DESIGNDEVELOPING WESTMINSTER’S CITY PLAN

Booklet No. 8Westminster City Plan Revision July 2014

This booklet sets out the Council’s proposed approach to Design through consideration of overarching design principles which will apply to all forms of development and specific design principles and standards applicable to different types and sizes of will apply to all forms of development and specific design principles and standards applicable to different types and sizes of development common in Westminster .

Specific policies covered in this booklet include:

Strategic Policy S28 DesignStrategic Policy S44 Sustainable Waste ManagementCity Management Policy:CM28.1 Infill Development CM28.2 Extensive DevelopmentCM28.2 Extensive DevelopmentCM28.3 Sustainable Criteria and Assessments (part only, for carbon targets, see energy booklet)CM28.4 Alterations and Extensions, CM28.5 Boundary Walls and Railings, CM28.9 Shopfronts, CM 28 8 RetrofittingCM 28.8 RetrofittingCM28.9 Incorporating landscaping on and around buildingsCM28.10 Incorporating Building ServicesCM38.1 Trees

In this booklet, references to the “City Plan” are to the completed local plan, integrating strategic and detailed City Management policies which will be adopted as a result of the current review process.

Design is an issue which cuts across every topic area in the City Plan. Whilst all policies will need to be taken into account, some particularly important aspects of this topic included in separate booklets, namely: Flood Risk, Energy; Heritage, Views and Tallp y p p p p , y , gy; g ,Buildings; Health, Safety and Wellbeing; Housing Need Delivery and Quality; Public Spaces and Advertisements; Open Spaces; Transport; Planning and Pollution Control.

We would welcome your views on proposed new policy wording, set out in the recommendations sections and identified as e ou d e co e you e s o p oposed e po cy o d g, se ou e eco e da o s sec o s a d de ed as

new or shown as underlined. Adopted policy is shown in bold and is not intended to be altered as a result of this consultation.

CLLR ROBERT DAVIS

FOREWORD

CLLR ROBERT DAVIS

Westminster is committed to promoting high quality and innovative new architecture and design. The outstanding quality of our built and natural environment contributes greatly both to the economic success of the City and the g y yquality of life of our residents. It is something of which the council is proud and which we take pains to maintain. We want to ensure new development of all scales will contribute to this architectural legacy and make a positive contribution to the character of our City.

To encourage higher quality, contemporary architecture, from 2008 to 2010 I introduced a Design Excellence initiative with the specific aim of ‘raising the bar’ in standards of design in Westminster. Building on this initiative, it is crucial that we have effective design policy in our emerging City Plan to allow us to maintain and

h d d f hi d bli i W i h enhance standards of new architecture and public spaces in Westminster over the years to come.

This is not just about creating buildings which are beautiful to look at and sit comfortably with their neighbours, but also about ensuring they are functional and y g , g yadaptable, have a high standard of environmental performance and will contribute to the safety and well-being of our communities. This, in turn, will ensure Westminster remains a desirable location for business, visitors and residents alike.

This consultation booklet sets out the background to our policy and specific

Councillor Robert Davis DLDeputy Leader, Westminster City CouncilCabinet Member for Built Environment

This consultation booklet sets out the background to our policy and specific recommendations for our policy approach in relation to design. We are now inviting your comments and look forward to working with you in developing policy on this issue and raising standards of design in Westminster further in years to come.

Cabinet Member for Built Environment

CONTENTS

Background 1. Background2. Defining Exemplary Design

Overarching Design Principles1. Westminster’s context2. Design to mitigate and adapt to climate change3 Inclusive design3. Inclusive design4. Safe and Secure design5. Insights The Government’s Housing Standards

Review

Design Criteria & Standards for Specific Development Types 1. Different scales and types of development2. Extension, alteration and retrofitting of existing

buildings3. Measuring sustainability4 I i G I f4. Incorporating Green Infrastructure5. Alterations and Extensions6. Incorporating building services and waste

facilities.

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BACKGROUND

The City of Westminster has a long-standing commitment to high-quality, sustainable design. The exceptional built environment, with its rich legacy of buildings from all eras, and high quality public realm is a fundamental part of what makes Westminster successful, economically and as a place to live, work and visit*.

Westminster’s existing Unitary Development Plan policy has been effective in maintaining high standards of design quality in new development over many years. Emerging policy for our new City Plan seeks to build on and develop this approach and to promote exemplary design across all scales and types of development. This means requiring an integrated design approach which will make a positive contribution means requiring an integrated design approach which will make a positive contribution to the future architectural wealth, environmental performance and economic success of the City.

Quality of design is an issue which cuts across all topic areas and must therefore be included within policy across the Plan. An overarching design policy, however, sets out the key concepts that apply to design of new development of all scales: seeking design which is rooted in context, uses high-quality, durable materials, is resource-efficient and resilient to climate change and incorporates functional yet flexible spaces which will be accessible to a wide range of users and can adapt to changing needs which will be accessible to a wide range of users and can adapt to changing needs throughout their lifetimes.

This booklet sets out the overarching principles and standards which will be used to assess all development. This is followed by more detailed design policies which explain how we will apply these overarching principles to different types and scale of “Good design is a key aspect ofexplain how we will apply these overarching principles to different types and scale of development. .

Good design is a key aspect of sustainable development, isindivisible from good planning, and should contribute positively to making places better for. people”

National Planning Policy Framework (2012)

* The Importance of the Historic Environment in Mayfair and St James (2007)

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BACKGROUND: EXEMPLARY DESIGN, POLICY CONTEXTThe National Planning Policy Framework (NPPF) places design at the heart of sustainable development and identifies securing ‘high quality’ design as a core planning principle development and identifies securing high quality design as a core planning principle. Adopted Strategic Policy in Westminster’s City Plan (S28) applies this through an objective to achieve exemplary standards of high quality sustainable and inclusive architecture and urban design. This requirement recognises that Westminster’s existing built environment is of such quality that it demands a special design response which will build on our exceptional architectural legacy and deliver innovative, sustainable new buildings and spaces of the highest quality, contributing to Westminster’s World City role.

To achieve this objective, the emerging policy set out in this booklet incorporates further detail into the adopted strategic policy to provide a clearer definition of the criteria and detail into the adopted strategic policy to provide a clearer definition of the criteria and standards we will use to assess what exemplary design means in Westminster. These standards are informed by national and regional policy and guidance, which provide comprehensive advice on the different elements which can contribute to design quality. Across this guidance, there are a number of well-established, common themes, which are also used in the design review process. In general terms these state that good design will be fit for purpose, built to last and good to look at, creating spaces and places that people can enjoy with ease and which are responsive to their surroundings. National Planning Policy Guidance (2014), which supports the NPPF, provides a set of qualities found in well-designed places, stating these should be: functional; support mixed uses and tenures; g p , g ; pp ;include successful public spaces; be adaptable and resilient; have a distinctive character; be attractive; and encourage ease of movement. CABE has also set out guidance on the content of design policy* and this outlines the importance of ensuring this addresses both social and sustainable as well as visual and functional concerns.

Exemplary adj.1. Worthy of imitation; commendable.2 Serving as a model

New policy therefore specifically seeks to bring together environmental and other elements which contribute to sustainable design. The aim is to promote an integrated approach which ensures key issues are considered from the start of the design process. This will help minimise conflict between different policy areas, regulations and priorities and bring

2. Serving as a model.3. Serving as an illustration; typical

together solutions to wide-ranging issues, integrating visual, environmental and other amenity concerns, avoiding the need for later retrofitting. It should also contribute to achievement of health and well-being policy objectives, but wider amenity and health issues are addressed in separate policy in the Health and Wellbeing booklet.

* CABE Making Design Policy Work (2005).6

OVERARCHING DESIGN PRINCIPLES: RESPONDING TO WESTMINSTER’S CONTEXT

The National Planning Policy Framework states that permission should be refused for development where it fails to take the opportunities available for improving the character and development where it fails to take the opportunities available for improving the character and quality of an area and the way it functions. The council wants to ensure new development is only permitted where it will celebrate and contribute positively to Westminster's special context.

Across the City, the townscape is characterised by its concentration of heritage assets, established human scale and the high quality of materials, craftsmanship and detail in its buildings and spaces. In all locations, we will expect design of new development to respect and respond to these and other elements that contribute positively to the townscape and urban realm, protecting important heritage assets and significant views, and incorporating u ba ea , p otect g po ta t e tage assets a d s g ca t e s, a d co po at gequally high quality of detail, materials and craftsmanship in new development. Design also needs to recognise the diversity found across the City and respond to local distinctiveness and Westminster’s differing roles at the heart of national life and government, as a business and commercial centre, and as home to diverse residential communities.

