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An A-Z of Planning and Culture 2 3

Copyright Contents

Greater London Authority Page 4 Introduction Page 6 Challenges and opportunities for the capital October 2015 Page 9 Section 1: embedding culture within planning ISBN 978 1 84781 611 5 Page 10 From national to local plans Page 12 The London Plan Greater London Authority Page 14 The local plan Page 16 Planning frameworks City Hall, London SE1 2AA Page 18 The neighbourhood plan Page 20 Section 106 www.london.gov.uk enquiries 020 7983 4100 Page 23 Section 2: working together to sustain culture minicom 020 7983 4458 Page 24 Asset of community value Page 27 Community ownership Page 28 Conservation area Written and researched by Page 30 Listed buildings The Mayor of London’s Culture and Planning teams Page 31 Special Policy Areas Page 32 Article 4 directions With thanks to London Councils, Historic England, London Borough Page 34 Agent of change of Camden, London Borough of Wandsworth, London Borough of Hackney, Page 36 On the horizon London Borough of Lambeth, Consolidated Developments Ltd, Transport Page 38 ‘Magnificent Seven’ for London, Friends of Stockwell Skatepark, RVT Future, Fortune Green and West Hampstead NDF, Antwerp Arms Association, TCPA, Bentley Priory Page 41 Section 3: case studies Museum, Cathedral Group PLC, Acme Studios. page 74 Further support and information page 76 Further reading

Front cover: Gieves & Hawkes, Savile Row © GQ magazine / Conde Nast Back cover: Of Soil and Water, King’s Cross Pond Club designed by architects Ooze and artist Marjetica Potrč as part of the King’s Cross public art program RELAY © John Sturrock 4 5

Introduction The planning system plays a vital role in helping make sure we get the right balance. From planning frameworks to assets of community value, there are many ways the planning system Great cities are defined by their culture. supports and sustains culture.

They are defined by their history – through their local heritage, This short guide aims to demystify the myriad ways the planning museums and archives, historic buildings, festivals, food and local process can do this. The 13 case studies illustrate the variety of traditions. But a great city is also defined by its contemporary approaches – from agent of change to section 106. We have also culture – its artists and arts venues, film and television, music and suggested the ‘Magnificent Seven’ steps stakeholders can take games, photography and crafts, fashion and design, and its buzzing to continue shaping London’s planning system into the most pro- informal offering from skate parks to restaurants, pubs and night cultural city in the world. Developers too are increasingly realising clubs. Great cities are also defined by their ambitions for the future. the benefits of culture in terms of its ability to add value, support place-making and offer a point of difference. So when we talk about ‘culture’ we mean all of the above. There are many ingredients to a successful city: housing, job This guide is for the people and organisations shaping London’s opportunities, good public transport. But it’s a city’s unique cultural future. It is for councils, developers, planners, community groups life that gives it its USP on the global stage. London’s culture is and people involved in cultural bodies. as important as finance and trade in helping to attract and retain the most talented people. We hope that it highlights the practical planning tools at our disposal. We need to provide new homes, jobs and infrastructure in As the founder of Wikipedia, Jimmy Wales said: ‘In the US, London. At the same time, we can work even more closely together Washington is Politics, LA is Hollywood, San Francisco is Tech, New to nurture and grow the diverse culture and creativity that will help York is advertising and finance, but London is all of those things.’ our city to thrive.

But London is also growing rapidly. Planning for this future growth is putting pressure on our existing cultural assets. This is creating challenges for our city’s future as a great cultural capital. There are ‘Culture and creativity are key to London’s success, as a place to live fears about pubs, cinemas and other cultural venues under threat. in, to work, to study and to visit. But as our city continues to grow and There are concerns too about whether artists, designers and other prosper, there is increasing concern that those qualities are under creative talent can continue to live and work in our great city. threat, with artists and other creative talent finding it more difficult to find affordable places to live and work in. It is vital we ensure our London has 103 fewer nightclubs and live music venues than it did artists, creatives and innovators are not squeezed out. This report in 20071, a decline of almost a third. The capital is set to lose 3,500 shows how to make culture integral to all thinking about planning and artist studios2 in the next five years. That equates to a loss of a development and the steps that can be taken to protect London’s third of the capital’s creative workspace. reputation as one of the world’s great cultural capitals.’

Boris Johnson Mayor of London 1. Live Music Venues Audit, Music Venues Taskforce, April 2015 2. Artists’ Workspace Study July 2014 6 7

Challenges and opportunities for the capital City Hall estimates that in order to accommodate such a rapid increase London will need:

Culture is as important to London’s success as finance and trade. • 1.5 million more homes The Mayor’s World Cities Culture Report shows us that this is now • 600 more schools and colleges the case in cities all over the world. In fact, 8 out of 10 people • 50 per cent increase in public transport capacity cite culture as a reason to come to London. Tourists now spend • 20 per cent increase in energy supply capacity £13 billion in London every year. Or put another way – the British • 9,000 more hectares of accessible green space Museum gets more visitors than Belgium! • 10 per cent more green cover in central London4

Culture is vitally important to the people who live and work here. The challenge for London is to accommodate this growth while Ask any Londoner if they have a favourite restaurant or theatre maintaining what has made the city such a successful place to live, or even street. Culture encourages a sense of belonging and work and visit. If managed successfully, change will feel organic. connection in the capital. It shapes our experience and defines Residents and business owners will feel that they are effecting who we are. change, not just passively affected by it.

Culture also adds value to where we live. We know that people About this guide value living in areas of the capital that offer good architecture, This guide will show how the planning process can help to support design and character. Properties in conservation areas sell for and sustain culture. 23 per cent more than other houses. Even when other factors are adjusted for – such as location and type of property – there is still It is intended to give an overview only and does not set out new a premium of around nine per cent for houses in conservation planning policy or guidance. areas and they show a greater appreciation in value than those in other areas3. It is aimed at those people and organisations who can effect ‘pro-cultural planning’ in London: cultural and community However, London’s population is at a historical all time high groups, developers, councillors and officers, planners and with 8.6 million inhabitants. London’s population is projected planning committees. to grow to 11.3 million inhabitants by 2050 – an increase of 37 per cent from 2011. The guide will help to make planning terminology and processes more accessible. The case studies set out real-world examples of In addition, London is now the most visited city in the world, with the many ways planning can support culture. 18.82 million visitors projected in 2015. By 2022, visitor numbers are forecast to increase to around 21 million. The ‘Magnificent Seven’ shows seven practical steps for stakeholders to work more closely together to sustain and support culture in London.

3. An Assessment of the Effects of Conservation Areas on Value, Historic 4. London Infrastructure Plan 2050, GLA England, 2012 8 9

An A-Z of planning and culture

Section 1

Embedding culture within planning

ww From national to local plans – the ‘golden thread’ of sustainable development

ww The London Plan – a strategic vision for the capital

ww The local plan – how local authorities publish their vision for development

ww Planning frameworks – knitting key sites together

ww The neighbourhood plan – how communities shape their own neighbourhoods

Uphoarding by Mark McClure, Queen Elizabeth Olympic Park © LLDC ww Section 106 – adding value to development 10 11

