INFORMAL CONSULTATION DRAFT, NOVEMBER 2018 CONTENTS CITY PLAN 2019 – 2040 FOREWORD CONTENTS
FOREWORD
City Plan 2019–2040, first and foremost, is a plan for Soft landscaping and streets lined with trees, bring natural people. It sets out to deliver an ambitious strategy to beauty and mitigate against the harmful effects of CO2. make Westminster one of the best places to live, work A stunning city encourages walking and cycling, bringing and play. Not just in London or the UK, but globally. further environmental benefits.
Although this plan projects us forward to 2040, the With higher rents and changing patterns of how people transformation starts now. Being a city where people want shop, bold action will ensure London’s West End remains to live is at the forefront of our agenda. Whilst a quarter of all the jewel in our commercial crown. This strategy sets out homes in Westminster are social rented – a statistic of which a game-changing Central Activities Zone (CAZ) to deliver a we are very proud – we have a pressing need for new, world-class leisure experience. We’re investing £50 million affordable homes. Regeneration of key areas such as Victoria each year for the next three years in the Oxford Street and Paddington, and the north west of the borough, will District, with more than 90 different projects proposed invigorate both our residential and business capabilities. across 85 separate locations. A major new public piazza on Oxford Street will be a place where pedestrians come It’s absolutely vital that development must never be first, as Westminster becomes a truly walkable city. at the expense of our heritage. Our new neighbourly development policy will make sure planning for Westminster As we set out to create our city of the future, there is one is about conservation not preservation, and building question that should be at the forefront of our minds in every tomorrow's heritage today. Our iconic landmarks and areas development we undertake: Will this be an asset to people’s of Outstanding Universal Significance form a stunning lives? If we can answer this positively every time, the backdrop where people build lives, forge careers, and Westminster of 2040 is one we will all want to be a part of. make memories. We have identified ‘specialist clusters’ to be protected; places whose character adds significantly to London’s global appeal, such as Soho, Mayfair, Harley Street and Savile Row. Councillor Richard Beddoe Sustainability must drive everything we do. This strategy Cabinet Member for Place Shaping and Planning defines what we need to achieve and how innovative Westminster City Council planning and design will achieve it. Greener living must inform the choices we make – sometimes literally.
3 CITY PLAN 2019 – 2040 HOW TO USE THIS PLAN CONTENTS CONTENTS
HOW TO USE THIS PLAN
City Plan 2019 – 2040 is a statutory development Step 4: Some policies in the plan deal with plan. It sets out Westminster City Council's strategy different types of use. This helps to determine for the city’s development, and the policies which whether that use is appropriate or not. will be used in determining planning applications1. Westminster City Council also produces You should use this plan if you are submitting, Supplementary Planning Documents (SPDs). assessing, or commenting on applications, These are published on our website and provide or if you simply want to find out more about more detailed guidance which should be taken the policies for your area. into account when designing developments and determining planning applications. Step 1: Starting with the Vision and Context sections will give you an overview of our Appendix 1 provides further guidance on the ambition for Westminster 2040. types and scale of use that we’d expect to see on these sites. Step 2: The Spatial Strategy section shows the main areas for growth and change in the city. Appendix 3 identifies our strategic policies and will be particularly helpful to anyone involved in Step 3: By referring to the ‘Policies Map’, which creating, or commenting on, neighbourhood plans. accompanies this plan, you’ll find the policies that relate to your area of interest and ‘key development sites’.
1 Under section 38(6) of the Planning and Compulsory Purchase Act 2004 planning decisions should be taken in accordance with the statutory development plan unless material planning considerations indicate otherwise.