In assessing new development, we will consider how the design has responded to the existing context and its relationship to the established pattern, density and scale of surrounding townscape, taking into account existing rhythms, symmetries, degree of uniformity and the composition of elevations and building lines. The suitability of the proposed design to its intended use and the wider land-use character of the area will also be considered, along with its relationship with and contribution to the public realm. We will expect quality of design to be carried through to the detail, through use of attractive and durable materials and high standards of craftsmanship, with collaboration between artists and architects to integrate public art into the design, where appropriate.

56 Conservation Areas – over 76% of the City

Over 11,000 Listed Buildingsg p g , pp p

Westminster is also distinguished by its River Thames and canalside frontages, and many open spaces. Development should protect and respond to these features and other natural assets of each site, including trees and any landscape setting. Context and orientation will also influence many other aspects of the design including how best to improve a building’s

Over 11,000 Listed Buildings 1 World Heritage Site

2 Scheduled Ancient Monuments 5 Areas of Archaeological Priority21 Registered Historic Parks andalso influence many other aspects of the design, including how best to improve a building s

environmental performance. The design response required in different locations and for different types and scales of development is considered later in this booklet.

21 Registered Historic Parks and Gardens

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Good design has a key role to play both in reducing waste and emissions which contribute to climate change and in ensuring future occupants will be able to adapt to the impacts of a changing climate We will expect

OVERARCHING DESIGN PRINCIPLES: DESIGN FOR ENVIRONMENTAL SUSTAINABILITY

be able to adapt to the impacts of a changing climate. We will expect these issues to be considered as part of the overall design from the earliest opportunity, as detailed design considerations such as density, building orientation, building form and materials will influence aesthetics, functionality and resource sustainability. MITIGATION

Design to minimise waste, and ADAPTATION

Design for a changing climate Buildings should be designed to minimise resource consumption, reducing waste, water and energy use. Design should optimise natural ventilation and minimise glare and excess solar gain, avoiding large areas of glazing and providing an appropriate balance between solid and void elements. Materials should be selected which are sustainably sourced and existing materials reused and recycled wherever possible Measures

g ,be resource efficient

g g gand flexible future use

Incorporating Natural shadingexisting materials reused and recycled wherever possible. Measures which will allow occupants to adapt to the impacts of climate change include natural ventilation, summer shading, openable windows, the incorporation of living roofs and walls, planting and trees, as well as the inclusion of sustainable urban drainage systems and permeable surfaces in adjoining spaces.

Planting and retaining of trees and vegetation

Openable windows and

Efficient heating cooling and lighting

Living roofs

Incorporating renewable technologies

Limiting solar gain through

façade &Westminster’s highly built-up, urban environment means that we have fewer options for how we mitigate and adapt to the impacts of climate change. These also need to be appropriate to Westminster’s historic character and sensitive environments. Adopted strategic policy integrates environmental and other aspects of design and has been expanded to

Openable windows and natural ventilation

Sustainable choice of materials including those with low

b di d bRainwater harvesting

façade & window design,

orientation and shading

Insulation

Flexible layout

environmental and other aspects of design and has been expanded to ensure design measures to adapt to climate change are also considered as part of the design process. Design standards set out what will be achievable in a Westminster context for certain types of development and other specific policies provide detail on issues such as green infrastructure plant and retrofitting sustainability measures.

embodied carbon or recycled content Incorporation of permeable

surfaces and SUDs

.

Design features to reduce the effects and adapt to the impacts of climate change

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An inclusive environment is one which values diversity and difference and encompasses the needs of a wide range of user groups as well as being sufficiently flexible and versatile to be able to adapt

OVERARCHING DESIGN PRINCIPLES: INCLUSIVE AND ADAPTABLE BUILT ENVIRONMENT

Ensuring people are able toof a wide range of user groups, as well as being sufficiently flexible and versatile to be able to adapt to diverse and changing needs and life circumstances.

The Equalities Act 2010, which supersedes the Disability Discrimination Act 1995, places a responsibility on employers and service providers to make changes to policies, practices,

Ensuring people are able to move safely and easily through streets and public spaces is of crucial importance. Accessibility in the public realm is also 

d b li i i thprocedures and premises to ensure equality of treatment. Service providers are required by law to make reasonable adjustments to all areas where the public can expect physical access. Part M of the Building Regulations also sets out minimum requirements to assist in achieving an accessible environment.

covered  by policies in the public spaces booklet. 

Good design has a key role to play in improving accessibility. London Plan Policy 7.2 states that boroughs should develop detailed policies to ensure principles of inclusive design are adopted at the earliest stage of the development process. Strategic policy therefore requires all proposals, whether they relate to new buildings, public realm works, changes of use or alterations to existing buildings to consider the needs of the widest possible range of different user groups from the buildings, to consider the needs of the widest possible range of different user groups from the project inception, and in particular to consider the needs of more vulnerable groups such as the elderly and disabled. Further detail has been added into the strategic policy to expand on this requirement and how it will differ in new and existing buildings and spaces.

Within new buildings and spaces, this will include consideration of such issues as provision of level circulation, lifts, door widths and detail, surface finishes, signs and information etc. The need to cater for occupants through different ages and stages of life also needs to be considered, ensuring scale, form, construction and internal arrangement of the building will enable future adaptability.

The Housing Needs and DeliveryWestminster’s densely developed, historic environment poses particular challenges for creating inclusive access. However, there will almost always be scope to improve access for all without compromising the character of an existing building or significance of a heritage asset. Access to the environment in this context may not just be about physical access, but should also consider the ways in which services and information can be provided to meet the needs of all users There is

The Housing Needs and Delivery  booklet sets out targets for creating accessible homes including lifetime homes and housing accessible to wheelchair users . Requirements  will 

ways in which services and information can be provided to meet the needs of all users. There is further advice in Westminster’s Inclusive Design and Access SPG (2007) and in the English Heritage Guidance Easy Access to Historic Buildings (2012).

be reviewed  in the light of the changes brought about by the Government’s Housing Standards review (see p19 ). 

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Research has shown that the relationship between buildings and their surrounding

OVERARCHING DESIGN PRINCIPLES: A SAFE AND SECURE ENVIRONMENT

spaces strongly influences people’s sense of personal safety. Attractive environmentscan help to both minimise the opportunities for crime and anti-social behaviour tooccur and reduce the fear of crime.

The Crime and Disorder Act 1998 places legal obligations on authorities responsible f th d i f th b ilt i t t t k d t t t th t th for the design of the built environment to take adequate steps to ensure that they consider any likely crime and security implications in their design decision-making process. The Safer Westminster Partnership Strategy (2011-2014) identified the need for a number of actions across a number of themes to make Westminster a safer city and these recognise the importance of improvements to the safety of public realm and spaces.

When any new development is being proposed, the possibility of incorporating positive design solutions to reduce crime and anti-social behaviour should be considered Guidance on how design features can contribute to a safer environment considered. Guidance on how design features can contribute to a safer environment is set out in a number of national guidance documents including Secure By Design, Safer Places and By Design. These promote appropriate design features which can facilitate good natural surveillance, for example through avoiding blank walls and incorporation of active frontages. They also encourage enclosure of space by development to avoid recessed areas and to clearly define private and public areas development to avoid recessed areas and to clearly define private and public areas, creating a sense of ownership and responsibility for every part of a development.

As with other issues, the overarching design policy seeks to ensure such issues are considered early in the design of new development and spaces or the refurbishment The high profile and busy public spaces 

i hi i hof existing buildings. This will avoid the need for later retro-fitting, which can impact adversely on the architectural quality of the development and character of the townscape, as well as being significantly more costly. More detailed policies on specific issues including boundary walls, shopfronts and landscaping, seek to reinforce this by resisting negative design responses such as solid roller shutters or

within Westminster mean  there are particular threats from terrorism. Design responses to terrorist threats are considered in the Health and Wellbeing Booklet.  Secure housing is also covered by the Housing reinforce this by resisting negative design responses such as solid roller shutters or

high or solid boundaries. Where appropriate, landscaping can also be used to assist with designing out crime.

Quality policy in the Housing Needs and Delivery booklet.

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InsightsChanging Legislation and Standards: The Government’s Housing Standards Review

In March 2014, the Government announced the outcome of its review of housing standards, intended to simplify the system for setting standards in the design and construction of new homes (commercial buildings are not affected). The Government has announced its overall conclusions but much of the detail is still to be outlined and this will have an impact on some planning policy going forward. The most important changes which will affect this booklet and the council’s likely approach to them are as follows:

Access: The Government proposes to set out a national ‘baseline’ standard, an optional higher level for ‘age-friendly housing’ and an optional higher wheelchair –adaptable and g g y g p g paccessible standard. Councils will be able to apply these optional standards through their local plans subject to local need and development viability. Given the evidence of an ageing population and need for housing for people with disabilities. it is likely that the council will adopt these optional standards.

Water: The Government intends to include measures to reduce water consumption in Building Regulations, and allow an optional higher level requirement in areas of water stress. Government is deciding how this will be identified. Westminster has in the past been identified by both Government and the Mayor of London as an area of water stress and it is likely the

i l i i ill b d d optional provision will be adopted.

