APPENDIX G
TOWN PLANNING POLICIES IN RELATION TO BUILDING
A PVIC ON COLLEGE GREEN[47]
This section provides, in tabular form, an analysis
of the planning policy related to the proposed options for building
on Victoria Tower Gardens (whether for the full ideal PVIC or
a reduced version).
The tables indicate each planning policy in
the London Plan, the adopted City of Westminster Unitary Development
Plan (UDP) and the City of Westminster Revised Unitary Development
Plan (RUDP) which is likely to be considered relevant to the proposal
by the City of Westminster and the Greater London Authority (if
appropriate).
The tables provide a brief analysis of how each
policy relates to the proposals as identified at time of writing
and an indication of what view the City of Westminster may take
of the proposals. A brief forecast indication of whether the proposal
is likely to be acceptable to the City of Westminster under each
policy is included with "+" indicating the proposal
is likely to be acceptable under this policy, "-" indicating
the proposal is unlikely to be acceptable under this policy, "?"
indicating that it is difficult to forecast the likely view of
the City of Westminster, and "0" being neutral or not
applicable.
LONDON PLAN
The London Plan was published in 2002 by the
Mayor of London and sets out planning policy at a London regional
level. Its overarching objectives are to make London a better
city to live in; to make it a more prosperous city with a strong
and diverse economic growth and to make London a more attractive,
well-designed and green city.
The London Plan is generally supportive of the
proposals to improve the tourism offer in London, in particular
relating it to the city's heritage. Design policies require high
standards of design, sustainability and accessibility. The design
needs, in particular, to take account of the policies related
to the protection of heritage resources and the relationship of
the proposal with its surroundings. The proposal site will also
be within the scope of the protected views of the Palace of Westminster
from Lambeth Bridge and Albert Embankment (adjacent to St Thomas'
Hospital).
| Policy No | Policy Purpose
| Commentary | Score
|
| Objective 2 | To make London a better city to live in
| Likely to be considered compliant | +
|
| Objective 3 | To make London a more prosperous city (includes sub objective relating to enhancing London's world role through tourism)
| Likely to be considered compliant | +
|
| Objective 6 | To make London a more attractive, well-designed, and green city
| Likely to be considered compliant—dependent upon design
| + |
| Policy 3B.10 | To improve the tourist environment, visitor information and management to provide a better visitor experience and management pressure on key tourist attractions
| Proposal will improve interpretation for Parliament
| + |
| Policy 3D.6 | Improve the quality, variety and distribution of visitor accommodation and facilities
| The proposal will improve the quality of visitor facilities at the Palace of Westminster
| + |
| Policy 4B.1 | Development should maximise the potential of sites, improve public realm, accessible development, sustainable, permeable for all users, attractive, respect local context and community
| Depends on design | +? |
| Policy 4B.2 | Seek to promote world class design
| Depends on design | +? |
| Policy 4B.5 | Development to meet highest standards of accessibility and inclusion
| Depends on design | +? |
| Policy 4.10 | Protect and enhance London's historic environment and increase benefit of historic environment to economy of London
| Project may enhance historic environment if it includes removal of facilities in front of St Stephen's entrance
| +? |
| Policy 4B.13 | The Mayor will prepare management plans for world heritage sites
| Proposals are in general accorde with WHS draft management plan however full accorde depends on final design
| +? |
| Policy 4B.14 | Mayor will support the identification, protection, interpretation and presentation of archaeological heritage
| Compliance depends on archaeological potential of site
| 0 |
| Policy 4B.16 | The Mayor will protect important views and prospects through a View Management Plan
| View from College Green not indicated as protected
| ? |
| Policy 4C.10 | Mayor seeks to guide boroughs to give careful consideration to relationship between new development and historic environment
| Relationship depends on design | +?
|
| Policy 5B.2 | Boroughs should accommodate commercial development related to tourism within the Central Activities Zone (CAZ)
| College Green site within CAZ | +
|
| | |
|
WESTMINSTER ADOPTED
URBAN DEVELOPMENT
PLAN (UDP)
The current adopted UDP for Westminster was adopted in 1997.