From national to local plans – the ‘golden thread’ Culture as core principle weight of London Plan and local of sustainable development One of the core planning plan policies. principles identified in the NPPF is cultural wellbeing. Planning applications The government’s National a hierarchy of plans – each Along with preparing local plans, Planning Policy Framework layer taking into account the The NPPF seeks to support each local authority determines (NPPF) is a set of national policies of the layer above. local strategies that deliver planning applications and planning policies for England. It community and cultural facilities carries out enforcement against introduces “a presumption in favour In London, the Mayor is in response to demand. unauthorised development. of sustainable development”. responsible for producing a strategic plan for the capital. The NPPF also recognises the The vast majority of planning Development is “sustainable”5 if The Mayor’s London Plan must important role town centres play applications (90 per cent) are it improves the quality of life now be in line with the NPPF. at the heart of communities. It dealt with by local authority without damaging the quality of acknowledges that cultural uses planning officers. Larger and life of future generations. Local authorities produce local make a valuable contribution more controversial plans for their areas. These to the vibrancy and success of developments are often decided According to government, must be in line with the Mayor’s these areas. by planning committees. the presumption in favour of London Plan. sustainable development should Supplementary planning The Mayor also has powers be seen as a “golden thread The government has also stated guidance (SPGs and SPDs) to determine planning running through both plan- that it “wants to see planning The Mayor also produces applications which have wider making and decision-taking”. In decisions taken at the lowest more detailed supplementary strategic importance. other words, “it is the purpose level possible.” Therefore, planning guidance (SPGs). of planning to help achieve local communities can now Each SPG provides advice Role of councillors sustainable development, not produce neighbourhood plans. on how planning policies The government’s guidance development at any cost. To this These must be in line with the in the London Plan should highlights the “key leadership” end [the NPPF] contains strong borough’s local plans. be implemented. role elected councillors have safeguards to conserve and in the planning process. enhance our valuable natural All levels of plans are published Boroughs also prepare and historic environment.” 6 following consultation with supplementary planning All councillors have an important the local community and an documents (SPDs). Each role to play in representing The “golden thread” of examination in public. SPD provides advice on how residents in plan-making and in sustainable development runs planning policies in the local planning applications affecting from national to local plans in plan should be implemented. their wards.

Supplementary planning The Localism Act 2011 clarified 5. Ministerial Foreword to The Government’s National Planning Policy guidance can be a material the ability of councillors to be Framework, March 2012 planning consideration when able to discuss matters relating 6. Plain English guide to the Planning System, Department for Communities making planning decisions, but to planning applications prior and Local Government, January 2015 does not have the statutory to voting at committee. 12 13

The London Plan – a strategic vision for the capital

The London Plan is the Policy 4.5 of the London Plan, These documents highlight how development and change strategic plan for London. London’s Visitor Infrastructure, the importance of cultural adjacent to cultural venues It sets out a fully integrated sets out a number of strategic activities in London and provide can be managed sensitively economic, environmental, cultural areas across London, advice on how boroughs in order to mitigate potential transport and social framework which the Mayor aims to should positively manage and impacts and pressures on for the development of the promote, enhance and protect. support cultural venues in these cultural activities and ensure capital to 2036. These are shown indicatively on locations. The Draft CAZ SPG established uses can be Map 4.2 of the London Plan and provides guidance on sustained and enhanced. Policy 4.6 of the London Plan include the West End, South sets out the Mayor’s objective Bank and Barbican. to support and enhance cultural activities and venues across The current London Plan London. Policy 4.6 provides includes measures to help a strategic framework for local authorities protect valued boroughs preparing planning pubs from being lost, where policies relating to cultural it is possible to do so. This is venues. Amongst other things, the first time that the important this policy requires boroughs to: role of London’s pubs has been recognised in the London Plan. • enhance and protect creative work and performance spaces It follows a City Hall report and related facilities in that stated that 900 pubs particular in areas of closed in the capital from 2003 defined need to 2012. Local authorities • designate and develop are encouraged to ‘maintain, cultural quarters to manage and enhance’ them. accommodate new arts, The plan also supports councils cultural and leisure activities in preventing the loss of pubs, • promote and develop existing it if can be demonstrated that and new cultural and they are a ‘community asset’. visitor attractions • provide arts and cultural The Mayor has also published facilities in major mixed guidance on cultural activities use development in the Town Centres SPG and the Draft Central Activities Zone SPG. 14 15

The local plan – how local authorities publish their vision for development

The local plan sets the borough- Plans must be supported by People Tower at Bell Square, Hounslow © Vipul Sangoi wide vision and framework adequate, up to date and for development. It identifies relevant evidence about the development needs for the economic, social and the area, and the opportunities environmental characteristics in relation to housing, the and development requirements local economy, community of the area. facilities and infrastructure. Local authorities use their local The local plan sets out (i) plan to guide their decisions what will happen in an area, on planning applications. (ii) where and when this is Local plans also inform the going to happen, and (iii) how development of supplementary it is going to be delivered. planning guidance, site specific development briefs and area Local plans should be led by action plans. the local planning authority but Tips for success produced in consultation with See case study Earls Court and local communities, developers, West Kensington (p.45) • Every local plan should highlight the importance of culture landowners and other to the area. This should reflect the area’s heritage, character interested parties. and contemporary culture.

• Local plans need to reflect the full range of heritage assets and cultural infrastructure for example venues such as theatres and cinemas, informal culture like skate parks, pubs, and buildings and spaces that support creative activities, and the day and night time economies such as restaurants and nightclubs.

• Local plans must have regard to national planning policy (the National Planning Policy Framework, and National Planning Practice Guidance). Local plans must also conform to the London Plan. 16 17

Planning frameworks – knitting key sites together

From large stretches of the east They are prepared jointly Tips for success London riverside to compact by the Mayor of London and districts and town centres, relevant borough councils. • All planning frameworks are subject to community engagement planning frameworks stitch Following public consultation, and public consultation. This provides a real and valuable development sites together into OAPFs are typically published opportunity to contribute ideas and suggestions for the a coherent whole that is worth as Supplementary Planning development of locally distinctive cultural infrastructure. more than the sum of its parts. Guidance to the London Plan.

OAPFs may also be adopted by Planning frameworks can help borough councils. create the conditions necessary for growing and nurturing locally At the local level, area action specific cultural amenities. They plans (AAPs), masterplans are important tools for securing and other supplementary the new homes and jobs that planning documents (SPDs) Jeppe Hein installation, Queen Elizabeth Olympic Park © LLDC London needs, while also act as vehicles for promoting helping to deliver the hard and sustainable growth and change. soft infrastructure necessary to make places work and AAPs contain specific planning neighbourhoods thrive. policy, form part of a council’s local plan, and are subject to The nature of a planning various stages of consultation framework typically varies and a public examination. depending on the scale of the SPDs (which may comprise area concerned – with large masterplans or another areas planned strategically with form of development brief) a broadbrush, and smaller areas are guidance which may be planned locally in more detail. produced more quickly, but are given less weight than AAPs The London Plan identifies 38 in planning decision-making. opportunity areas in the capital. These are the parts of the city See case study Vauxhall Nine containing London’s major Elms (p.42) brownfield sites. Opportunity area planning frameworks (OAPFs) provide a strategic vision for large-scale urban renewal. 18 19

The neighbourhood plan – how communities shape their own neighbourhoods

Neighbourhood planning is 50 per cent or more votes in the Tips for success relatively new. It was introduced referendum can be adopted. through the Localism Act in • A Neighbourhood Plan has statutory force which means that it guides November 2011, and gives Neighbourhood plans must be planning permission alongside the local plan and London Plan. communities the power to in line with the local plan. Each develop a shared vision for their one, however, will be different, • It is a way for communities and cultural organisations to have neighbourhood for the first time. reflecting local circumstances. a greater understanding of their neighbourhood and to use this Grants and support are knowledge to influence development in their area. Through neighbourhood available to help communities planning, communities now write and develop plans. • Local authorities need to work closely with neighbourhood forums have the power to: to ensure that neighbourhood plans are in line with the strategic Once a plan is adopted, the priorities of the Local Plan. The neighbourhood plan should reflect • prepare plans that have neighbourhood forum has cultural infrastructure (i.e. cultural and heritage buildings and legal weight the right to grant planning spaces) in line with the strategic policies of the local plan. • grant planning permission for permission for development development (a ‘neighbour- (neighbourhood development • The government offers grants of up to £8,000 to help groups hood development order’) orders and community right write neighbourhood plans or prepare neighbourhood • access extra funding to build orders). Decisions on development orders. Groups facing more complex issues like through the community planning applications will be high growth areas, deprived areas, business led neighbourhood infrastructure levy made using both the local plan plans, populations over 25,000, can apply for specific packages and neighbourhood plans. of technical support where needed, and may also be eligible In London, communities can for further £6,000 in grant. set up their own neighbourhood Communities with an adopted forum – one forum per area neighbourhood plan will also • Neighbourhood forums need to be representative of the and including at least 21 local benefit from 25 per cent of the community as a whole – not just those with the time and money residents, business people and revenues from the Community to participate in the forum. They need to engage as widely as at least one elected member. Infrastructure Levy revenue possible to ensure everyone in a neighbourhood has a say. arising from the development The local authority manages that takes place in their area. • Cultural organisations should find out whether there is a forum the process for designating the The charging authority for the and a plan in their area. Forum and guides the publication area will need to engage with of the plan. Draft plans are the forum to ensure the money is published following an extensive spent according to local priorities. consultation process, including See case study Fortune Green and West Hampstead (p.46) an examination in public and a referendum. Plans that achieve 20 21