Space: The Government intends to set a national standard for the internal space of new homes, which will have two levels. Councils will be able to decide which of these to adopt in their local plans based on local needs and viability. The council is likely to adopt the standard

Further information can be found on the CLG website: https://www.gov.uk/government/policies/providing-effective-p y y p

closest to those set by the Mayor in the London Plan, with which the development sector is now familiar and which has proved not to impact on development viability.

Code for Sustainable Homes: Although not covered by the review, the council will review the impact of the Government’s proposed winding down of the Code for Sustainable Homes and

p gbuilding-regulations-so-that-new-and-altered-buildings-are-safe-accessible-and-efficient/supporting-pages/technical-housing-

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impact of the Government s proposed winding down of the Code for Sustainable Homes and will consider bringing forward policies to address issues including sourcing and environmental impact of materials, indoor environmental standards and air quality.

standards-review.

RECOMMENDATIONS: DESIGN PRINCIPLES This policy builds on the adopted strategic policy S28. Words originally in Adopted City Plan Policy S28 (in bold) Inserted text underlined.

Promoting DesignPOLICY S28 DESIGN PRINCIPLESDevelopment will incorporate exemplary standards of high quality sustainable and inclusive urban design and architecture befitting Westminster’s world class environment and heritage and its diverse range of locally distinctive neighbourhoods.  

Promoting Design which enhances context To raise design standards and in line with the NPPF we will expect all development to make a

Architectural Style Policy does not seek to prescribe a particular architectural style,

In the correct context, imaginative modern  contemporary architecture is encouraged provided that it respects Westminster’s heritage and local distinctiveness and enriches its world‐class city environment.

Th h i d i f i l d i d l ill k i i ib i

ppositive contribution to its context, contributing to the architectural wealth and legacy of buildings in Westminster and

ybut does encourage innovative and original contemporary design, where appropriate.

Through its design, use of materials and execution, development will make a positive contribution to the townscape and urban realm, and to its environmental performance. In particular, it will

• respond creatively to and enhance its context, having regard to:1. the character of adjacent buildings, the spaces around and between them and the character 

and appearance of the local area;

reinforcing qualities which contribute to local distinctiveness. Understanding context is also crucial in seeking to

This should always by based on a soundunderstanding of the site and its context.

and appearance of the local area; 2. materials, building lines, scale, orientation, height and massing; 3. the character, scale and pattern of historic squares, streets, lanes, mews and passageways;4. the form, character and ecological value of parks, gardens and open spaces; and5. Westminster’s riverside and canalside settings.

improve environmental performance and mitigate and adapt to climate change.

See Open Spaces and Blue Ribbon network policies for Materials Wherever

• Minimise Reduce energy use and emissions that contribute to climate change during the life‐cycle of the development with an aspiration towards zero carbon; and

• Ensure the reduction, reuse or recycling of resources and materials, including water, waste and

pfurther advice on protecting Westminster’s open spaces, canals and

possible, materials should be re-used on-site or salvaged to enable their re-use off-site. Existing fabric should also be repaired Ensure the reduction, reuse or recycling of resources and materials, including water, waste and 

aggregates.

Policy continues on next page…

Energy Use and emissions For background on this part of th li th E ’ B kl t Thi i t d th

riverside setting.

Water Development should incorporate measures to reduce

rather than replaced where feasible particularly on historic buildings. Consideration should be given to sustainable

fPolicy on Construction 

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the policy, see the Energy’ Booklet. This introduces the concept of meeting zero carbon. This is supported by policy on sustainability assessments, which sets out the detailed expectations for different types of development.

incorporate measures to reduce water consumption, including rainwater harvesting, grey water recycling and other appropriate technologies.

sourcing of materials, avoiding those with high embodied carbon content, where possible and appropriate.

yWaste is  in the Planning and Pollution Control booklet. 

RECOMMENDATIONS: DESIGN PRINICPLES contd.This may include good natural surveillance, well placed entrances clear circulation routes good

Spaces that have an unclear purpose, or whose boundaries and ownership are poorly defined are prone to criminal activity and anti-social behaviour. The High Risk Developments and Counter 

terrorism is considered in detail in policy

S28 contd.d d h i f i (i l di i ) d i i l b h i l

placed entrances, clear circulation routes, good lighting and secure boundaries. Blank frontages and louvres to street frontages should be avoided.

design and security of secondary and service entrances should be carefully considered.

terrorism is considered in detail in policy CM29.3 (see Health and Wellbeing booklet).Wherever

possible, security measures should be

Gated • Incorporate design measures to reduce the opportunity for crime (including terrorism) and anti‐social behaviour, in particular 

by:1. promoting visibility and facilitating the natural surveillance of adjoining routes and spaces; 2. maintaining a clear distinction between spaces that are open to the public and those that are not;  and3. ensuring any security fixtures or fittings are sensitively designed and positioned to minimise their visual impact.

should be integrated into the overall design concept

Communities reduce permeability and connectivity b

• be designed to meet the needs and convenience of all, in particular:1. incorporating inclusive design principles in new places and spaces and not introducing barriers to access; and 2. wherever practicable, removing barriers to access and use of existing buildings and spaces by all users.

• Contribute to attractive functional and publically accessible spaces between buildings promoting connectivity and resisting the

concept, avoiding the need for later retrofitting. Where they

between places, reduce natural surveillance, decrease

ibilit t • Contribute to attractive, functional and publically accessible spaces between buildings, promoting connectivity and resisting the gating of streets. Gated developments will not be acceptable. 

The above will include providing for an extended life‐time of the buildings and spaces itself through excellence in design quality, high quality durable materials and detail, efficient operation, and the provision of capacity to incorporate future 

i d hi h lit fl th t d t t h i i t ti i l di th i k d

Where they are added at a later date, they must be sensitively

accessibility to public spaces and discourage mixed communities and social services and high quality floorspace that can adapt to changing circumstances over time, including the risks and 

consequences of future climate change, and how it may alter the way buildings and the wider urban environment are used and experienced.

Inclusive design is

Changing circumstances over time. The purposes for hich a b ilding and the parts of a b ilding ill be

Design quality must extend to the detailing and materials D rable

Adaptation to Climate Change The amendment to this b llet point reiterates

ydesigned.

and social diversity.

design is design which considers the needs of a wide range of user groups and is

for which a building and the parts of a building will be used are likely to change over its lifetime. The technologies it contains will change as well and it will need to cater for occupants through different ages and stages of life. A good design will be flexible (able to accommodate changing requirements without

detailing and materials. Durable materials are important for both visual and environmental reasons. This will ensure that buildings do not deteriorate in appearance and ensure they have to be replaced less frequently reducing

amendment to this bullet point reiterates the importance of both mitigation of and adaptation to climate change in the design of development. Buildings and spaces need to be designed to meet the needs of occupiers in the future including groups and is

flexible enough to adapt to changing needs over time.

to accommodate changing requirements without major alterations) and adaptable (capable of being altered or extended conveniently where necessary). Scale, form, construction and internal arrangement of the building will enable future adaptability.

be replaced less frequently, reducing embodied carbon impacts, prolonging the life of the development, as well as contributing to ease of maintenance and security.

needs of occupiers in the future, including a changed climate (warmer and wetter) and more extreme weather events. See also the Flood Risk Booklet and policy S32 Flood Risk. 13

Expanding on the overarching design principles, detailed design policies seek

Design criteria differ for different scales and types of development

to reflect Westminster’s unique qualities and introduce design criteria appropriate to both context and the predominant development types found in the City. This is supported by the London Plan, which stresses the importance of identifying neighbourhood character and ensuring new design responds to this* 1

2

responds to this .

Infill Development

The densely developed townscape character and concentration of heritage assets in Westminster mean that most more major redevelopment assets in Westminster mean that most more major redevelopment opportunities are for ‘infill development’ i.e. development of gap sites within areas of established townscape (within a continuous street façade or frontage). It is particularly important that such development understands its context and is well integrated with its surroundings, ensuring the more unified the townscape, the greater the respect for the original scale, form and materials.

A specific infill development policy therefore identifies three different types of character area found within Westminster linked to the degree of townscape

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character area found within Westminster linked to the degree of townscape uniformity. Where the townscape is particularly uniform (see photo 1-left), the policy expects design to respond closely to the prevailing scale, form and proportions and materials. In areas of low quality or where no pattern prevails (photo 3), development should to seek to improve the quality of an area and give it a stronger identity In areas of high quality townscape but with a more give it a stronger identity. In areas of high quality townscape but with a more varied character (photo 2), development should respond positively to character and contribute to character and appearance of the area.

This approach does not promote a particular stylistic response but recognises

“Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to

that in some parts of the City, there is greater potential for intervention and improvement, while in other areas, the quality and/or uniformity of existing townscape is such that greater respect for context will be required.

p y , , p pseek to promote or reinforce local distinctiveness. National Planning Policy framework (2012).

14* London Plan Policy 7.4.

