close to a proposed site can be a valid planning objection which needs to be considered and balanced along with other relevant planning considerations." ICNIRP is the International Commission on Non-Ionizing Radiation Protection.

Reasons
The term ‘landscape’ is taken to refer to the design of all space between buildings, and includes walls and boundaries and paving materials as well as planting. These considerations are often vital in creating a good quality setting to new developments and in integrating new development to its surroundings. Landscape design must form an integral part of any proposal and needs to be considered in relation to the development as a whole at the start of the project. Landscaping schemes should relate to the character of the area, both in terms of the built environment, and also to the existence of native species colonising the area. The Council wishes to maintain and increase the biodiversity of the Borough. The Council is aware of its responsibility under the Wildlife and Countryside Act 1981 with reference to the protection of wild animals and plants. Reference should also be made to Policies OS 13 and OS 17 in the Open Space Chapter covering nature conservation issues, the Lewisham Biodiversity Action Plan and protected species.

Sustainable drainage techniques reduce flash flooding by reducing the hard external surfacing around new developments, and the build up of pollutants from non-point sources. The techniques need to be considered in relation to the development as a whole at the start of the project. Developers should also refer to Policy URB 4 Designing out Crime, Policy URB 13 Trees, Policy OS 13 Nature Conservation, Policy ENV.PRO 15 Sustainable Surface Water Drainage in New Development and to the Council’s forthcoming SPG on Sustainable Development.

Reasons
The Council considers that trees and shrubs are very important to the visual and environmental quality and amenity of built up areas as well as to nature conservation, biodiversity and sustainability objectives, and are a valuable resource to be cared for and protected. The Council will interpret ‘suitable’ trees for replanting as meaning native species in support of these objectives.

The Council has the power to place Tree Preservation Orders on single trees or groups of trees, which it considers are important, in order to prevent their removal or mutilation.

Many Tree Preservation Orders were made in the 1950s and their number has been continually increasing. Tree Preservation Orders will be made in accordance with current Government guidance. As well as protection, continual maintenance, pruning and replanting of trees and shrubs is needed in order to maintain the stock. The Council can require planting in private developments as a condition of planning consent. The Council will discourage proposed development that would result in the loss or damage to trees, especially those making an important contribution to the street scene or the character of a Conservation Area, and will normally require a proper replacement when a tree is felled. Trees should also be protected from street or road-works and the use of chemicals on road surfaces.

Reasons
The Council is concerned to enhance the appearance of streets within the Borough and to minimise clutter. In some locations, there are large numbers of litter-bins, benches, telephones, bus shelters, post boxes, signs and other facilities. If not carefully designed and sited, the large numbers of such amenities, together with street lights, planters, recycling banks, telephone boxes, and junction boxes can result in visual clutter and confusion and a general air of untidiness. In some locations it may be necessary to review where facilities e.g. street signs, and lamp-posts have been duplicated over time, and excess numbers removed. Paving using good materials is also of importance to the street scene. Good paving, and siting of street furniture is also of significance to people with sensory or mobility difficulties.

Containers such as bottle and can banks and other community bins for refuse and re-cyclable materials, should be properly sited so as to minimise visual intrusion and to allow clear passage for people as well as minimise disturbance to nearby residents.
In Conservation Areas, street furniture needs to be well designed and sited with respect to the particular character of the area.

The Policy will seek to identify and conserve interesting and historic street furniture. This includes drinking fountains, cattle troughs and boundary marks. While not being statutorily listed, many are of local architectural and historic interest. Some telephone boxes and post boxes, and other features such as some posts are also statutorily listed. The Council intends to protect these historic and characteristic features of the street scene. A full list of all these historic features is to be found in Supplementary Planning Guidance. Further reference should also be made to Supplementary Planning Guidance on ‘Shopfronts’, and ‘Access for Everyone’.

Reasons
The conservation of the best elements of the Borough’s environment is seen as a cornerstone of town planning policy, requiring periodic review as perception of architectural styles and environmental quality tend to change as time goes by. In view of this there may be a need to designate further Areas within the Plan period. Conservation Areas are shown on the Proposals Map. A list of the Conservation Areas with a short description of each is to be found in Schedule 5.