Section 106 – adding value to development

Local authorities can enter The developer may implement into a Section 106 agreement these contributions itself, or with a developer. This is agree to make a payment to a legal document through the local planning authority, which the developer provides so that delivery of the works contributions to offset impacts is overseen by the council. caused by construction Black Cultural Archives, Brixton © Edmund Sumner and development. See case study Bentley Priory (p.48) Section 106 agreements are frequently used to secure the delivery of much needed local infrastructure such as a new school, new affordable homes, new school places, employment training schemes, public realm enhancement projects or heritage assets. They may provide for cultural infrastructure where appropriate. Tips for success The purpose of a section 106 agreement is to mitigate the • Members of the public, community and cultural organisations can impact of development, and make representations to the local authority on the revision of their they must be necessary, directly local plan policies on planning obligations and in response to related to the development, planning applications. and fairly and reasonably related in scale and kind to • Representations can include suggestions for projects which will the development. mitigate the impact of the development on the area. These can include cultural infrastructure and public realm enhancement where statutory tests are met.

• Section 106 can make a valuable contribution to a development for the community and the developer. 22 23

Section 2

Working together to sustain culture

The first part of this guide set out the various opportunities for embedding culture within local planning frameworks.

New developments or changes of ownership may sometimes risk the loss of cultural buildings and spaces from an area. This section sets out various ways government, local authorities and communities can work together to sustain culture.

ww Asset of community value – the community’s ‘right to bid ’

ww Community ownership – buying an asset

ww Conservation area – special protections for areas of interest

Full Stop Slipstream by Fiona Banner at More London, Southwark © London ww Listed buildings – how heritage assets are recognised

ww Special policy areas – how local authorities maintain specialist ‘clusters’

ww Article 4 directions – restrictions on permitted development

ww Agent of change – protections for cultural venues

ww On the horizon – opportunities for funding cultural infrastructure in the future

ww ‘Magnificent Seven’ – seven steps to support culture through planning 24 25

Asset of community value (ACV) – the community’s ‘right to bid’

ACV is a relatively new right that Should the asset ever come Tips for success gives voluntary and community up for sale, ACV designation organisations the opportunity to means that community groups • In order to be eligible to nominate an asset, a community group bid for local buildings and public have six weeks to submit an must be established comprising at least 21 people who appear on spaces in the event they are put expression of interest to the the electoral role of the local authority or a neighbouring authority. up for sale. local authority. They then have a further six months to put in • Neighbourhood forums and community interest groups (including In London, ACVs range from an offer to the owner. charities) are also eligible to make nominations. pubs to youth clubs, playing fields to skate parks. To be This is a ‘right to bid’ not a • In order to be designated as an ACV, an asset must further designated an asset, it must right to buy. Owners have to the social wellbeing or social interests of the community. Local further the social wellbeing consider bids from community authorities will want to know if it has been open for the past six or social interests of the interest groups, but they do months (at least) and will continue to be so. local community. not have to accept them. The onus is on community groups • An asset can be a private or publicly-owned property. It can’t be Each local authority considers to assess the likelihood of their a residential property. all nominations on this bid being accepted. basis and publishes a list of • For community groups interested in nominating an asset, first successful sites. See case study Stockwell Skate check what other assets the council has awarded in the borough. Park (p.54) Each council should publish a list (and guidance) on their website. Think about getting in touch with some of these venues for guidance/support.

• Government has strengthened the protection of pubs identified as Assets of Community value. In England, the listing of a pub as an ACV now triggers a removal of permitted development rights. This means that pubs can no longer be changed to other uses (like retail) without the building owners first applying for planning permission.

• This restriction also applies to pubs which have not yet been designated an ACV but where the local planning authority has notified the developer of the nomination. 26 27

Community ownership – buying an asset

The case studies include Pre-feasibility grants of up examples of how communities to £10,000 are available to help have taken on direct ownership community organisations build of cultural assets in their area. their own capacity.

There is no one template for Feasibility grants are taking over a cultural building or available of up to £100,000 space or putting in a bid. to help organisations carry out detailed feasibility work for In the case of the Antwerp bidding for service contracts Arms, (see case study on or for developing project and Brixton Market, Lambeth © The Brick Box p.56) the community group business plans. successfully raised finance through Microgenius, a community shares platform.

Communities can also look into social investment business grants. At the time of publication, grants are available to help community groups take on ownerships of building and land. 28 29

Conservation areas – special protections for areas of interest

There are a huge range of Conservation area advisory affect the setting or view into Demolition or substantial conservation areas in London committees (CAACs) are or out of it. demolition of a building within – from Soho’s famous Denmark groups of local residents and a conservation area will usually Street to the Webb Estate businesses. Representatives In order to proceed with any require planning permission in Croydon, from Alexandra of local historical, civic and development, building owners from the local authority. It is now Palace Park to Uxbridge Moor amenity societies can also sit must first: a criminal offence to carry out in Hillingdon. on the CAAC. demolition in a conservation area • demonstrate that the without planning permission. Conservation areas vary The CAAC helps local authority development will preserve considerably but are all planning committees consider or enhance the character See case study Denmark deemed to have environmental reviews of the conservation area or appearance of the Street, Soho (p.58) or historical importance. The appraisals and management conservation area. purpose of conservation area plans; and planning applications • apply for planning permission designation is to help carefully that are likely to affect the for alterations or extensions manage the character and character and appearance that would not normally need appearance of these areas. of the area. They also help planning permission, such shape conservation and design as minor roof alterations or From time to time, every local policies in the borough. The satellite dishes. authority in England examines local planning authority has which parts of their area are of powers to use ‘Article 4s’ (see special architectural or historic p.32) to help restrict permitted interest. The local authority’s development rights. appraisal defines what in the area Tips for success is important and why the character Conservation areas enjoy and appearance of that area special protection under the • Contact your local authority conservation officer to discuss any requires careful management. law. Local authorities are proposals that will impact upon the conservation area. required to pay special attention A conservation area to the desirability of preserving • In addition talk to your local conservation area advisory management plan then sets or enhancing the character or committee (CAAC). The CAAC should be representative of local out how the special interest appearance of the conservation cultural businesses and historical societies. of the area will be managed. areas when drawing up plans This includes a review of the or considering development • Contact your local authority if you believe that a building or major conservation area and its proposals. This even includes part of a building is being demolished without consent. boundaries and proposals plans and proposals outside the for the preservation and designated area, if they would enhancement of the area. 30 31

Listed buildings – how heritage assets are listed Special policy areas – how local authorities by Historic England maintain specialist ‘clusters’

Designation is the term ensures that the ‘significance’ Special policy areas (SPA) Under an SPA, local authorities given to the practices of of an asset is conserved aim to protect and promote publish policies to sustain listing buildings, scheduling through the planning system, specialist uses and clusters and promote particular uses monuments, registering parks, to allow it to be passed on to unique to an area. Examples of building in their area. SPAs gardens and battlefields, and future generations. Listed status of SPAs include Savile Row (for ensure careful management protecting wreck sites. These protects the building rather than tailors), Harley Street (medical so that the particular are collectively known as the use that inhabits it. facilities), and Portland Place characteristics / activities are designated heritage assets (institutional uses). taken into account during the and can be significant for It should be noted that other planning process. archaeological, architectural, selection criteria may be used Through SPAs, local authorities artistic or historic reasons. in relation to other types of can work collaboratively with See case study heritage assets. landowners and developers to Savile Row (p.64) Historic England, formerly secure and protect specific types English Heritage, is the See case study Royal Vauxhall of land uses and activities. organisation responsible for Tavern (p.61) listing buildings. Designation

Tips for success Tips for success

Not all of these principles will be relevant in every case but a building • Local authorities may want to explore the feasibility of creating may qualify for listing under more than one of the following: new SPAs for their cultural and historic areas.