Design criteria for different scales and types of development

E i D lExtensive Development

Extensive development is a term used in current Unitary Development Plan Policy to describe sites which cover a large area, such as the Chelsea or which cover a large area, such as the Chelsea or St John’s Wood Barracks sites. There are relatively few such extensive redevelopment sites in Westminster but, where these do exist, a different approach to design is needed. A specific policy on extensive development is specific policy on extensive development is therefore proposed.

Although some of the same principles apply, at this larger scale, a more comprehensive approach to urban design is required and it may be appropriate to create new points of interest and public spaces to enhance local areas. There are also other important considerations such as promoting legibility and ensuring connections are p g g y ggood – for example pedestrian routes, links to natural environments and making efficient use of existing infrastructure.

Further information and design criteria for Tall Buildings will be set out in the booklet on views and heritage. The relevant policy is CM26.2.

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RECOMMENDATIONS

Design Criteria for Infill development

CM28 1 I D

Infill development occupies a gap in an otherwise built up frontage or area of townscape.

NEW Policy CM28.1: INFILL DEVELOPMENT

Infill development will have regard to the prevailing scale, architectural quality and degree of uniformity in the surrounding townscape.

In areas of varied townscape of significant quality infill development will

Areas of varied townscape of significant quality are usually in conservation areas. Characterisation of conservation areas is set out in conservation area In areas of varied townscape of significant quality, infill development will  

demonstrate a positive response to context, including characteristic building plot widths, architectural form and the materials and detailing of existing buildings, where these contribute positively to the character and appearance of the area.

areas is set out in conservation area audits.

Within terraces or groups of buildings of unified design and significant quality, infill development will replicate the predominant design of the group as a whole.

In areas of low quality, varied townscape, infill development will have sufficient independence of form and design to create new compositions and points of  Unified townscape of significant quality will include p g p pinterest and have regard to the form and materials of adjoining buildings, where these make a positive contribution to the area. 

g yhighly uniform terraces or architectural set-pieces. In these cases scholarly replica rebuilding will usually be sought. For example, this will be appropriate in order to restore or complete an otherwise coherent, distinctive piece of townscape which forms a single composition, or where a building of historic or townscape value that is part of a larger architectural composition has been lost.Low quality varied townscape has a less clearly defined

character. These areas are likely to be outside conservation areas and may have undergone some unsympathetic change In such areas well designed new development can

16

change. In such areas, well-designed, new development can play a vital role in regeneration.

Design Criteria for Extensive development

RECOMMENDATIONS

Extensive development in this context means development which is of a sufficient size to differentiate it from the surrounding townscape and requires a more comprehensive approach. Most extensive development sites in Westminster will be subject to guidance in planning briefs.

NEW Policy CM28.2: EXTENSIVE DEVELOPMENT

Extensive development will:1. create new compositions and points of interest;2. provide high quality new streets, squares and open spaces where appropriate,2. provide high quality new streets, squares and open spaces where appropriate, 

linked to the surrounding street pattern, to maximise accessibility;3. carefully integrate appropriate planting and trees;4. take into account existing and likely future patterns of traffic and pedestrian 

movement, including pedestrian desire lines;5 retain e isting and create ne feat res to make an easil nderstandable rban5. retain existing and create new features to make an easily understandable urban 

environment, including active building frontages with clearly defined edges and safe public routes; 

6. Build in capacity to incorporate services to meet changing demands including pipe subways and infrastructure to allow future connection to district energy 

Parking As well as protecting visual amenity parking provision within extensive development should be sufficient not to put pressure on surrounding streets Further detail on networks; and

7. ensure waste storage facilities, servicing and parking are sited and designed sensitively to minimise their visual impact and avoid any adverse impacts on users of highways in the surrounding neighbourhood.

surrounding streets. Further detail on parking policy is set out in the Transport booklet.

Design criteria for tall buildings  and views are set out in the booklet on views and heritage

Design should be sufficiently flexible to meet changing needs over time. Provision of pipe subways under streets can also accommodate infrastructure such as gas and water mains and electricity and telecommunications cables

booklet on views and heritage. The relevant policy is CM28.2. 

more efficiently than simply burying pipes and cables in the ground and will ensure the development can be more easily adapted to meet changing demands and incorporate services which may be required in future. For District Heating see Policy S39 in the Energy Booklet.

17

DESIGN STANDARDS: MEASURING ENVIRONMENTAL SUSTAINABILITY

To provide more certainty in relation to what we mean by exemplary sustainable design, we are also proposing to introduce minimum sustainable design standards to assess environmental performance of certain categories of development. These standards would require development to demonstrate a certain environmental performance can be attained using Building Research Establishment Environmental Assessment Methodology using Building Research Establishment Environmental Assessment Methodology (BREEAM), Code for Sustainable Homes or equivalent methodologies. These targets provide a wide-ranging measure of environmental performance, covering issues such as water, waste, surface water, transport, land-use, ecology and health and well-being. Although they do include energy, more specific and stretching carbon reduction targets are also proposed and have been included within the policy in the Energy Booklet.

During consultation on the initial draft of City Management policies, some respondents suggested proposed standards may not be feasible or financially viable. To address these concerns, consultants ARUP were commissioned to look at technical feasibility of , U yproposed Council sustainability standards (see reading list for link to document). They concluded it was feasible to achieve Code for Sustainable Homes Level 4 for new build residential over 200m2 and BREEAM ‘Excellent’ for new build non residential over 200m2.This is in line with council expectations based on applications that are reviewed at the major end of the scale and current industry standards At the more minor end of the scale

The LSE Saw Swee Hock Student Centre (O’Donnell Tuomey) is on track to achieve BREEAM Outstanding

Issues of viability have been raised in relation to design standards. Following this informal  consultation and before proceeding to develop 

major end of the scale and current industry standards. At the more minor end of the scale currently developments ARUP also concluded based on their professional expertise that the BREEAM and CSH targets are technically feasible. Proposed standards are set out overleaf. Addressing other policy criteria such as that set out in the landscaping and cooling policies will help in achieving the targets.

BREEAM Outstanding.

the draft Plan, a viability assessment will be undertaken considering all the policies individually and together to ensure they are financially deliverable by developers and the council.

In March 2014 the Government published its Housing Standards Review (which included its intention to wind down the Code for Sustainable Homes) At the time of writing this booklet , it is not clear when or how this will be done. therefore the proposals in this booklet are based on the current Government policy framework which currently allows

18

p y ylocal authorities to set targets within their local plans. Further details of the Council’s proposed response to this issue are given on p12. Revised proposals will be brought forward later if necessary.

RECOMMENDATIONS: SUSTAINABILITY CRITERIA AND ASSESSMENTS

NEW POLICY CM28.3: SUSTAINABLE CRITERIA AND ASSESSMENTSThis booklet only includes the wider sustainability

Development will meet the relevant standards (including relevant CO2 reduction levels) set out in the table below and submit the relevant design stage assessment to demonstrate compliance. Where it has been demonstrated that it is not appropriate, practical or viable to meet the relevant CO2 reduction standard on‐site, the development will meet the highest standard achievable, and where appropriate offset any unmet CO2 emissions at the Council’s cost of carbon, so long as this payment is calculated to exceed £2 000 The cost of carbon will be regularly recalculated (at least every

targets. The table withcarbon targets is set out in the Energy Booklet and is separate to these standards.

long as this payment is calculated to exceed £2,000. The cost of carbon will be regularly recalculated (at least every three years).

Type /size of residential developmentSustainable Design Assessment required  (or equivalent)

Sustainability Assessment Methodologies This table is a tool to help development at the larger end of the scale deliver exemplary standards of sustainable design as

ONew build resi<200m2

Equivalent to Code for Sustainable Homes  (CSH) Level 4

New build resi 200‐1000m2 Equivalent to CSH Level 4

New build resi >1000m2 Equivalent to CSH Level 4

required by the strategic policy. Other equivalent sustainability assessment methodologies will also be acceptable. In March 2014, the Government published its Housing Standards Review which states that they will now wind down the Code for Sustainable Homes. Transitional

t h t t b bli h d d New build resi >1000m Equivalent to CSH Level 4

Change of use to resi/refurb* >1000m2 BREEAM Domestic RefurbishmentExcellent

New build non resi <200m2 BREEAM New Construction Excellent

arrangements have not yet been published and we are currently reviewing standards. Revised targets will be brought forward later. It is likely that so far as is possible the Council will set design policies equivalent to CSH4.