The criteria used for designating Conservation Areas may include any of the following: historic street patterns and layout of property boundaries;
• prevailing uses or mix of uses in an area;
• the age of the buildings or historic interest and whether these are listed or locally listed buildings;
• the potential threat to the existing character of an area from inappropriate forms of development;
• the quality of architecture and the prevalence of building materials which reinforce the identity of the area and distinguish it from others;
• the quality of trees or other vegetation; and
• the character and hierarchy of spaces and townscape quality.

The Borough has some areas of ancient woodland, details of which can be found in Schedule 2: Sites of Nature Conservation Importance. All these areas of woodland, as surveyed by the former London Ecology Unit, are protected by Policy OS 12 in the Open Space Chapter.

Consultation with both the Design and Conservation Panel and the Amenity Societies Panel will be supported by the Council.

Reasons
The purpose of Conservation Areas is not to suppress change at all costs but to ensure that it takes place in a manner that preserves or enhances the Area’s particular architectural or historic character. With this purpose in mind the Council will make full use of its powers over the control of development in Conservation Areas and will also prepare improvement schemes and design policies for the Areas. Planning applications need to be in detail in order to properly assess their impact on the character of the surrounding area. In carrying out this Policy the Council will consider and encourage high quality design solutions, which may include contemporary designs, which enhance or preserve the character of the Area.

Article 4 Directions may be used to control changes to the appearance of buildings and their settings that would otherwise not require planning permission, and which might cumulatively harm the character or appearance of the Area. For example this includes painting of walls, window replacement and the removal of front walls and gardens.

New uses may often be the key to a building’s or Area’s preservation, and controls over land use, density, plot ratio, daylighting and other planning matters should be exercised sympathetically where this would enable a historic building or Area to be given a new lease of life.

There has also been an increasing recognition in recent years that our experience of a historic area depends on much more than the quality of individual buildings – on the historic layout of property boundaries and thoroughfares; on a particular ‘mix’ of uses; on characteristic materials; on appropriate scaling and detailing of contemporary buildings; on the quality of advertisements, shop fronts, street furniture and hard and soft surfaces; on vistas along streets and between buildings; and on the extent to which traffic intrudes and limits pedestrian use between buildings. Conservation Area designation should be seen as the means of recognising the importance of all these factors and of ensuring that conservation policy addresses the quality of townscape in its broadest sense as well as the protection of individual buildings.

The character and appearance of many Conservation Areas is heavily dependent on the treatment of roads, pavements and other public spaces. It is important that conservation policies are fully integrated with other policies for the area e.g. for shopping and traffic management. Developers should also refer to Policy URB 14 Street Furniture and Paving.

Applicants for planning permission should prepare design statements for all significant development proposals within Conservation Areas, and should also consult with the Council before submitting an application.

Reasons
When considering applications for the demolition or reconstruction of buildings in Conservation Areas the Council will consider the effect of this on the character and appearance of the Conservation Area. Within Conservation Areas the Council will preserve or enhance the appearance of the Area. Many buildings, both listed and unlisted, make a contribution to the character or appearance of Conservation Areas. There are, however, other buildings that make little or no contribution to the Area and could be replaced wholly or partly with suitable new developments which make a positive contribution to the character or appearance of the Conservation Area. The Council will assess the relative contribution of the existing building and the anticipated contribution of projected buildings to the character and appearance of Conservation Areas when redevelopment is proposed. In making this assessment the contribution of the existing and proposed uses to the character or appearance of the Conservation Area will be considered.

Reasons
The Council has a duty to preserve the character of Listed Buildings under the provisions of Sections 54-56 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990 and the Government’s advice in PPG 15 “Planning and the Historic Environment”. The Policy seeks to achieve this through a combination of measures to control, improve and guide changes to Listed Buildings and to recommend additions to the Statutory and Local Lists.

Applicants for planning permission and Listed Building Consent should prepare design statements for all significant development proposals. They should also consult with the Council and other relevant bodies such as English Heritage before submitting an application.