The City Council's Revised UDP, as agreed by Full City Council
13 December 2004. WCC indicate that other that the RUDP carries
significant weight as a material consideration.
The Westminster Urban Development Plan and Revised Urban
Development Plan support the principle of development of tourism
and limited café uses within the Central Action Zone. However
these policies are caveated and dependent upon design issues and
the effect of the proposed development on neighbours and the local
environment, including the heritage environment. The UDP and RUDP
contain strong policies against development on or (in the case
of the RUDP, under) existing parks and open spaces. In the case
of the Victoria Gardens site, there are also significant adverse
planning policy issues related to the protected views of the Palace
of Westminster, and the protection of the environs of the River
Thames and the Thames Path.
| Policy No | Policy Purpose
| Commentary | Score
|
| STRA1 | Promote CAZ including historic and cultural character, and national and international uses
| Likely to be considered compliant | +
|
| STRA8 | Maintain major facilities in CAZ, minimising effect on residents
| Effects of residents in vicinity need to be considered
| +? |
| STRA24 | Ensure highest standards of design
| Design important factor | +?
|
| STRA25 | Preserve listed buildings & settings, character of conservation areas & archaeological heritage
| Design important factor | +?
|
| STRA26 | Protect important views
| Not defined but view from College Green could be seen as important
| -? |
| STRA28 | Improve environmental quality, access to and environment of River Thames
| Not applicable to College Green | 0
|
| THE8 | Entertainment use limited to CAZ—not permitted where negative effects on services, traffic, residents, character of area
| Café and Members and Peers entertainment use could be considered under this policy
| ? |
| SS13 | Premises where food and drink served assessed on amenity, environmental health (noise etc), traffic issues, effect on amenity of area
| Traffic issues fundamental, other issues to be considered during design stage
| -? |
| DES1 | Ensure high standards of design, relate to existing materials, character, scale
| Design important factor | +?
|
| DES3 | Local views of import protected views around Royal Parks and Thames especially important
| Design important factor | -/+?
|
| DES7 | Protection of conservation areas—will resist proposals that fail to preserve or enhance character and appearance of conservation area
| Design important factor | -/+?
|
| DES11 | Protection of open spaces and public gardens—applications affecting these will be refused
| College Green is a public open space will require exception to policy
| - |
| DES12 | Resist the loss of trees unless dangerous
| College Green contains existing shrubs and trees
| - |
| DES19 | Protection of World Heritage Site using "all of [City Council's] powers"
| College Green is adjacent to the boundary of the World Heritage Site
| - |
| SC15 | Requirement for refuse storage facilities
| Difficult with underground building but dependent on detailed design
| 0 |
| SC16 | Prevention of noise and other pollution
| Air extract equipment etc will be required to be within the building—dependent on detailed design
| 0 |
| | |
|
WESTMINSTER EMERGING
REVISED URBAN
DEVELOPMENT PLAN
| Policy No | Policy Purpose
| Commentary | Score
|
| STRA1 | Foster key world class city roles, including entertainment and tourism, and to allow sustainable developments promoting this
| Likely to be considered compliant depending on design
| +? |
| STRA2 | Seek to foster capital city roles & seat of government & national administration
| Likely to be considered compliant | +
|
| STRA3 | Protect & enhance strategic role, historic character, social & cultural importance of central Westminster
| Likely to be considered compliant | +
|
| STRA12 | Maintain & improve range of tourist facilities & visitor attractions
| Likely to be considered compliant | +
|
| STRA13 | Improve range or arts, culture & entertainment uses in City
| Café and Members & Peers entertainment use could be considered under this policy
| + |
| STRA19 | Preserve & enhance built heritage in City, particular emphasis on historic character, appearance, cultural importance and ecological value
| Compliance depends on design | +?