Excellent

New build non resi 200‐1000m2 BREEAM New Construction Excellent

New build non resi >1000m2 BREEAM New Construction Excellent

Development involving listed residential buildings over 1000m2 is included because the BREEAM Domestic Refurbishments scheme includes a mechanism to meet its energy requirements if the local

Extensions*2100‐500m2  (Excluding listed) BREEAM New Construction Excellent*2

Extensions*2 500m2 (Excluding listed) BREEAM New Construction Excellent*2

gy qauthority agrees that all reasonable measures have been undertaken. If a similar mechanism is put in place for ‘non domestic refurbishments, as anticipated it is proposed that listed non-resi buildings over 1000m2 should also be included.Excellent

Change of use to non‐resi/refurb >1000m2 BREEAM   Non‐Domestic Refurbishment*3 Excellent

*1 Refurbishment which includes a substantial alteration in the building fabric and services*2 Only the extension should be assessed*3 Not yet available, but expected to be live in 2014

19

DESIGN CRITERIA FOR EXISTING BUILDINGS

Extensions Alterations and Retrofitting Sustainability MeasuresExtensions, Alterations and Retrofitting Sustainability Measures

Exemplary design standards do not just apply to major new buildings. In Westminster, the densely developed built environment and concentration of heritage assts means that there are fewer opportunities for larger scale redevelopment than there are in other parts of London. This leads to

b t ti l f t i d th lt ti t i ti b ildi substantial pressure for extensions and other alterations to existing buildings.

Policy also requires works to alter and extend existing buildings to be integrated with their surroundings, ensuring that characteristic townscape qualities and the architectural integrity of buildings and areas are not undermined and the environmental performance and accessibility of our existing building stock is enhanced.

A significant proportion of Westminster’s residential buildings are terraced houses of the Georgian and Victorian periods. The composition and repetition of detail on such housing is an important part of Westminster’s local distinctiveness The building typology also means that certain types of part of Westminster s local distinctiveness. The building typology also means that certain types of alterations are particularly common and policy focuses on these issues, providing specific requirements in relation to roof extensions and front lightwells. Basement extensions are also an increasingly common form of development but raise some different issues to above ground extensions and are therefore considered in a separate booklet.

London Plan Policy 5.4 supports boroughs in developing policies and proposals for the retrofitting of existing buildings to upgrade their environmental performance. In Westminster retrofitting sustainability measures to existing buildings is of crucial importance, as these will always represent a far bigger proportion of the buildings stock than new buildings. Sustainable design standards (overleaf) apply to larger scale schemes but a specific retrofitting policy seeks to ensure all new development considers how its environmental performance can be improved. This may include measures to reduce energy consumption and improve efficiency, and the incorporation of renewable technologies as well as improving water efficiency and minimising waste wherever possible. This is covered by a range of policies but a specific policy emphasises waste wherever possible. This is covered by a range of policies but a specific policy emphasises the importance of retrofitting and explains how this will be applied in relation to heritage assets. We have also produced guidance on retrofitting in Westminster and Improving Soho’s Environmental Performance (see Background Reading).. 20

RECOMMENDATIONS: Design Criteria for alterations and extensions

Respecting architectural character including materials, style and detail. As Small-scale alterations can Environmental Improvementswith more major development, degree of uniformity in the townscape is an important consideration. Where a terrace or area is relatively homogeneous, design should closely reflect this in its detail and materials. In some locally-appropriate circumstances, where the characteristics of the townscape are more varied, there may be scope for more modern materials or detailing, provided that the design

ti t t th hit t l i t it d d t il f th i b ildi

Small scale alterations canalso have a significant impact on townscape character. The policy therefore relates to both alterations and extensions.

Improvements should start with fabric. Other sustainable design features which can be easily accommodated within extensions include rainwater harvesting, and li i f h i t

NEW POLICY CM28.4: ALTERATIONS AND EXTENSIONS

Alterations and extensions will be sensitively designed and detailed to respect the architectural character of

continues to respect the architectural integrity and detail of the main building. Gardens and Townscape Gaps Some parts of the city such as Maida Vale and St John’s Wood are characterised by villas with large gardens and open gaps and

living roofs where appropriate.

Alterations and extensions will be sensitively designed and detailed to respect the architectural character of the existing building, its context and the amenity of adjoining occupiers.They will not:1.  disrupt any existing uniformity of the street, or ignore significant patterns, rhythms or groupings of 

buildings;l h l f i ifi i f h d d h l

large gardens and open gaps and other areas of terraced housing, such as Pimlico, also feature characteristic gaps at corner plots. The infilling of these spaces is often damaging to the overall 2. Involve the loss of a significant proportion of the garden space, yard or other enclosure;

3. result in the loss of, obscure or otherwise detract from architectural features which contribute to the quality of the existing building;

4. involve the loss of characteristic townscape spaces or gaps between buildings; 5. involve the infilling, enclosure or harmful alteration of front lightwells; or 

often damaging to the overall townscape and will be resisted. For more detailed policy on protecting gardens, see the open spaces booklet.

g g6. have an adverse visual impact, including being over‐dominant or visually intrusive in public or private views 

from ground or upper levels.

In addition, extensions will:1 be confined to the rear in most cases ;

LightwellsThe consistent pattern of open front lightwells along terraces is a characteristic feature of the 18th and 19th century terraced housing, which

f f 1. be confined to the rear in most cases ;2. be clearly subordinate to the existing building in scale and design; and3. incorporate a high standard of thermal performance and appropriate sustainable design features.

Policy continues on next page…

makes up a significant proportion of Westminster’s built environment and makes a particular contribution to local character. Infillling of open lightwells can have a harmful impact

th h t f i t t S O l l i di fi b ildi d i i T i hi ll on the character of consistent terraces, reducing uniformity of the street elevation. This will therefore normally be resisted.

Subordinate Overly large extensions can disfigure a building and upset its proportions. To remain architecturally subordinate to the main building, rear extensions should terminate at the penultimate storey level (i.e. one storey below the established parapet level) or lower; not extend rearward beyond the existing general building line on uniform terraces and should not usually occupy the full width of the rear elevation above garden level. Well-detailed, lightweight infill extensions can be appropriate where consistent with other requirements of this policy. 21

RECOMMENDATIONS: Design Criteria for alterations and extensions CONTD.

Roof extensions are one of NEW POLICY CM28.4: ALTERATIONS AND EXTENSIONS CONTD.

In addition to the above, alterations and extensions at roof level, including roof terraces will respect the scale, elevational proportions and architectural form of the building and, will not:1 disrupt the uniformity of terraces or groups of buildings with a consistent roofline or adversely affect

Roof extensions are one of the most common forms of development in Westminster The principles set out in alterations and extensions above also apply to roof 1. disrupt the uniformity of terraces or groups of buildings with a consistent roofline or adversely affect 

the character of terraces with an attractive varied roofline;2. create additional storey(s) at roof level on buildings which are completed compositions;3. adversely affect  roof forms or profiles which make a contribution to the local skyline or which were 

originally designed to be seen against the sky; orl h l f f f f f f ( h h k ) h h

pp yextensions but these principles set out specific issues that apply to roofs, having regard to particular types of roof forms in Westminster.

4. result in the loss of roof forms, roof coverings or roof features (such as chimney stacks) where these are of historic interest or contribute to local character and distinctiveness.

BOUNDARY WALLS AND RAILINGSBOUNDARY WALLS AND RAILINGS

New boundary features are important for security and help

Characteristic Boundary Walls and Railings Front boundary walls and railings are common and attractive features characteristic of many of Westminster’s streets. In conservation areas and in front of listed buildings they can be of historic interest in their own right. Conservation area audits identify characteristic boundary treatments in conservation areas

Front Garden Parking

Loss of boundary walls is sometimes 

POLICY CM28.5: BOUNDARY WALLS AND RAILINGS

Development will not result in the loss or insensitive alteration of characteristic boundary walls or railings

security, and help reduce conflicts between management of areas of public and private space

identify characteristic boundary treatments in conservation areas.associated with proposals for front garden parking, especially in the north of the City. Furtherrailings .

Where appropriate, boundary features will be reinstated . New boundary walls or railings will:1. replicate an existing or traditional pattern which is characteristic of the immediate locality; or 2. use a design and materials appropriate to the existing or proposed building and street‐scene.

private space. However, they should be of an appropriate height and allow views into and out of the

of the City. Further advice on this is set out in the transport booklet. The relevant policy is CM41.10 in the Transportinto and out of the

site, avoiding a defensive boundary.

the Transport Booklet. 

22

FOR CM28.6 Basements, see the basements booklet.

RECOMMENDATIONS: Design Criteria for Shopfronts

NEW POLICY CM28.7: ShopfrontsNew shopfronts or alterations to existing shopfronts will:

1 l t ti f t il t th d i ti d d t il f th t f th

Existing shopfronts of architectural or historic interest may contribute to the distinctive character of shopping streets. Shopfronts which contribute to the

1. relate satisfactorily to the design, proportions and detail of the upper parts of the building;

2. complement their context and the quality and character of adjoining shopfronts,  especially where these form part of a consistent group of traditional shopfronts;

3. wherever possible be accessible to all and provide a level threshold to the entrance;

character of conservation areas are identified in conservation area audits. These date from all eras and their detail varies but the majority retain a traditional framework with pilasters, columns, stallriser

d f i i i f i T h 4. reinstate missing architectural detail where appropriate;5. not harm or obscure original architectural detail such as corbels, console brackets, 

fascias, pilasters and stallrisers, or involve the removal of existing shopfronts of historic or architectural interest;

6. not involve the installation of solid or perforated external shutters; and

and frieze incorporating a fascia. Together, these original features add significantly to character and attractiveness of shopping frontages. Retention of solid shopfront elements such as stallrisers also reduce th t f l i d i i i 6. not involve the installation of solid or perforated external shutters; and

7. not be entirely or largely openable.