Applications for alterations and extensions to Listed Buildings need to be of a high standard of accuracy and detail. Drawings should therefore include sufficient information to convey the exact nature of the proposals and of the existing building and should include survey drawings and plans, elevations and sections of 1:100. Further drawings at 1: 20 or full size may be required in certain cases.

Reasons
Generally the best way of securing the upkeep of historic buildings and areas is to keep them in active use. For the great majority this must mean economically viable uses if they are to survive, and new, and even continuing uses will often necessitate some degree of adaptation. The range and acceptability of possible uses must therefore usually be a major consideration when the future of historic buildings is in question. In principle the aim should be to identify the optimum viable use that is compatible with the fabric, interior, and setting of the historic building.

Reasons
There are a number of buildings and groups of buildings of historic or architectural interest which contribute significantly to the townscape but are not on the statutory list. The Council has control over the demolition of those which are in Conservation Areas, but elsewhere its powers are more limited. The Council will resist the demolition of Locally Listed Buildings, but should it prove necessary, a high standard of design, complementing the surrounding area and which outweighs their architectural and historic value, will be required in any replacement building. The Council will endeavour to protect the character and setting of Locally Listed Buildings by as far as possible treating them as if they were listed (see Listed Buildings policies). The existing list of Locally Listed Buildings will be extended as appropriate. Locally Listed Buildings are identified in Supplementary Planning Guidance.

Reasons
The Council wishes to protect its archaeological heritage and to ensure that any important remains are preserved and in suitable cases effectively managed as an educational, recreational tourist resource. Archaeological remains are a community asset and they provide a valuable picture of the history and development of the local area as well as London as a whole. They are a finite and fragile resource, vulnerable to modern development. The Council endorses the DETR’s advice as set out in PPG 16 (1990), and that of English Heritage (Development Plan Policies for Archaeology 1992) upon which this Policy has been based.

The requirements of this Policy generally come into force when extensive redevelopment is proposed involving excavation or foundation work which may disturb or expose relatively undisturbed remains below the level of current building development. Schedule 3 ‘Areas of Archaeological Priority’ explains the significance of the various designated Areas of Archaeological Priority, and gives an indication of the type and age of archaeological remains that might be discovered.

Reasons
Familiar views of the landmarks and panoramas of London, both within the Borough and across its boundaries, are an essential element of the quality of London’s environment. This is recognised by Strategic Guidance which recommends that local authorities take reasonable measures to designate and protect locally significant views. Important local views and landmarks are identified on the Proposals Map and in Schedule 1A. Under this Policy, development within the view corridors should be limited in height and bulk so that it does not detract from the view or obscure the landmark. The significant compass quadrant(s) of the Local Views are indicated with a curved line in the relevant quadrants(s) on the Proposals Map, with details in the Schedule 1A.

Reasons
The Council is required by Directions issued under the Town and Country Planning General Development Order to protect the proposed strategic views which cross the northern part of the Borough. These are:
• St. Paul’s Cathedral from the Viewpoint of Greenwich Park; and
• St. Paul’s Cathedral from the Viewpoint of The Point Blackheath.

The areas of the Borough where the height of new development is limited are illustrated on the Proposals Map. Full details are set out in the Directions themselves and in Regional Planning Guidance for London RPG 3 (Annex A Supplementary Guidance for London on the Protection of Strategic Views published in November 1991).

Reasons
Strategic Planning Guidance for the Thames (RPG3B), encourages boroughs with a Thames frontage to give a higher profile to the River Thames as a previously undervalued resource. The Environment Agency also encourages Thameside boroughs to give a high profile to the River Thames. In view of the special quality and character of the Area, applicants for planning permission should prepare design statements for all significant development proposals in the Thames Policy Area. The Council and other relevant bodies should also be consulted before submitting an application in accordance with RPG3B, paras 3.22 and 3.24. The above Policy reflects the requirements of Strategic Guidance and also the Council’s aspirations to enhance this under-used resource. Reference should also be made to Policy URB 1 Development Sites and Key Development Sites and Policy TRN 8 ‘Use of the River Thames’ in Chapter 6.