|
| STRA20 | Preserve & enhance listed buildings & settings, historic parks & gardens & surroundings & archaeological heritage
| College Green is adjacent to listed buildings and in archaeological protection area
| -/+? |
| STRA31 | Protect Thames and its surroundings, including Thames Path
| College Green is within the Thames Policy Area
| 0 |
| CENT1 | Development in CAZ encouraged where appropriate to character & function of that part of CAZ
| Likely to be considered compliant | +
|
| TRANS25 | Permit loss of off street parking depending on alternatives, usage of car park and impact on surrounding on street parking and traffic
| Alternative parking to College Green not especially convenient for Parliament, possible impact on traffic & on street parking
| -? |
| TACE4 | Permit conference facilities in CAZ only if no adverse effect on residential amenity or character/function of residential areas
| Day educational use could be considered under this policy—proximity to residential area may be significant
| -? |
| TACE8 | Permission for cafés <500 sq. m gross granted where no adverse effect on local environmental quality—noise, vibration, smells, increased late night activity, traffic & parking, function & character of area
| Café and Members & Peers entertainment use could be considered under this policy, depending on the size of the proposals
| -? |
| TACE10 | Permission for cafés <500 sq. m gross granted only in exceptional circumstances where no adverse effect on local environmental quality—noise, vibration, smells, increased late night activity, traffic & parking, function & character of area
| Café and Members & Peers entertainment use could be considered under this policy, depending on the size of the proposals
| -? |
| ENV5 | Reduce air pollution from traffic and air handling units
| Possible increase in traffic from visitor coaches; air extract equipment etc will be required to be within the building—dependent on detailed design
| -? |
| ENV8 | Presumption in favour of development of contaminated land
| College Green car park possibly deemed contaminated land
| + |
| ENV9 | Conservation of water & protection of ground & surface water quality
| College Green away from water courses; conservation of water dependent on detailed design
| 0 |
| ENV10 | Minimise light pollution
| Detailed design issue—relevant for outside lighting and for area around light wells
| +? |
| ENV12 | Storage of waste and allowance for recycling
| Difficult in underground building—dependent on detailed design
| -? |
| ENV15 | Permission will not be granted for development on, or under public or private open space unless essential & ancillary to maintaining of enhancing that area
| College Green is a public garden—will require exception to policy
| - |
| ENV16 | Protection of trees and shrubs from development
| Some trees and shrubs on College Green |
- |
| DES1 | Seeks highest standards of design reflecting scale & urban grain of surroundings
| Depends on design | +? |
| DES9 | Seeks to protect the character to Conservation Areas, including recorded familiar local views into, out of, within or across the area
| Proposal within a Conservation Area; view from College Green to Palace of Westminster Could be considered a familiar local view.
| -? |
| DES10 | Resist building where it would adversely affect immediate or wider setting of listed building, recognised/recorded views of a listed building or spatial integrity or historic unity of listed building curtilage
| Building will affect setting of Jewel House, and views of Parliament from College Green
| - |
| DES11 | Permission for proposals affecting Scheduled Ancient Monuments (SAM) or settings granted provided archaeological interest and value preserved
| Building will affect setting of Jewel House (SAM)
| - |
| DES11 | Seek to retain archaeological remains of national importance in situ & local important remains in situ where possible
| Car park already disturbed remains but possible further disturbance
| -? |
| DES12 | Development not permitted on or under parks & open spaces where they are important in townscape, setting of listed building or characteristic of conservation areas.
| College Green is a public garden—will require exception to policy
| - |
| DES16 | Permission will only be granted for developments that protect and conserve the character, appearance, setting and ecological value of the World Heritage Site
| College Green is adjacent to WHS boundary |
- |
| | |
|
47
Information from the report "Parliamentary Visitor and Information
centre. Environmental & Transport Appraisal/Feasibility Report",
Atkins, October 2006. Back
|