Advertisements to shops will:

1 be located at fascia level only and

the amount of glazing and minimise vulnerability to crime.

Solid and perforated roller shuttershave a deadening impact on street 1. be located at fascia level only; and

2. in the case of shop blinds, comprise traditional retractable canvas awnings.have a deadening impact on street frontages, prevent passive surveillance and encourage graffiti, which can contribute to fear of crime, as well as harming visual amenity.

Shopfronts with a high degree of opening often relate poorly to the upper parts of buildings and can result in

it bl

Advertisements

Further advice on advertisements is set out in the Public Spaces Booklet.amenity problems. set out  in the Public Spaces Booklet. The relevant policy is CM28.12. 

23

RECOMMENDATIONS: Retrofitting Sustainability Measures to Existing Buildings

Environmental Performance: in particular reduction of

NEW Policy CM28 8 Retrofitting Sustainability Measures

Supporting retrofitting: Retrofitting existing building stock is of crucial importance, as it will always represent a far bigger proportion of buildings

Environmental Performance: in particular reduction of carbon emissions, improved resource use efficiency, introduction of renewable energy technologies and minimisation of pollution and waste.

NEW Policy CM28.8 Retrofitting Sustainability Measures

Works to upgrade the environmental performance of existing building stock which incorporate good standards of design and appearance will be supported.

bigger proportion of buildings in Westminster than new buildings. Sustainable design standards only apply to larger scale development and therefore will only include a

Buildings subject to heritage protection include

Where this involves buildings subject to heritage protection, a sensitive approach will be required, taking into account:• the significance of the building; and• the degree of harm, including impact on historic fabric, traditional 

construction visibility siting and design

therefore will only include a small proportion of development. The council will therefore expect consideration to be given to how environmental performance

protection include listed buildings and buildings in conservation areas. Specific policies on historic buildings construction, visibility, siting and design.environmental performance

can be improved in all works which involve change of use, conversion, extensions or other refurbishment.

gare set out in the heritage booklet. The council has also produced a guide on Retrofitting Sustainability measures to Historic Buildings which sets out the

A number of other relevant policies are set out in the Energy 

Traditional construction A traditional building is defined as a property built prior to 1919 with solid walls constructed of moisture-permeable materials1. Traditional buildings perform differently in some respects from modern buildings, both in their

i i d h bj d fi sort of measures which may be appropriate in different types of heritage assets.

booklet. Policies on protection of heritage assets within the Heritage booklet should also be referred to.

existing state and when subjected to retrofit measures. Applicants should also consider the impact of new technologies on traditional construction and ensure this has no adverse impact.

1 Definition given in English Heritage’s publication Energy Efficiency and Historic Buildings and the Building Regulation’s Approved Document Part L1B&L2B Conservation of Fuel and Power 2010 .

24

Incorporating Landscaping in Design of New Development

Design criteria

p g p g g p

New development should also respond to and protect the natural characteristics of a site and its surroundings and enhance the provision of landscaping, where appropriate. In addition to public open spaces and parks and gardens (covered in the Open Spaces booklet), landscaped areas on and around buildings also contribute to Westminster’s booklet), landscaped areas on and around buildings also contribute to Westminster s character, biodiversity and amenity. Such areas include residential gardens, living roofs and walls and roof terraces and balconies with planting.

Increasing the vegetated cover of the Central Activities Zone by 5% by 2030 is a Mayoral target to help in addressing climate change Maximising greening opportunities within new target to help in addressing climate change. Maximising greening opportunities within new development can help to cool ambient temperature, improve air quality in the city, reduce the risk of surface water flooding, provide habitat for a diverse range of species and improve attractiveness of the urban environment. It may also assist with other design objectives, increasing energy efficiency and reducing the need for artificial cooling. Well-designed landscaping can also be used to enhance the setting of buildings and, in some circumstances, appropriate choice and location of species can help in designing out opportunities for crime and other anti-social behaviour. This will also contribute to the well-being and amenity of residents.

“Informed selection and strategic placement of vegetation can reduce the Urban Heat Island effect and cool the air by between 2ºC and 8ºC... “

A new policy therefore requires consideration to be given to whether there is potential to incorporate ecologically sensitive landscaping as part of the design of new development. We will expect living roofs and walls to be included in new development and retrofitted to existing buildings wherever possible. However, greening opportunities can range from small areas of planting to more extensive areas of landscaping

Forestry Commission Research Note (2013)

planting to more extensive areas of landscaping.

All new landscaping should be of high quality and should positively respond to its local character as well as taking into account whether it is located in an Area of Poor Air Quality, Area of Wildlife Deficiency, Area of Open Space Deficiency. Provision of appropriate hard

Slandscaping is considered within the Public Spaces booklet. Effective maintenance of new green infrastructure is also essential to ensure longevity.

*London Plan Policy 5.10

25

RECOMMENDATIONS: INCORPORATING LANDSCAPING IN NEW DEVELOPMENT

Impact on heritage assetsMaximise To support the

NEW Policy CM28.9 INCORPORATING LANDSCAPING IN NEW DEVELOPMENT

Development will maximise provision of ecologically sensitive landscaping on and around buildings, wherever practicable. This landscaping will:

Impact on heritage assetsThis seeks to encourage living roofs wherever possible. In sensitive areas including on listed buildings and in conservation areas, it may still be possible to incorporate green or

Mayor’s target to increase the vegetated cover of the Central Activities Zone by 5% by 2030 we will expect consideration to be given to the extent to which l d i b

and around buildings, wherever practicable.  This landscaping will:

• include living roofs wherever they are structurally viable and will have no adverse impact on heritage assets; 

• be appropriate for the location in choice of plant species and design, taking into account plant diversity prevailing site conditions and local context

p p gbrown roofs where they are well designed and in discreet locations. For example new extensions may be an appropriate location on which to incorporate green or brown roofs.

landscaping can be incorporated, depending on the nature and size of the development. Greening opportunities can range from planting on balconies to more into account plant diversity, prevailing site conditions and local context, 

drought tolerance, air quality, visual amenity and potential to design out crime; and

• protect existing amenity space provision and natural habitats.Appropriate for the LocationPriorities and choice of plant

p gOverall impact on visual amenity should also be considered. Living walls should also considered but will not be appropriate in all locations.

planting on balconies to more extensive areas of landscaping.

Major development should aim to provide an area equivalent to 100% of the building’s footprint in living roofs, living walls and ecologically sensitive landscaping.

On any site within 50m of a Site of Importance for Nature Conservation, priority 

Building Footprint This means the area of the ground floor of the development, once the proposal has been implemented. All greening opportunities can

pspecies for the creation of new, or improvement of existing, landscaping will necessarily be site specific, taking into account both the size and y p , p y

should be given to incorporation of plant species and design features to promote biodiversity as a priority.

Roof gardens with amenity access will be encouraged where appropriate, particularly in Areas of Open Space Deficiency Amenity Access This will need to

g g ppcontribute to this target, including living roofs, planted terraces, and garden areas with tree planting.

type of development and whether the location is in an Area of Poor Air Quality, Area of Wildlife Deficiency, Area of Open Space Deficiency or

particularly in Areas of Open Space Deficiency.

Applications should be accompanied by landscaping plans, including details of proposals for future maintenance. 

ybe balanced with design & conservation considerations, assessed against the impact on amenity, and whether the primary function of the vegetated roof (e.g.

along walking routes and within sites that can increase the ecological connectivity of green infrastructure across the open space network.

improving biodiversity, carbon reduction, sustainable urban drainage, etc.) can be achieved if regularly accessed.

Maintenance arrangements may be secured by condition.

26

Protecting Trees and Private Gardens

Design criteria

Existing landscaping, including private gardens and trees, has great amenity value. It contributes to local context and character and also has significant biodiversity value, as well as being valuable for natural drainage. Front gardens and forecourts provide a landscaped setting to buildings and an important defensible semi-public space. The gaps in built frontages created by buildings and an important defensible semi public space. The gaps in built frontages created by side spaces / side gardens (and rear gardens on side streets) provide openness and glimpse views between buildings and across rear gardens. Communal landscaped areas are also of value. The important role of private gardens is recognised in the London Plan at policy 3.5.

