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Chapter 9 - DES 1: Controlling the form of new development
Aim 9.8 The City Council will control the form and quality of new development in order to preserve or enhance Westminster's townscape. Reasons 9.9 The form taken by new development will have an effect upon the townscape quality of the City in the future. The City Council considers that it should therefore be carefully controlled in relation to its surroundings and new development should be encouraged only in areas where it will be beneficial. 9.10 New development may either be extensive, having a degree of independence of form and design; or infill, essentially the small scale replacement of individual buildings or groups of buildings, and therefore more closely related to its surroundings. In all cases, the City Council will seek to ensure the highest standards of design. 9.11 Extensive development would not be suitable in much of the City as it would involve too great a change within conservation areas or areas of established character. The few cases that do arise for extensive development should be fully utilised to create good layouts and designs and new areas of townscape character and interest. The character and interest of the townscape depends on the layout (particularly in the case of planned estates or street patterns) and the scale, architectural quality, detailing and materials of individual buildings. Extensive new developments should incorporate existing townscape features of interest on or adjoining the site and their scale should relate to surrounding areas. The pattern of streets, lanes, alleys and open spaces is a distinctive element in the City's townscape and many are of historic importance. Their routes, alignments and widths should be retained where appropriate. Where new developments are located within an area of historic street layout or pattern of estate development the City Council is concerned that this layout or pattern should be preserved or, where appropriate, extended to an area of new development. High standards of architectural design and detailing are necessary to create new areas of townscape character and interest and the City Council expects that the highest standards of design and detailing will be employed in extensive new developments. The choice of facing materials needs to take into account the quality of the materials, their method of fixing, colour, texture and profile. In all cases durability, water run-off and the ability to withstand weathering as well as their suitability in aesthetic terms must be considered. The City Council is concerned to ensure that developments do not deteriorate in appearance because of inadequate detailing and materials and will favour the use of durable natural materials wherever possible. Servicing and parking facilities for extensive new developments are also of great importance and should be fully and sensitively integrated with the overall design. 9.12 Infill development is well suited to the small scale and varied townscape character of the City, and, if sensitively handled, may enhance the appearance of its surroundings. Its form should therefore be largely determined by its townscape context. Within areas of varied townscape of little quality, new developments should aim to make a positive contribution to improve the quality of the area, although they should relate to the scale and form of their surroundings. The use of appropriate materials is also necessary to integrate a new building with its surroundings. Some finishes and elevational treatments may be inappropriate in environmentally sensitive areas such as conservation areas and other places where the quality of the environment is of particular concern. Highly reflective glass, for example is not normally appropriate in these locations. Mirror glass has also given rise to concern on health and safety grounds. Within areas of high quality varied townscape, developments should be even more closely integrated into their surroundings. The higher the quality of areas of unified townscape, the greater the discipline in terms of scale, materials and design that should be placed on new developments. In some groups of buildings where the architecture is strongly unified, replica facades will be necessary where development is acceptable. Redevelopment schemes involving the retention of elements of the existing building will be the subject of the relevant policies set out below in DES1. 9.13 It is important that new development does not disrupt local movement patterns, cause air turbulence problems or increase the potential for river flooding or water pollution (see also Policy DES 9(D) and DES 10(F) . Care and attention must be given to landscaping, servicing and refuse storage requirements as well. A guidance leaflet has been published, 'Designing out Crime in Westminster' (March 1997). 9.14 The City Council is concerned to ensure high standards of security and crime prevention measures and will consult Police Crime Prevention Design Advisors and bear their comments in mind. Architects are also advised to consult Crime Prevention police officers at the early design stage. Careful design and good maintenance can discourage graffiti and litter, increasing feelings of safety and discouraging petty crime. 9.15 Good access benefits everyone, but particularly people with disabilities, the elderly and people with children in buggies and prams. The Chronically Sick and Disabled Persons Act 1970, referred to in Sections 76 (1) and (2) of the Town and Country Planning Act 1990, requires developers of specified types of buildings to provide suitable means of access, parking and toilet facilities to meet the needs of people with disabilities, where practicable and reasonable. The Act applies to most types of buildings other than residential ones but in particular to buildings open to the public (for example, shops, restaurants, hotels, places of entertainment, leisure and community buildings), places of employment, and education buildings. 9.16 Planning authorities are required to draw the need for good access to the attention of developers. Central Government standard BS 5810 and Part M of the Building Regulations sets out the minimum standards for access and facilities for people with mobility and sensory disabilities. Facilities covered include toilets, signs and information, spectator seating, induction loops etc. New Developments, (except for private housing), substantially reconstructed buildings and ground floor extensions will have to meet the requirements of Part M of the Building Regulations in these areas. The issue of access and facilities for people with disabilities should always be considered when alterations are carried out to existing buildings and provision should be made where reasonable and practicable, for example when installing a new shopfront. Such provision helps not only those with disabilities but also people with baby buggies, shopping trolleys, luggage etc. If access is not provided, then applicants will be expected to demonstrate effectively that access provision has been considered and is neither practicable nor reasonable. Listed buildings and townscape considerations will often require that particular attention is paid to design, but it is usually possible to effect some improvements even where it is difficult in design terms, or impracticable, to provide access for wheelchair users. See also paragraphs 10.9 - 10.18 of the Plan and design guidance on accessibility available from the City Council.
(B) Suitable access and facilities for people with disabilities
should be provided to buildings open to the public and places of employment
and education. See also policies SC3 and SC4 for access to housing
developments and changes of use.
(C) Developments should not lead to pollution of ground water
or to an increase in the levels of pollution in any surface water run off.
(2) have regard to the pattern of historic estate layouts in certain
areas of the city, and preserve such patterns in any scheme;
(3) relate satisfactorily to any features of open spaces, buildings or
structures of character on or adjoining the site;
(4) show careful attention to the scale, use and landscaping of the
spaces between buildings with crime prevention measures taken into account;
(5) take account of existing and likely future patterns of traffic and
pedestrian movement;
(6) ensure that servicing and parking areas are sited to provide both
good visual and practical amenity;
(7) take into account potential impact on the Thames flood defences,
where appropriate, in consultation with the Environment Agency.
(1) be disciplined by the existing building lines and overall scale of
the area;
(2) have regard to the form and materials of adjoining buildings.
(2) the architectural characteristics, profile and silhouette and the
type and colour of the materials of adjoining buildings;
(3) the complexity and richness of materials, form and detailing of
existing buildings where the character of the area is enhanced by such
buildings; new development should echo this richness; simple robustness in
detail will not necessarily suffice.
(G) Good modern design may be acceptable for infill
developments, if successfully carried out within the disciplines laid down
in (E) and (F) above. In these cases the City Council may prepare or
approve an overall brief to which the developer should pay due
consideration. Adequate access arrangements should be provided for people
with disabilities;
(H) In terraces or groups of buildings of unified townscape of
significant quality, new developments, where permitted, should be designed
as scholarly replicas of the predominant pattern.
(J) Materials should be sympathetic to the design and setting
of the new building and be of high quality and durability.
(K) Reference should be made to the City Council's published
design guides where appropriate.
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