• be considered important • have historic interest, • SPA policies should stipulate that developments need to maintain for its architectural design, illustrating important aspects and enhance the character and function of the SPA. decoration, or craftsmanship of England’s social, economic, cultural or military history • Local authorities can seek the re-provision of existing • be a nationally important types of space as part of development proposals, secured example of particular building • have close historical by legal agreement. types and techniques, for associations with nationally example buildings displaying important people technological innovation or virtuosity • have some quality of interest in its physical fabric • be of a significant plan form 32 33

Article 4 directions – restrictions on permitted development

Properties in England and Article 4 directions can be Wales are allowed to make issued in order to prevent minor changes without having the loss of original features to apply for planning permission. in a conservation area. Heneage Street, Tower Hamlets, photo Global Street Art © Phlegm These are known as permitted Westminster City Council has development rights. Under issued a direction for the 52 permitted development (PD) grade II listed buildings in many pubs, shops or creative Abbey Gardens, NW8 which business offices can be fall within the St. John’s turned into other types of Wood conservation area. buildings (change of use) The direction has introduced without the need for applying controls over the building of for planning permission. ancillary structures and the construction or alteration of Permitted development makes gates, fences or walls. it more difficult for councils to manage land uses and protect Article 4 directions can be very their specialist, historic clusters. specific. The London Borough It also threatens the balance of of Merton issues a direction residential, office, workspace during the Wimbledon tennis and retail use particularly in championships preventing town centres and high streets owners erecting marquees on across London. public and private land. Tips for success

However, the local authority Other London councils have used • Article 4 directions can help local authorities recognise can remove these rights in article 4 to prevent offices being the special role culture, including informal culture, can play order to protect the character turned into residential buildings in their area. of an area. Through article 4 or to protect shops. Southwark directions, local authorities Council has used article 4 to • Local authorities should work with local residents and draw can control building works and prevent bars, restaurants and on the expertise of relevant organisations (such as CAMRA) changes of use in their area takeaways being turned into in drawing up proposals for their area. subject to the review of the pawnbrokers and betting shops, Secretary of State. while Lambeth Council is protecting parades of shops with architectural and historic interest See case study Wandsworth (p.67) for example in Brixton. 34 35

Agent of change – protections for cultural venues

London’s population growth noise – from theatres to pubs means that new developments to skate parks. will inevitably be built next to established cultural venues. The key lesson learned from It is important to accommodate the Ministry of Sound case and design new developments study is that venues can in ways which ensure that explore the additional safeguard cultural venues remain viable, of an easement with building despite the noise they generate. owners. Under the terms Ministry of Sound, Southwark © Sound This means finding ways to of an easement, new residents militate against neighbour who move into the building complaints, licensing restrictions must be made aware of the or the threat of closure. nearby venue and agree not to complain about agreed levels Under agent of change of noise resulting from it. principles, if a cultural venue is in place before a residential See case study Ministry of development, as the ‘agent of Sound (p.70) change’, the residential development is responsible for militating against potential residents’ complaints for example by paying for soundproofing. Equally, if a Tips for success cultural venue, as the ‘agent of change’ opens in a residential • When considering new developments, the local authority’s area, the venue is responsible noise report should fully reflect the nature of the cultural for these works. venue and its operation.

Agent of change encourages • Cultural venues and developers should work together music venues to work alongside to adopt agent of change principles wherever possible to build communities to manage noise. in safeguards right from the outset. It encourages developers to build homes that reflect their • Local authorities should adopt agent of change in their surroundings. Agent of change local plans. can apply equally to any cultural venue where there is 36 37

On the horizon – opportunities for funding cultural infrastructure in the future

Community Infrastructure where a neighbourhood plan Levy (CIL) has been adopted. The CIL allows local authorities to raise funds from developers Developers can offer to pay the undertaking building projects levy through the provision of in the local area. Mayoral CIL infrastructure as well as cash. Blackhorse Lane Workshop © Ben Quinton / Assemble is different to borough CIL, although both are collected by New Homes Bonus – the boroughs. encouraging local authorities to build more homes Local authorities must spend The New Homes Bonus (NHB) the CIL on infrastructure. is a relatively new government This can include cultural scheme to encourage local infrastructure – parks and green authorities to grant planning spaces, play areas, culture and permission for the building of new sports facilities. homes. In return, local authorities receive additional revenue. The levy is intended to support new infrastructure, though Local authorities are not obliged there are cases when it can to use the bonus funding for repair existing infrastructure housing development. It can be where it is necessary to support used to fund cultural buildings Tips for success new development. and spaces. • In London, culture and creativity is built into the seven themes that make up the NHB LEP programme. In particular, Mayoral CIL is restricted In London, £70m of London apprenticeships, skills and training; digital, creative, science and to spending on roads or boroughs’ NHB allocation is technology; high streets; and workspace. other transport facilities such being topsliced and pooled for as Crossrail. use on a programme of projects across London agreed by the At least 15 per cent of the levy London Enterprise Panel (LEP). must be spent on priorities that The funding that each borough are agreed with communities contributes to the topslice will in areas where development is be returned to that community taking place, though in some through this process. circumstances this can rise to a minimum of 25 per cent 38 39

The ‘Magnificent Seven’ – seven steps to supporting culture through planning

As this guide demonstrates, there are a huge variety of ways Step one – Integrate culture in the placemaking of large redevelopment areas the planning framework enables cultural activities to thrive in an London’s major brownfield redevelopment sites provide a huge opportunity to evolving and rapidly growing city like London. Part of the challenge accommodate new cultural venues and for these activities to animate and enhance is to support and sustain cultural activities in London’s existing the character of these new and distinctive neighbourhoods. The potential and value and ever-changing neighbourhoods. An equally important step of cultural activities should be fully considered in the placemaking of large sites, is to ensure cultural activities and uses are fully embedded in including redevelopment opportunities in opportunity areas and town centres. the placemaking, regeneration and planning of London’s large development sites. Step two – embed culture within the local plan The local plan is a good opportunity for boroughs to set out their approach to formal In this section we pick out seven practical steps local authorities, and informal culture and the daytime and night time economies. Every local plan in cultural venues, developers and planners can take to embed London could set out a positive and enabling approach to pro-cultural planning that culture across London. This list is not supposed to be exhaustive reflects particular local circumstances. or prescriptive. But the ‘Magnificent Seven’ steps set out below are intended to help stakeholders work more closely together to sustain Step three – encourage neighbourhood planning and support culture in London. New neighbourhood plans should be encouraged, reflecting the particular characteristics and assets of a neighbourhood, and with culture firmly embedded within them.

Step four – adopt agent of change principles ‘Agent of change’ principles can help development and cultural venues co-exist, making sure that change in neighbouring uses does not destabilise established cultural activities – these principles could be adopted more widely across London.

Step five – explore article 4 directions for cultural venues Wandsworth’s trailblazing article 4 direction is an innovative planning tool and worth watching to see how this works in practice. Other boroughs might want to explore the feasibility of adopting similar protections in their areas.

Step six – create new special policy areas London has a variety of world-class SPAs. As the capital continues to grow the time is right to explore the feasibility of creating new SPAs for cultural and historic areas.