As well as seeking to incorporate landscaping extensions and new development should be As well as seeking to incorporate landscaping, extensions and new development should be designed so as to protect existing natural habitats, including trees and private gardens. Westminster’s dense urban environment and high land values mean that there is constant and increasing pressure on available space for living accommodation. Policy on alterations and extensions and on basements therefore seeks to limit the extent of gardens which can be developed through extending existing properties and to ensure that extensions or alterations do not compromise the quality and usability of any remaining amenity space or those of neighbouring properties through overshadowing, loss of privacy, etc. The introduction of home offices, garages, studios and outbuildings can also have an impact on the collective value of gardens, particularly in areas with large gardens, such as St John’s Wood. These issues are of g , p y g g , S Jparticular concern in areas of open space deficiency. In these circumstances, even modest development may be considered to have an adverse cumulative impact.

Many trees on private land are protected by conservation area status or tree preservation orders and new development should be designed positively to integrate and protect all valuable trees

The Open Spaces Booklet, includes related policies on  biodiversity, development on open space and open 

and new development should be designed positively to integrate and protect all valuable trees. New tree planting should also be considered from the outset as an integral part of any development scheme. Where appropriate the council will seek to ensure that developments make adequate provision for the planting and growth to maturity of large trees in order to maximise tree canopy cover. The Westminster Tree Strategy (adopted Sept 2011) provides

space provision.

advice on trees in the public realm.

27

NEW Policy CM38.1: TREESContribution of Trees E ti l Ci t

RECOMMENDATIONS: TREES

Development will not result in the loss of or damage to any tree which makes a significant contribution to the ecology, character or appearance of an area. 

All trees which contribute to the character or appearance of conservation areas and all 

Trees are an integral and historic component of Westminster’s townscape. Their appearance adds to the character of the townscape, biodiversity and

lit f th l l i t

Exceptional Circumstances In loss of significant trees will only be considered in exceptional circumstances, where there are significant wider benefits arising from a those trees subject to Tree Preservation Orders will be safeguarded. 

Loss of trees protected by this policy will only be considered in exceptional circumstances including where:

quality of the local environment. They may also have historical associations and predate the existing development on the site. Trees can also have great amenit and biodi ersit al e

wider benefits arising from a development and an appropriate replacement tree would be re-provided. A net increase in the number of trees on the development site will be

1. the tree is a threat to safety;2. the tree is proven to be causing significant damage to adjacent structures;3. the tree has little or no amenity value; 4. in rare circumstances , this is necessary to protect other specimens from disease, or 

felling is required as part of a replanting programme; or

amenity and biodiversity value. Veteran trees are those of great age or great age relative to others of the same species and of interest for their aesthetic, cultural and biodiversity value

on the development site will be encouraged where possible having regard to Policy CM28.3.

felling is required as part of a replanting programme; or5. in exceptional circumstances, significant wider benefits arising from a development  

have been demonstrated and an appropriate replacement tree would be re‐provided within the development site.

Conditions requiring replacement of trees may specify the species and/or

cultural and biodiversity value. Other environmental benefits of trees include moderation of micro-climate and reducing the effects of flash flooding. Where significant trees are affected by On development sites, the council will require felled trees to be replaced. The planting 

of replacement trees may be required prior to the felling of the trees they will replace. Retained trees should be protected on construction sites. 

Developments will need to demonstrate any new tree planting proposals are part of a 

location for planting (which may be outside the curtilage of the development).

significant trees are affected by development, the council may seek to protect them through Tree Preservation Orders or Conservation Areas.

p y p g p p pcoordinated and cohesive design approach and appropriate to the townscape context.

New tree planting proposals The townscape character of the area will influence the planting of new trees. Trees can add to the character of an area but will not be appropriate in all locations, for example, certain historic environments. Westminster’s

Further information about locating trees in the public realm can be found in the

Tree Strategy includes characterisation and a ‘right tree, right place’ principle which explains how this applies. Tree plantingshould also take into account species appropriate for biodiversity, in areas of poor air quality prevailing site conditions and local character and noise pollution. Trees should be adaptable to future climate change and drought tolerant species should be usedwhere appropriate.

Trees and the Public Realm Supplementary Planning Document. 28

Incorporating Building Services: Plant and Machinery & Waste Storage Facilities

Design criteria

The incorporation of ancillary requirements such as plant and machinery and waste storage also needs to be considered as part of the initial design.

Some plant and machinery is necessary for businesses to function efficiently and safely. This may include a wide range of equipment types such as condensers air handling This may include a wide range of equipment types such as condensers, air handling units, chillers, boiler plant, lift motors, toilet extract, kitchen extract and associated ductwork, pipes and flues. However, where ill-thought through, its installation can have a significant and harmful impact on the appearance of individual buildings and the surrounding area (see photograph, left). It can also be energy intensive and impact on h l l i li d i li ll i hb i i i the local microclimate and air quality, as well as on neighbouring occupiers, generating

noise and vibration and emitting odours and pollutants.

In order to prevent these negative impacts, strategies for dealing with services should be considered as an integral part of the design of new development and the use of g p g psustainable building design solutions, which minimise the need for such equipment, should be prioritised where appropriate.

In new buildings and extensions, design should be sufficiently flexible to meet changing needs and adequate space should be allocated for any plant required Where retroftting needs and adequate space should be allocated for any plant required. Where retroftting of services is required, policy will expect applicants to justify the need for such equipment and set out what alternative solutions have been considered. Where it can be demonstrated that plant is necessary, such equipment should be sited and designed in such a way as to minimise its visual and environmental impact, and its nuisance f t

“..... ugly bin clutter has ruined the street scene and the look of people's homes andfactor.

Similarly, waste storage and collection facilities must also be considered at an early stage in the design of developments in order to avoid the problems created by the placing of waste on the highway. Adequate provision must be made for the volume and

scene and the look of people s homes and gardens. By ensuring that developers create appropriate waste storage areas … we can tackle the ghastly gauntlet of bin blighted streets and driveways."

types of waste and recyclables expected to be generated

Design of servicing entrances should also be considered and features such as blank frontages and ventilation louvres to street frontages should be avoided.

Eric Pickles, Secretary of State for Communities and Local Government

29

RECOMMENDATIONS: Incorporating Building ServicesPlant and machinery includes a wide range of equipment types such as

Sustainable Building Measures will use the design and finish of the building to reduce the need for energy and plant This may mean natural ventilation provision of green infrastructure or external shading or improved G-valued range of equipment types such as

condensers, air handling units, chillers, boiler plant, lift motors, toilet extract, kitchen extract and associated ductwork, pipes and flues.

plant. This may mean natural ventilation, provision of green infrastructure or external shading or improved G-valued glazing to reduce overheating. Applicants should demonstrate the different solutions which have been considered, having regard to the cooling hierarchy where air conditioning plant is proposed. Climate change and changing technology may result in changes in demand for electricity or air conditioning. Design should be sufficiently flexible to accommodate these changing demands. Development should therefore also build in capacity to incorporate plant and machinery(including vents and risers ducting and pipework) which may be required to meet future demands

NEW POLICY CM28.10: PLANT AND MACHINERY

The council will expect the use of sustainable building measures and design which minimises the need for plant and machinery. 

Specific guidance applies to mechanical air conditioning, which will only be acceptable in certain circumstances and must be justified

Location and Visual Impact In new buildings and extensions, adequate space should be allocated for any plant

,and machinery(including vents and risers, ducting and pipework) which may be required to meet future demands.

Where their installation can be justified, plant and machinery, and associated ducts, pipework and cabling will:• be concealed within the envelope of the building, wherever possible or 

sited and designed to minimise its visual impact;

circumstances and must be justified following the cooling hierarchy. This will be set out in in the Energy Booklet.

be allocated for any plant required.Where it is demonstrated that it cannot be located within the building envelope it should be Odour and emissions Wherever primary

• Be of the highest energy efficiency;• Be designed, installed and maintained to prevent harm to amenity, taking 

into account:1. odour, emissions and air movement;2 noise:

envelope, it should be positioned to minimise visual harm and screened or finished in a way which respects the architectural character of

Odour and emissions Wherever primary cooking is to take place in commercial premises, it is always necessary to provide sufficient ventilation to carry away cooking smells and fumes to a high level to avoid any environmental nuisance from 2. noise:

3. vibration;4. daylight and sunlight; and5. outlook and sense of enclosure

R d d t i t h ld l b d i t th i t ll ti f

architectural character of the building and context.Prominent locations to the front of buildings, including basement light wells should be avoided.

Noise; Mechanical plant often operatesthroughout the day and night and the noise generated by mechanical plant is

to avoid any environmental nuisance from noise and odour emissions.

Redundant equipment should always be removed prior to the installation of new equipment.  

Energy Efficiency Information on the energy rating of l h ld b id d d li h ld

a particular nuisance to local residents. Preventing noise from plant and machinery is most effectively achieved at source, by good initial choice of equipment, planning and design. S

Specific standards in relation to and air quality and noiseplant should be provided and applicants should

demonstrate its energy efficiency has been considered. Where possible, development should make a contribution towards cooling the local environments, for example through the provision of green infrastructure.