4 CONTENTS CITY PLAN 2019 – 2040 CONTENTS CONTENTS CONTENTS
CONTENTS
CONTEXT 8 Housing Policies 44 8. Stepping up housing delivery 46 OUR APPROACH FOR WESTMINSTER 18 9. Affordable housing 49 OBJECTIVES 20 10. Meeting housing needs 52 Spatial Strategy Policies 24 11. Innovative housing delivery 54 1. Westminster’s spatial strategy 26 12. Student accommodation 56 2. Spatial Development Priorities: West End Retail and Leisure Special Policy Area and Tottenham Court Road 13. Housing quality 57 Opportunity Area 29
3. Spatial Development Priorities: Economy and Employment Policies 58 Paddington Opportunity Area 32 14. Supporting economic growth 60 4. Spatial Development Priorities: 15. Town centres, high streets and the CAZ 62 Victoria Opportunity Area 34 16. Markets and commerce in the public realm 67 5. Spatial Development Priorities: North West Economic Development Area 37 17. Visitor economy 69 6. Spatial Development Priorities: Church Street / Edgware 18. Food, drink and entertainment uses 72 Road and Ebury Bridge Estate Housing Renewal Areas 39 19. Soho Special Policy Area 74 7. Neighbourly Development 42 20. Mayfair and St. James’s Special Policy Area 76
21. Harley Street Special Policy Area 78
6 CITY PLAN 2019 – 2040 CONTENTS CONTENTS
22. Portland Place Special Policy Area 80 35. Green infrastructure 119
23 Savile Row Special Policy Area 82 36. Energy 127
Connections Policies 84 Design Policies 130 24. Enhancing mobility 86 37. Design principles 132
25. Highway access and management 91 38. Westminster’s heritage 134
26. Freight, servicing and deliveries 93 39. Townscape and architecture 139
27. Technological innovation in transport 94 40. Density and building height 141
28. Parking 96 41. Public realm 144
29. Waterways and waterbodies 98 42. Basement development 146
30. Community infrastructure, education and skills 101 43. Security measures in high-risk development and the public realm 148 31. Digital infrastructure and information and communications technology 103 IMPLEMENTATION AND MONITORING 150
APPENDIX 1: KEY DEVELOPMENT SITES 155 Environment Policies 106 32. Managing air quality 108 APPENDIX 2: PARKING STANDARDS 162
33. Managing flood risk 111 APPENDIX 3: SCHEDULE OF STRATEGIC POLICIES 163
34. Managing local environmental effects 115 GLOSSARY 166
7 CITY PLAN 2019 – 2040 CONTEXT CONTENTS CONTENTS
50AD 43AD 460
Founding of London (Londinium) First London road network The Roman army CONTEXT The Roman Governor of Britain Roads built in the first phase of Roman occupation leaves Britain (Ostorius Scapula) gives orders (43–68 AD) connected London with the ports and London to build a permanent base on used in the invasion, and with the earlier legionary is abandoned Westminster Timeline the North Bank of the Thames. bases at Colchester, Lincoln, Wroxeter, Gloucester and Exeter. As Roman influence expanded, so did the network, until around 180 AD when the known network was complete.
1839 1746 1703 1666 1090 1016 600
Trafalgar Square construction First detailed map of London Buckingham Great Fire Westminster Houses of The Saxons Trafalgar Square’s name John Rocque created the Palace is The Great Fire of 1666 Abbey Parliament create a commemorates the Battle of first detailed map of London. completed destroyed four-fifths opens are built new town Trafalgar, a British naval victory His 1746 map includes every of the City of London at Covent in the Napoleonic Wars with named court and alleyway. and more than 13,000 Garden France and Spain that took It shows a much smaller city, medieval, Tudor and place on 21 October 1805 off the with areas like Bloomsbury early-17th century coast of Cape Trafalgar, Spain. and Marylebone largely buildings were lost. undeveloped.
1851 1860 1863 1865 1928
Royal Parks Victoria London Underground opens Bazalgette’s sewer works 1928 Thames flood become public station opens The opening of the London The system was opened The 1928 Thames flood was a Royal Parks become Victoria station Underground in 1863 cut by Edward, Prince of Wales disastrous flood of the River Thames public parks with the opened by, distances and enabled in 1865, although the whole that affected much of riverside introduction of the Victoria Station residents to leave the crowded project was not actually London on 7 January 1928. As a Crown Lands Act 1851. and Pimlico Railway. city centre for more spacious completed for another result 14 people died and thousands suburban developments. ten years. were made homeless.
8 CITY PLAN 2019 – 2040 CONTEXT CONTENTS
1947 1940 1930
Town and Country Planning Act 1947 Blitz Retail development of Oxford Street The Town and Country Planning Act 1947 During the Blitz two million houses A plan in John Tallis’s London Street Views, published in the late came into effect on 1 July 1948, and along with (60 per cent of these in London) 1830s, remarks that almost all Oxford Street was primarily retail. the Town and Country Planning (Scotland) Act were destroyed resulting in John Lewis started in 1864 a small shop at No. 132, while Selfridges 1947 was the foundation of modern town and redevelopment and the emergence opened on 15 March 1909 at No. 400. By the 1930s, the street country planning in the UK. of council estates being built. was almost entirely retail, a position that remains today.