Step seven – encourage community ownership Community ownership offers the potential for local communities to manage their own cultural assets. We would like to work with stakeholders to better understand this model and whether it can be adopted more widely. 40 41

Section 3

Case studies

ww Developing an aspirational vision

ww Making the most of opportunity areas

ww How local communities can take the lead

ww Unlocking investment for culture

ww Combining artists’ workspace with residential development

ww Valuing what people value

ww A community conserves a much loved local asset

Across the Buildings by Felice Varini ©King’s Cross Central Limited Partnership ww Supporting local character while planning for the future

ww Recognising living heritage

ww Retaining clusters to support identity and growth

ww Recognising the important social role of public assets

ww Finding solutions for culture in a growing urban environment

ww Early activation in a development can create a buzz 42 43

Developing an aspirational vision

In the Nine Elms development, Wandsworth Council has used the opportunity of a significant development to embed culture throughout the area’s planning policy and develop an aspirational vision for the whole borough.

mixed use/commercial space Opportunity area planning has to provide a cultural framework action plan in discussion and Also relevant for section 106; agreement with the council’s early activation/temporary use Arts and Planning teams.

Vauxhall Nine Elms Battersea A cultural guidance note sets Nine Elms is one of the largest out the benefits and outcomes redevelopment areas in the council would like to secure London, covering 227 hectares such as: across both Wandsworth and Lambeth boroughs. • arts commissions integrated within landscape design In March 2012, the Mayor of • space for cultural tenants and London adopted an opportunity creative workspaces area planning framework • early activation – temporary (OAPF) for Vauxhall / Nine creative projects through Elms / Battersea. the development’s construction phase The OAPF has helped to unlock • contributions to local festivals development potential and this or other arts programmes historic industrial area is now • tangible creative ways for being transformed to deliver local communities to get Pop-Up Film © Vauxhall One BID 20,000 new homes and 25,000 involved, participate or learn new jobs. A commuted sum can be made Mandatory cultural planning to contribute to local cultural In 2015, Wandsworth revised provision or infrastructure – its SPD for Planning (if a developer chooses, or if Obligations. Any scheme over the council does not approve 100 units or above 10,000sqm a proposed cultural plan). This may be pooled with up to a 44 45 maximum of five developments Fringe, Totally Thames and Making the most of opportunity areas in a locality. The commuted Wandsworth’s own growing arts sum reflects the Arts Council’s festival and embed new cultural Standard charges guidance for organisations into the existing How cultural strategy is embedded within an opportunity area. Arts, Museums, Libraries and and growing community. Archives as a benchmark. and the Mayor of London. Example of supplementary This is creating opportunities It essentially provides additional planning Outcomes for local involvement and locally specific detail to Also relevant for planning Through the area-wide cultural activating the area through this supplement planning policies framework strategy, culture has become intensive construction phase. in the borough’s local plan core to the Nine Elms Vauxhall and the Mayor’s London Plan. Partnership’s Business Plan. Earls Court, Royal Borough The SPD contains a dedicated of Kensington & Chelsea chapter on cultural strategy. Complex work is underway to The Earl’s Court exhibition draw together and ensure the centre has made a significant Outcomes individual developers’ plans contribution to the local identity The SPD sets out strategic create a coherent whole across and economy over the years. objectives to deliver an this large area. Currently enriched cultural destination secured through planning are: The Earl’s Court and West that crucially retains Earl’s Kensington opportunity area is Court’s unique cultural ‘brand’. • two subsidised spaces, one a large development site, which While placing a cultural ‘anchor short term, one long term will bring economic opportunity, tenant’ at the heart of the • two cultural tenants new homes and new jobs on a development in order to provide established in the short term grand scale. This will sustain the a critical mass of visitors, the • a wide range of site- Earl’s Court ‘brand’ by creating strategy also secures a range responsive contemporary a new vibrant cultural destination of cultural, artistic and creative public art commissioning as part of the new mixed use outcomes to ensure a vibrant • development of a bridge quarter, building on the historic long-term artistic community. improvements scheme with role culture has played. This includes the provision of artist involvement affordable artists’ studios and • a range of arts-led projects Embedding culture creative workspace. directly engaging local The Earls Court and West schools and communities Kensington Opportunity Area The SPD also sets out the Joint Supplementary Planning expectation that redevelopment Rather than wait for physical Document (SPD) has been within the Opportunity Area regeneration to be completed produced in partnership should capitalise on in 2030, the council is working between the London Borough opportunities for artists and with partners to animate the of Hammersmith and Fulham, creatives to engage with area now through festivals the Royal Borough of communities at various stages and projects such as Chelsea Kensington and Chelsea in the redevelopment process. 46 47

How local communities can take the lead Developing a neighbourhood plan

2011 – Members of local August-November 2012 – Although neighbourhood planning is still in its infancy, it has community come together – second phase of consultation the potential to support and sustain culture in neighbourhoods. concerned about scale and held, preparation of community number of developments involvement strategy and public Outcomes proposed in the locality. meeting. Boundaries of the Example of neighbourhood plan The plan supports culture in a Action group explores area finalised with the council. number of ways: possibilities afforded by Twitter account develops over Fortune Green and West neighbourhood planning. 1,000 followers. Hampstead, Camden • Making a solid case for This area includes a significant architectural heritage – and 2012 – Fortune Green & West November 2012-July number of listed buildings that new developments Hampstead Neighbourhood 2013 draft refined following and large conservation areas. provide for this Development Forum further consultation. Prince’s Preserving and enhancing this • Setting out measures for established. Consultation Foundation assists with draft. architectural heritage is of great the West End conservation held with local people. Local forum is officially designated. importance to local residents. area and exploring people are broadly in favour recommendations for new of specific planning policies August 2013 – January 2014 Part of West Hampstead has conservation areas for the area; greater effort to Further phase of consultation been identified as an area for • Supporting Camden Council’s protect buildings and the street held with local businesses intensification in the London Plan. local list for heritage assets environment in conservation and residents. Final (seventh) Between 2010 and 2031 there is a • Acknowledging listed areas; and more positive version of plan is published in target of at least 800 new homes buildings and their need for engagement between January – then consulted on for and 100 jobs. The area’s current protection and care developers and the community. seven weeks. population is around 24,000. • Indicating that any future use of ENO Rehearsal Extensive public consultation September 2014 – Forum The plan Rooms should aim to retain a held to agree the plan’s area. submits final version of the The Fortune Green and West performance/cultural space Web presence for the forum plan to Camden Council. Plan Hampstead Neighbourhood Plan • Acknowledging the area’s created with email address and is scrutinised and consulted on was published in March 2015 “for libraries and seeking to mailing list. Leaflet produced during October. the benefit of people who will live improve them for example seeking views of local people, and work in the Area for years as ‘community hubs’ followed by drop-in sessions, December 2014 – Examination to come, setting out policies for • Acknowledging the area’s a stall at a local Festival and in public held. the development of the Area formal places of worship a survey. Initial draft of the between 2015 and 2031.” • Recommending that new sites neighbourhood plan produced January 2015 – Examination for business should satisfy in July 2012. report published. The plan sets out six objectives a range of needs, including related to housing, design and studio space 9 July 2015 – Plan approved character, transport, public and • Welcoming the development in a local referendum with community facilities, economy, of regular open-air markets a YES vote of 93 per cent. and natural environment. and short term pop-up shops 48 49

Unlocking investment for culture

As part of the redevelopment of Bentley Priory, a Section 106 agreement has funded the opening of a brand new museum within this Grade II* listed building, showing how innovative and flexible Section 106 agreements can be.