This may be secured by planning condition.

Standards are set out in the noise policies in the Pollution Booklet.(see Policy CM31.3).

to and air quality  and noise from plant and machinery are set out in Policy in the Pollution Booklet.

30

Policy S44 SUSTAINABLE WASTE MANAGEMENT

The council will require use its planning and other powers to require the minimisation of waste the increase in the

RECOMMENDATIONS: SUSTAINABLE WASTE MANAGEMENT Adopted City Plan Strategic Policy (in bold) Inserted text underlined

Development should apply the principles of reThe council will require use its planning and other powers to require the minimisation of waste, the increase in the 

re‐use, recycling and composting of waste, and the reduction in the amount of waste disposed at landfill in order to contribute towards the waste reduction targets set out in the London Plan. Wherever possible, waste should be managed sustainably and in accordance with the waste hierarchy:  reuse‐reduce‐recycle (including production of new materials and products such as compost). Where this is not possible, use of waste for energy will be acceptable. 

apply the principles of re-use, recycle and recover- where unwanted materials cannot be re-used in their current form they should first be

In order to ensure sufficient opportunities for the provision of waste management facilities in appropriate locations, in accordance with the London Plan waste apportionment, the council will:• Protect existing waste and recycling management sites, protect any new street cleansing depots, micro‐

recycling centres and in‐vessel composters which are secured during the lifetime of the plan, and require the 

form, they should first be recycled into new materials and products (including compost) wherever recycling technology and

equivalent or increased capacity as part of any development that would result in the loss of any or all of a designated waste site.  

• Require major new development to provide on‐site recycling and composting waste management facilities, except where the council considers that it is inappropriate or unfeasible to do so.  In such cases, new facilities will be provided off‐site and may include shared provision with another development or an existing waste

technology and processes exist. Where materials cannot be usefully recovered and re-used (such as medical waste), energy in the

Adopted City Plan St t i will be provided off site and may include shared provision with another development or an existing waste 

facility in the vicinity that has capacity, except where the council considers that it is inappropriate or unfeasible to do so. Where it is not possible to provide either on‐site, off‐site or shared waste facilities, a payment in lieu will be required to a Waste Management Fund to allow the council to provide suitable facilities in the vicinity.

• Identify potential new locations suitable for waste management facilities during the lifetime of Westminster’s City Plan using the following criteria

), gyform of electricity, heat and biofuels should be recovered. Accessible and convenient separation of these

Strategic Policy

City Plan using the following criteria: • Proximity to source of the waste; • The nature and scale of the facility;  • Any potential impact on the surrounding area including noise, emissions, odour and visual impact; • The full transport impact of all collection, transfer and disposal movements, including maximising 

materials is necessary to change behaviour and maximise recycling.

From April 2015, the opportunities for transport by rail or water; and • The need to use sites that are currently in industrial use or are existing waste management sites.

• Secure any new waste sites identified during the lifetime of the plan, other than street cleansing depots, micro‐recycling centres and in‐vessel composters, within a Waste Development Plan Document.

• Work in partnership with the objective of securing joint working arrangements with other London boroughs in

Council will not be able to pool contributions into a Waste Management Fund under the Community I f t t L

Work in partnership with the objective of securing joint working arrangements with other London boroughs in order to pool waste apportionment, and set out these arrangements within a Waste Development Plan Document. 

Policy continues on next page…31

Infrastructure Levy Regulations so this element of adopted policy is proposed for deletion.

Policy S44 SUSTAINABLE WASTE MANAGEMENT CONTD

SUSTAINABLE WASTE MANAGEMENT continued

The requirement to provide waste storage facilities applies to all increases in floorspace and changes of use. Smaller development such as householder

All new development creating additional floorspace or changing use must provide adequate facilities for the storage of separate waste streams, with safe and convenient access for deposit and collection. 

Th t t it ill b t ith th d

extensions will usually already have adequate provision. Where such facilities do not already exist, or where they are inadequate, the council may not allow extensions which will increase waste generation and exacerbate the deficiency.In large new developments, appropriate small-scale facilities include:• In vessel composters;

The waste storage capacity will be commensurate with the proposed uses and activities within the development,  the likely waste levels that will be produced, and the likely capacity required for separated waste streams currently collected with some additional capacity for increased future separation.  Where appropriate, this will also provide 

• Anaerobic digestion plant;• Gasification; and• Micro-recycling centres.Facilities which are made available to neighbouring properties will be encouraged.

for cooking oils and fat, medical waste, and hazardous waste.

In all cases, new waste management facilities should be well designed and integrated into the design of the development at the outset.  

Waste storage facilities must be clearly and permanently marked out internally, or provided externally, fully encased and screened from view from the street. They must be legibly signed, and the area itself remain free from other obstructions. They must be accessible, including:

k d bi ithi 20 t f ll ti hi l • sacks and bins within 20 metres of collection vehicle access;• Eurobins or similar wheeled containers within 10 metres of collection vehicle

access; and • gradients along which Eurobins or similar wheeled containers, compacted or

baled waste, or recyclable materials have to be moved by waste collectors only sloping away from the storage area at a gradient of no greater than 1:14

To minimise any adverse impacts on amenity and ensure safe and convenient access, planning conditions may be applied in respect of:• transportation;• the hours of operation where these have an impact on neighbouring

land use; only sloping away from the storage area, at a gradient of no greater than 1:14.

The maximum number of storage containers for unsorted waste provided for any premises should be no more than ten dustbins, eight Eurobins (660-1,280 litres) or wheeled bins of any type; or one skip container. Where this does not provide adequate storage for unsorted waste the amount of waste must be justified If

land use;• landscaping;• plant and machinery;• timescale of operations; • impacts such as noise, vibrations, odour, and dust; and• Preventing compaction of mixed recyclables adequate storage for unsorted waste, the amount of waste must be justified. If

the council agrees that additional capacity is required, larger waste containers or compactors, or balers must be used. Waste compactors are recommended, and may be required for some types of development . Compactors shouldn’t be used for mixed dry recyclables because it reduces the quality and recyclability of materials collected Waste compactors should be used for residual waste

• Preventing compaction of mixed recyclables.

An Environmental Impact Assessment (EIA) will be required for some waste facilities, including: if the disposal is by incineration; if the area of the development exceeds 0.5ha; or if the installation is to be sited within 100m of any controlled waters The storage and handling of organic materials collected. Waste compactors should be used for residual waste.

Sufficient space should be provided for the appropriate compactor type in new developments. Guidance on sizes of compactors, areas required for them and where they are appropriate is given in the council’s ‘Waste and Recycling Storage Requirements’ guidance note.

100m of any controlled waters. The storage and handling of organic waste may also require an EIA as it can result in local odour impacts unless properly managed. These types of uses may also require an environmental permit available from the Environment Agency.

32

Have Your Say Reading List

This booklet is part of the informal consultation for developing the statutory policies in Westminster’s local plan. It builds on previous consultation on the City Management Plan Further

Carbon Policy Feasibility Assessment (2013) ARUP

Making design policy work: how to deliver good design through your local development framework (2005) CABE

To comment on anything in this booklet, please email planningpolicy@westminster.gov.uk or write to us at:City Management Plan. Further

information can be found at westminster.gov.uk/planning-policy.

This booklet only includes the proposed policy. However, Westminster’s local

Planning for sustainable waste management Consultation document (2013) CLG

National Planning Policy Framework (2012) CLG

gov.uk or write to us at:

City Planning11th FloorWestminster City Hallp y ,

plan will include supporting text, including:

• Introductory text, setting out the background to the topic.

National Planning Practice Guidance (2014) CLG

By Design, Urban Design in the Planning System: towards better practice (2001) DTLR & CABE

Westminster City Hall64 Victoria StreetLondon SW1E 6QP

Your comments will form part• Policy application: guidance as to

how the policy will be applied, including details of how things will be measured or calculated etc.

p ( )

Building in Context: New Development in historic areas (2001) English Heritage and CABE

Safer Places The Planning System & Crime Prevention

Your comments will form part of the statutory record of consultation and will be made available on our website and to the public. Your contact

• Reasoned justification: this is an explanation required by law to accompany a policy, setting out why a policy is applied.

Gl d fi i i h

Safer Places The Planning System & Crime Prevention (2004) ODPM

Retrofitting Historic Buildings (2012) Westminster City Council h // i k/ i / i /

pdetails will not be made available, but we will use them to stay in touch with you about future policy

• Glossary definitions: the statutory definitions used for terms that are included in the policies.

If you wish to discuss the issues raised in this booklet with somebody please

http://www.westminster.gov.uk/services/environment/greencity/retrofitting-historic-buildings/

Westminster City Council Conservation Area Audits (various dates)

p ydevelopment. If you do not want us to stay in touch, please let us know in your response.in this booklet with somebody, please

telephone 020 7641 2503.

( )

WCC Planning Briefs (various dates)

p