Proposals for residential moorings will be considered on their merits.

The London Planning Advisory Committee has produced a set of criteria (based on RPG3B) by which the boundary of the Thames Policy Area may be drawn. The boundary for the Area in the UDP has been assessed against these criteria.

Essential to the protection of the water environment is the protection of the foreshore and the river channel. Progressive narrowing of the river channels due to redevelopment has changed the tidal regime and the pattern of the situation. Any encroachment on to the tidal foreshore constricts the river channel and causes the water level to rise, increasing the likelihood of flooding, and altering the pattern of flows. In addition, encroachment destroys essential habitats and food sources for invertebrates, fish, birds and other wildlife and can have a damaging effect on the landscape quality and archaeological value of the Thames and its foreshore. See also Policy ENV.PRO 16 Protection of Tidal and Fluvial Defences, and Policy OS 6 River Corridors.

The Tidal Thames has been designated by the former London Ecology Unit as a Site of Metropolitan Importance for Nature Conservation Importance. The criteria used for this designation have now been adopted by the Greater London Authority. See Policy OS 12 in the Open Space Chapter.

The National Rivers Authority (which preceded the Environment Agency) and the Sports Council (now Sport England) jointly published the River Thames Recreation Strategy in 1995, which should be referred to when considering applications alongside the Thames.

Reasons
The Council wishes to enhance public use of the Thames Path. The Countryside Commission’s National Trail proposals show that a riverside alignment alongside the entire length of the Thames would be desirable. The Council will promote improved signing and interpretation to support the use of the path.

Any development proposed adjacent to the Thames, including the Thames Path, should protect and enhance the nature conservation value of the River. Developers should refer to Policy URB 24 and to Policy OS 6 River Corridors.

Reasons
Access to the foreshore, which is primarily in the ownership of the Port of London Authority, can have both a recreational and educational value. There is a right of access for fishing, farming and other customary purposes. Public access must be considered in the context of the environmental, nature conservation and archaeological importance of the foreshore, and particularly safety considerations in the tidal reach below Teddington Lock. The PLA’s access survey (Access to the River Thames – A Port of London Authority Guide) identified a number of points within the Borough of good community and environmental quality. The PLA is currently reviewing its access survey document in consultation with the Council to determine the extent of appropriate public access.

Reasons
The purpose of Areas of Special Character is to protect and enhance those parts of the capital which make a unique and strategic contribution to London. The GLDP identified two such areas in the Borough: Blackheath and Sydenham Ridge. The GLDP’s policy aims for Sydenham Ridge were to safeguard its scale and character and to protect the skyline. For Blackheath it was to protect the skyline, viewpoints, architectural and historic character and village qualities and the promotion of traffic free enclaves. This designation was also thought appropriate for the Thames given the River’s strategic importance, but now new Strategic Guidance has also brought in the new Thames Policy Area which is described in the Policy URB 24, and provides a comprehensive policy framework for this area.

Reasons
The Council is keen to improve access to the Creek and to improve its environment. Any walkway or viewing platform will need to be designed to the highest standards and minimise any impact on nature conservation interests. Historically the Creek has suffered from neglect, and the dumping of rubbish. However, the Creek is rich in flora and fauna. Works to the Creek walls, and rubbish clearance funded by the Government’s Single Regeneration Budget have improved the overall quality of the Creek environment, and enhanced its ecological potential and importance. This process should be maintained in the future.

Developers should refer to Policy URB 24 for reasons why encroachment into the Creek will be resisted. Reference should also be made to Policy OS 4 Waterlink Way and OS 6 River Corridors in the Open Space Chapter.

Reasons
Public art can include fine art including sculpture, murals, street furniture and paving. It can visually enhance an area and help develop a sense of pride in the local environment. Incorporating public art into new development will add interest to the scheme. The Council supports the Arts Council’s ‘Per Cent for Art’ scheme whereby a percentage of the cost of a major project is reserved for artistic works. Developers are advised to consult the Council’s Supplementary Planning Advice Note ‘Art in Public Places’ which sets out in greater detail the Council’s guidelines in this area.

Map URB1