Safeguarding the future: Example of section 106 developing a supplementary Also relevant for supplementary planning document (SPD) planning guidance / listed building for RAF Bentley Priory designation In 2007, Harrow Council published an SPD to guide the Bentley Priory, Harrow future use and development Bentley Priory is a Grade II* of the Bentley Priory site. The listed country house, park SPD acknowledged the Priory’s and gardens in Stanmore, location in the Green Belt and north west London which was in an area of special character. Headquarters Fighter Command Any future development during the Battle of Britain. would need to safeguard the architectural, historic and cultural In 1926, the Priory was bought importance of the mansion and by the Air Ministry. The RAF park, taking proper account of remained there until 2008 when its important landscape and the site was decommissioned ecological character. as part of a widespread consolidation of the Ministry Following public consultation, of Defence’s London estate. the SPD was published in

September 2007. Bentley Priory © Battle of Britain Trust After a public campaign to preserve part of the site as Developing a viable scheme a museum, the Bentley Priory The development of Bentley Museum was formally opened Priory was undertaken by on 12 September 2013. VSM Estates.The Prince of Wales Regeneration Trust was appointed as project adviser for the heritage elements of the scheme. 50 51

The trust helped devise Outcomes a viable business plan for As part of the section 106 the museum and assisted agreement, £9.5 million was in securing £11m in funding secured to set up the museum. from the developer, and also in making initial applications The section 106 agreement to the Heritage Lottery Fund. secures council approval of the museum business plan Securing a museum through and specification – requiring section 106 that the facility is delivered In April 2008, VSM Estates in accordance with the plan. submitted a scheme including plans for: The council has also used the section 106 agreement • a museum located in to secure dedicated financial the historical rooms contributions towards museum of the Grade II* listed start up and maintenance costs. Mansion House • 103 homes • conservation of the mansion house and its historic landscape setting • measures to restore the Italian gardens and other open space within the site

Harrow’s Planning Committee granted consent to incorporate a museum in the mansion house alongside HMS Belfast © Imperial War Museum the residential development. 52 53

Combining artists’ workspace with residential development

This award-winning development is an excellent example of how Section 106 can provide for much-needed creative workspace within a residential scheme.

The local authority’s intervention Example of section 106 therefore is to lever in development capital. Matchmakers Wharf, Hackney Matchmakers Wharf is a Outcomes significant mixed-use development Under the section 106 on the site of the former Lesney agreement, the development Matchbox Toys Factory. The contains 49 purpose-built award-winning development affordable artist’s studios at comprises 209 residential units lower than market rents on a 999 (40 per cent affordable). year lease. The studios are located over six floors and range Securing 106 in size from 220 to 560 sq ft. Matchmakers Wharf is close to Hackney Wick, an area that The studios were built to design has traditionally offered artists specifications developed by Acme studio space at affordable Studios and were allocated Matchmakers Wharf from the River Lea © Morley von Sternberg rents. In recent years, the long in 2012, with priority given to term future of many buildings artists resident in Hackney. has become uncertain as the area has redeveloped. Acme manages 15 buildings (573 units). Of these, 273 long- Hackney Council’s cultural policy term units across 9 buildings acknowledges the availability of have been added since 1996, suitable premises as a pressing specifically the result of Arts issue for the sustainability and Capital England investment and development of the cultural partnerships with commercial sector. The cultural policy and social property developers. identifies how the borough can Acme’s self-sustaining property act as a broker in developments, portfolio will provide support to ensure that provision is made and long-term security for for affordable appropriate space increasing numbers of artists in or as the provider of property. the future. 54 55

Valuing what people value

From busking to skateboarding, informal culture is often left out of local cultural strategies. But where informal assets are sustained over time, they can become popular, well-loved and valuable parts of the community.

History of the site Example of Work on the Stockwell Park asset of community value Estate Masterplan commenced in 2008. Stockwell Skatepark, Lambeth Stockwell Skatepark is a Friends of Stockwell Skate concrete skatepark on the Park was formed in November corner of Stockwell Park Walk 2014 to protect and promote and Stockwell Road near the Stockwell Skatepark. Brixton Academy. It was built in 1978 by Lambeth Council on Outcomes land donated by the Tabernacle In January 2015 a submission Baptist Church. It is one of the was made to Lambeth Council last of the original 1970s skate to have the skatepark listed as parks remaining anywhere in an asset of community value. the world and one of the oldest Lambeth Council agreed that and largest in London. the skatepark complied with the Stockwell Skatepark, Skater Ben Grove © Chris Johnson criteria set out by the Localism The park is unsupervised and Act 2011 and registered the free to use any time of the skatepark as an asset on 21 day. Throughout its life it has January 2015. remained popular with visitors from the local area and from The ACV listing acknowledges around the world. the site’s “range of recreational and sport activities such The skatepark was listed as an as skateboarding, cycling, Asset of Community Value by rollerskating, scootering, street Lambeth Council in January 2015. art and dance.” 56 57

A community conserves a much loved local asset

This is a rare example of how one community has raised finance to take on ownership of the venue for themselves.

The AAA was galvanised by the Example of asset of community belief that the type of regeneration value / community ownership the area needed should involve “sustainable initiatives that are The Antwerp Arms, Haringey community driven and provide The Antwerp Arms has been activities and opportunities a pub for the last 130 years for residents and new people and is the oldest surviving in moving into the area.” Haringey. It is part of the Bruce Castle conservation area, Asset of community value one of the largest and most Many ACV designations in important conservation areas London are given to pubs, in the borough. recognising their valuable and well-loved role in communities. It is part of an area undergoing Alongside their social function, significant development. The many pubs also have a distinct historic High Road nearby is ‘cultural’ use, as venues for live being dramatically changed to music or comedy. accommodate the new 75,000 seat Tottenham Hotspur FC Outcomes stadium, while Haringey Council ACV status was awarded in is keen to support a greater mix September 2013. AAA raised of High Street and independent £226,000 through Microgenius, shops. In 2013, the freeholder an online community shares at the Antwerp – Enterprise platform. 349 funders invested Inns – put the pub up for sale. an average of £650 in shares Gudaniec © Anna Antwerp Arms in the pub in return for a range Community Ownership of incentives. The Antwerp Arms Association (AAA) was founded in 2013 with The AAA also received a social the aim of bringing the Antwerp investement business (SIB) back into local ownership, to capital grant of £285,000. become a central hub for the local community. 58 59

Supporting local character while planning for the future

Planning and cultural policy can work in tandem to achieve social, cultural and economic goals. Different planning tools can also work together to support cultural and planning strategy for the area.

Conservation area (CA) history Example of conservation area Denmark Street conservation Also useful for section 106 area was originally designated as an extension to the Denmark Street, Camden Bloomsbury CA in January 1984 Denmark Street lies within the and extended in 1991 and 1998. parish of St Giles, which has been developed since at least 1117. In 2009, Historic England – then After 1800, ground floor shops English Heritage – included became increasingly prevalent, Denmark Street on its ‘at risk’ with the first music publishers register, citing the poor condition establishing themselves in the of some of the properties, and nineteenth century. risks associated with the nearby Crossrail development. Between the 1930s and 1960s music publishers flourished Supporting and Enhancing and Denmark Street became Denmark Street

known as “Tin Pan Alley.” Small In 2010, Camden Council Denmark Street, Camden © Greater London Authority recording studios appeared, used published a conservation area by the Rolling Stones, the Kinks, appraisal and management Jimi Hendrix and Elton John, and strategy for Denmark Street. a cluster of record companies, agents, managers and the music Camden’s strategy press grew up in the street. acknowledges that Denmark Street is “renowned as a centre Today, there are specialist of popular music instrument musical instrument shops and retailing, and it also houses workshops along Denmark associated music industry Street, with related businesses uses such as instrument repair on the upper floors, retaining workshops, studios etc. This the street’s long history of concentration of uses creates a musical uses. unique and vibrant atmosphere, 60 61 which is particularly distinctive, In Camden, design and access Recognising living heritage and contributes significantly statements need to include an to the area’s special interest assessment of local context and and character.” character, and set out how the The Royal Vauxhall Tavern is the first UK listing of an LGBT development has been informed venue. This case study raises interesting questions about The strategy sets out the by it and responds to it. what cultural value means, and to whom, and how we protect council’s approach to the informal assets that have acquired heritage value over time. preservation and enhancement In Denmark Street – as in of Denmark Street. It is used other conservation areas – Asset of community value Example of listed building by the council to inform the it is important that, whenever In 2014, a campaign to protect Also relevant for asset of assessment of all development possible, uses which contribute the pub was established. The community value proposals affecting the street, to the character of a group – RVT Future – submitted in conjunction with the council’s conservation area are not an ACV application to Lambeth development control policies displaced by redevelopment. Royal Vauxhall Tavern, Council in 2014 which was plan, which is part of the local Lambeth successful. The Council development framework. Outcomes The Royal Vauxhall Tavern recognised the pub’s range of In July 2015, a section 106 (RVT) is a pub on Kennington community activities, including Development policy towards agreement, linked to a planning Lane, Vauxhall built between performance, arts, burlesque, conservation areas in camden application granted in March 1860 and 1862. cabaret and music hall. Camden Council will only 2015, was signed including grant planning permission protections for ‘Tin Pan Alley’ Today, it is one of the UK’s oldest Listing status for development within a uses. Under the terms of the gay venues and the oldest LGBT In early 2015, RVT Future conservation area if it preserves section 106, rents must be venue in London. The pub has a applied to Historic England to and enhances the special kept at affordable market rents long history of hosting alternative list the RVT. City Hall supported character or appearance of for Tin Pan Alley businesses; cabaret and drag acts, including the application on the grounds the area. and empty properties must Lily Savage who performed there that the RVT was the last be marketed to Tin Pan Alley during the 1980s. surviving London venue with The policy recognises that businesses for at least six a documented gay history pre- the character of conservation months before marketing The Royal Vauxhall Tavern site dating the 1960s: areas derives from the more widely. is next to, but falls outside, combination of a number the strategic Vauxhall Nine “As the only continuously of factors, including scale, Camden is gathering further Elms Battersea Opportunity working gay pub that has density, pattern of development, baseline data on current rents. Area Planning Framework. survived the nineteenth and landscape, topography, open In development terms it is an twentieth century, the Royal space, materials, architectural isolated site and therefore best Vauxhall Tavern is a “living detailing, and uses.9 performs a beneficial function monument” to the development in its current form and use. of gay identity over the past Vauxhall has undergone a great hundred and fifty years – from deal of development over the its links to the Vauxhall Pleasure 9. Camden Development Policies 2010-2025 past few years. Gardens, to its history of drag 62 63

performance, to its role during the AIDS crisis of the 1980s.

Other previously marginalised communities have, with the help of public and lottery funding, established museums in order to preserve their histories and educate others for example the Jewish Museum in Camden and the Black Cultural Archives in Brixton. No such museum exists for the LGBT community. The Royal Vauxhall Tavern, with its long standing links to LGBT lives in the past, has a comparative social and communal value as a museum. It should be safeguarded for future generations.” Royal Vauxhall Tavern, © Rob Holley Future of the Royal Vauxhall Tavern Outcomes In September 2015, the pub was given a Grade II listing, recognising the pub’s architectural significance and symbol of the gay community in London. The Royal Vauxhall Tavern is the first UK listing of an LGBT venue.

The listing coincides with Historic England’s Pride of Place research project, looking into the history of LGBT venues across the UK. 64 65

Retaining clusters to support identity and growth

Planning and cultural policy can work together to support London’s many specialist creative clusters.

example workshops alongside Example of special policy area retail). The whole tailoring Also relevant for local plan process – from making to selling – takes place on the street. Savile Row, Mayfair Savile Row is famous for its Competing demands for space, traditional bespoke men’s rising rents and business rates tailoring. In fact, the term are a feature of the area. The ‘bespoke’ is understood to have highest retail rental deal in originated here. In the late 18th British history was signed in century, tailors began opening Bond Street in 2013. businesses in nearby Cork Street and moved into Savile Special policy areas Row in 1803. of Westminster Westminster Council has long Henry Poole, who is credited protected and encouraged with inventing the dinner jacket specialist uses in defined or tuxedo, opened an entrance special policy areas (SPAs). Gieves & Hawkes, Savile Row © GQ magazine / Conde Nast to Savile Row from his tailoring SPAs in Westminster include premises in Old Burlington Harley Street (medical Street and still has a presence facilities); Portland Place on the street today. Other (institutional uses), East notable tailors include Gieves Marylebone (wholesale & Hawkes, Paul Boateng, and showrooms) and St. James’s Hardy Amies Ltd who also (private members’ clubs, art designed the costumes for galleries, niche retail). 2001: A Space Odyssey and dressed the Queen, designing SPAs help ensure that unique the gown used for the silver clusters of activity are not lost jubilee portrait in 1977. to other commercial uses. SPAs help nurture specific industries, Savile Row’s unique nature while enhancing London’s comes from the mix of uses global reputation. within individual units (for 66 67

Savile Row: Outcomes Recognising the important social role of public assets special policy area Through this, and other SPAs Savile Row’s SPA sets out in the area, Westminster is able in detail what is permitted in to sustain world class creative, How a local authority is attempting to create area wide policy relation to change of use: retail and business clusters. protection for certain categories of venues.

• All development proposals This supports jobs and growth Supplementary planning Example of article 4 direction have to demonstrate that in the borough, while ensuring In May 2015, following a public Also relevant for supplementary they will not have a negative that London’s West End retains consultation, Wandsworth planning impact on the character and its unique character. brought its ‘Town Centre Uses function of Savile Row. Supplementary Planning • Existing bespoke tailoring Wandsworth Document’ into force, uses are protected. New According to the Campaign for building upon the policies in bespoke tailoring is allowed – Real Ale, 90 pubs in London are Wandsworth’s Local Plan. particularly at basement and closing every year. The reasons ground level. are complex and are not always Planning permission will not be • A1 retail is permitted, subject due to development. However, given to redevelop a pub if it is to a number of criteria, and under permitted development deemed important historically or providing that no bespoke rules, pub owners do not need architecturally, or is important to tailoring is lost. planning permission to demolish the local community. Guidance • New retail should be bespoke, an unlisted pub outside a sets out the determining criteria: unique, limited edition or conservation area or change one of a kind products. The the use of a pub. (i) located in a conservation retail function should be area (ii) listed status (iii) of complementary to the street’s In Wandsworth, there are around historic value and also character and function. 150 pubs, many of which are (iv) community value criteria, • Land use swaps are historic and listed. Wandsworth including whether it had a acceptable if there is Council has applied a two licence for entertainment / no net loss of bespoke stage approach to safeguarding events / performance or sports; tailoring floorspace, or the them – a Supplementary whether it had rooms / areas accommodation provides Planning Document and Article for hire; whether it held non- higher quality or larger 4 Directions. Deputy Council licensed events; and whether it bespoke tailoring space, Leader, Jonathan Cook has said: had its own sports club or team. and the retail criteria set out above are met. “We think we’re the first council Article 4 directions to act on this scale and we’re ‘Article 4 directions’ will be happy to share our learning published this year covering with other authorities. This is a 121 pubs. This will require Londonwide problem we can’t owners of those pubs to afford to ignore.” apply for planning permission 68 69

before demolishing them or changing them into shops or other uses. The council could then use its new supplementary planning documents as grounds for refusal.

Outcomes Wandsworth is also taking swift action where planning rules are broken. In 2015 The Alchemist pub in Battersea, which is within a conservation area, was demolished without planning consent.

The council took immediate enforcement action and has since refused a retrospective planning application from the developer who must now rebuild the property brick by brick. Planners ruled that

Kings Head, Upper Tooting © Wandsworth Borough Council the developer’s application should be refused because the loss of a local landmark and prominent historic building in a conservation area would be against the public interest.

By removing permitted development rights from so many pubs across the borough, Wandsworth has been branded the most ‘pro-pub council in the country.’ 70 71

Finding solutions for culture in a growing fitted with acoustic glazing, In practice, this means that urban environment on the remaining elevations. – providing noise does not exceed current levels – any The mayor’s Housing future resident of Eileen How a nightclub and a developer have applied agent of change. SPG advocates the use of House will not be able to make winter gardens as a form of complaints about noise arising Eileen House acoustic mitigation in noise from the Ministry of Sound. Example of agent of change Between 2009-2013, environments such as this. Also relevant for section 106 Englewood Limited and The alterations in the original architect Allies and Morrison Deed of easement design, combined with the deed submitted a planning In November 2013, at a of easement, have helped the Ministry of Sound, Southwark application for a residential representation hearing held landowner and the MoS find The Ministry of Sound (MoS) by the Mayor of London into a way to co-exist. has been in operation for development comprising the application, the Ministry almost 25 years and attracts a 41 storey building and of Sound proposed a Deed Since 2008, a number of 300,000 visitors a year. It is the separate 8 storey building. of easement of noise to be large clubs have closed down last remaining ‘superclub’ in the The proposal contained 270 granted to MoS to deal with the as a result of development, capital, and has nurtured the private flats, retail and office potential for adverse impacts including The Cross (in 2008 talents of generations of DJs space, and public realm arising from the proposal. for Kings Cross development), and musicians. improvements including the Turnmills (in 2008 for housing creation of a residents’ garden A subsequent Deed of Easement development in Clerkenwell) The MoS is also the world’s and University Square. was signed with the landowner, and the Astoria (demolished in largest independent record and gives MoS the right to 2009 to make way for Crossrail). label, selling more than 50 Due to the site’s proximity produce ‘club noise’ up to the million albums. It is a flagship to the Ministry of Sound, ‘current club noise level.’ As London’s population business in the Elephant & MoS raised objections to continues to rise, the pressures Castle Enterprise Quarter the inclusion of residential ‘Club noise’ means noise of density and intensification alongside London South Bank accommodation as a potentially produced by running a nightclub may make such agreements University, London College of sensitive receptor of noise business from the Club. more commonplace as cultural Communications, MORI and the emanating from the premises. ‘Current club noise level’ means venues and developments Salvation Army headquarters. the level of the club noise find ways to secure their long MoS is the leading business Accordingly, the architects currently produced as specified term futures. in Southwark’s night time amended the design to in a separate club noise report. economy and one of the top incorporate acoustic local growth firms. glazing, sealed windows The right binds the present and wintergardens to the landowner and any successors elevations identified as most in title. It also binds all vulnerable to such noise, occupants of Eileen House. and openable windows and wintergarden doors, also 72 73

Early activation in a development can create a buzz

Cultural strategy can be embedded from the outset of development, informing all stages of its realisation.

been developed to activate the Example of early activation – site with a range of exhibitions temporary/meanwhile use and performances, including: Also relevant for planning

framework The Old Vinyl Factory, painted by Remi Rough and System from the Agents of Change collective © Cathedral Group • live acoustic sessions with young musical talent This site in Hayes, Middlesex • exhibitions about the history was originally owned by the of the site Gramophone and Typewriter • a shared, creative space Company. Throughout the first for meetings and events half of the twentieth century, EMI designed by artist Morag had a plant here, the home for His Myerscough Master’s Voice. At the height of its • contemporary, classical and operations in the 1960s, 22,000 digital music lessons for local people worked on the 150-acre communities site which became the centre of the world’s vinyl production. Outcomes The Masterplan also sets out a The £250m redevelopment is a longer term cultural vision for the complex, mixed-use masterplan site. A new Central Research that will create a new business, Laboratory has also been retail and residential quarter for launched. This is a pilot incubator Hayes. The new neighbourhood programme for 20 makers who will be connected to Hayes town will be offered expert mentoring, centre and will comprise 630 new collaborative workspace, and homes, a restaurant complex, new access to prototyping equipment. cafes and shops as well as 40,000 sq ft of creative workspace. Income generated through allowing location shoots, including Early activation Thor: The Dark World, was a The scheme has been informed factor in allowing the developer to by the site’s rich industrial and continue to activate the site. innovation heritage. From the outset, a cultural programme has 74 75

Further support and information

Local plan Section 106 The Social Investment Business More information on listing, including More detailed information can also See more at: (SIB) can also be a useful source the criteria, is found on Historic be found here: pas.gov.uk/3-community- of advice: England’s website: planningguidance.planningportal. infrastructure-levy-cil/-/journal_ sibgroup.org.uk/about/ historicengland.org.uk/listing/ gov.uk/blog/guidance/local- content/56/332612/4090701/ selection-criteria/ plans/preparing-a-local- ARTICLE Conservation areas plan/#paragraph_009 historicengland.org.uk/advice/ There are 20 thematically-arranged Community Infrastructure planning/conservation-areas/ selection guides giving detailed Neighbourhood plans Levy (CIL) guidance about what may be eligible A summary of the key stages in Guidance setting out the main A useful document to look at for listing. This includes a guide for neighbourhood planning can be procedures local authorities include the Understanding Place – culture and entertainment – please found here: need to follow when introducing Conservation Areas see link below: planningguidance.planningportal. and operating the community historicengland.org.uk/images- content.historicengland.org.uk/ gov.uk/blog/guidance/ infrastructure levy. books/publications/understanding- images-books/publications/dlsg- neighbourhood-planning/key-stages- communities.gov.uk/ place-conservation-area/ culture-entertainment/culture_and_ in-neighbourhood-planning/ planningandbuilding/planningsystem/ entertainment_final.pdf/ communityinfrastructurelevy camden.gov.uk/ccm/content/ More detail and guidance about environment/planning-and-built- A searchable List can be found here: funding can be found here: Community ownership environment/two/planning-policy/ historicengland.org.uk/listing/the-list mycommunity.org.uk/programme/ More detail about community rights local-development-framework/ neighbourhood-planning/?_ and the various grant schemes is development-policies/ historicengland.org.uk/research/ a=funding published online: inclusive-heritage/lgbtq-heritage- mycommunityrights.org.uk/ Listed buildings project/ In areas of historic importance The following link provides advice on Historic England have provided jrf.org.uk/report/community- the management of heritage assets: advice on the development of a ownership-and-management-assets historicengland.org.uk/images- neighbourhood plan. books/publications/gpa2-managing- historicengland.org.uk/advice/ Asset of community value significance-in-decision-taking/ planning/plan-making/improve-your- The following website sets out more neighbourhood/ detail about Community Rights and The National Heritage List for the various grant schemes: England (NHLE) is an official and mycommunityrights.org.uk/ up-to-date database of all nationally designated heritage assets. The microgenius.org.uk/project/antwerp- vast majority of entries on the list arms-association-18 (95%) are buildings. 76 77

Further reading

Policy and planning Cultural Metropolis The Mayor’s Cultural Strategy – National Planning Policy Next Steps Framework Greater London Authority, 2014 Department for Communities and Local Government (DCLG) World Cities Culture Report March 2012 Greater London Authority, 2012 Greater London Authority Plain English guide to the November, 2015 Planning System Department for Communities and Achieving Great Art for Everyone Local Government (DCLG) A strategic framework for the arts January 2015 Arts Council England November 2010 Planning Practice Guidance Department for Communities and Measuring Cultural Value Local Government (DCLG) NESTA, Hasan Bakhshi, March 2012 March 2014 Culture on the High Street The London Plan Greater London Authority Greater London Authority July 2013 March 2015 Artists’ Workspace Study Social Infrastructure Report and Recommendations Supplementary Planning We Made That / Greater London Guidance Authority Greater London Authority July 2014 May 2015 Creating Artists’ Workspace Planning Advisory Service Case Studies pas.gov.uk Greater London Authority March 2015 The Planning Portal planningportal.gov.uk London’s Grassroots Music Venues Rescue Plan Greater London Authority October 2015 78