1965 1969 1970 2002 2012
Westminster’s current boundary Beatles immortalise Abbey Road Westway dual Golden Jubilee London The borough as we know it today was created As a result of its association with The carriageway opens Footbridge joining Olympic with the 1965 establishment of Greater London. Beatles, since 1969 this part of Abbey Embankment to Games Upon its creation, it inherited the city status Road has been featured on the London Southbank opens previously held by the smaller Metropolitan tourism circuit. In December 2010 the Borough of Westminster from 1900, which crossing was given Grade II Listed was first awarded to Westminster in 1540. Building status by English Heritage.
2028 2023 2019 2019
Expansion of Heathrow Airport Thames Tideway Scheme Elizabeth Line Brexit The expansion of Heathrow Airport The Thames Tideway Tunnel is currently under A large portion of the The withdrawal of the UK is planned to be completed in construction and will be a 25 km tunnel running line, between Paddington from the European Union 2028, which will create a third mostly under the tidal section of the River Thames in central London and is scheduled to occur runway and a sixth terminal through central London, which will provide capture, Abbey Wood in the on 29 March 2019. increasing the airport’s capacity storage and conveyance of almost all the combined south-east, is due to and the number of passengers raw sewage and rainwater discharges that currently open in Autumn 2019. travelling to and from the airport. overflow into the river.
9 CITY PLAN 2019 – 2040 CONTEXT CONTENTS CONTENTS
Stretching just over eight square miles, Westminster is one of London’s largest central boroughs and one of only two to have city status.
We are home to many of the landmarks synonymous with ‘tourist London’. We have some of the most affluent residential areas in the country, but a diverse demographic means also some of the most deprived (see Figures 1 and 2). Ours is a densely populated borough, with 114 people per hectare; almost double the London average of 561.
1 ONS, Population Estimates 2017
Figure 1. Levels of deprivation in Westminster
10 CITY PLAN 2019 – 2040 CONTEXT CONTENTS
Mixed 6% White British and Irish 31% Other Ethnic Group 4%
Arab 9%
Other Black 1% Black Caribbean 2%
Black African 4%
Other Asian 5%
Chinese 2%
Bangladeshi 3% Pakistani 1% Indian 3% Other White 29%
Figure 2. Westminster's ethnic mix
11 CITY PLAN 2019 – 2040 CONTEXT CONTENTS CONTENTS
The average household income in Westminster is housing. We have identified existing housing Housing £52,199, yet the median house price was £1,054,400 estates which are in need of renewal – Church in 2017. That’s nearly two times higher than London Street, Ebury Bridge and Tollgate. The renewal 121,000 households with 31% owner occupied, as a whole, and almost five times higher than that of these estates will bring about much needed 40% private rented, 26% social rented of the UK2. Rental property prices now top the housing growth and improvements to existing and 3% other tenure £3,000-a-month mark. Lack of intermediate stock. Other housing estates may be identified Median property price housing stock means that less than 2% of homes by the council in future for renewal. £1,054,400 are available, for people who can’t afford to rent on the open market, but are ineligible for social The local housing market assessment4 has housing – creating a unique problem. identified the need for 217 intermediate homes across both tenures including 107 social homes This is an issue further compounded by a growing each year. City Plan 2019 – 2040 looks to support Incomes population. Projections from the GLA estimate that innovation and delivery, with an emphasis that Westminster’s population will increase by 7% by is people-focussed. It is essential that affordable Average household income: 3 2030 and to an unprecedented 13% by 2043 , doesn’t mean inferior quality, but enhances the £52,199 creating an unsurpassed need for new, affordable quality of life of life for those who live here.
2 Average Property Price, Land Registry 2017 4 Wessex Economics 2014, updated in-house 2017 3 Source: https://data.london.gov.uk/gla-population- Population projections-superseded-custom-age-tables/ 247,600 including 44,200 children
Population increases to 1.1 million workers with the influx of workers, shoppers and tourists in the day time
12 CITY PLAN 2019 – 2040 CONTEXT CONTENTS
We have limited land resources, but almost limitless Heritage demands. Space is at a premium so we have to ensure its most effective use. Equally, we must be 11,000 listed buildings and structures sympathetic to our heritage. We have more than including a world heritage site of the 11,000 listed building in 56 Conservation Areas, Palace of Westminster, 5 royal parks which cover 78% of our city. The Palace of and 19 historic squares and gardens Westminster is one of the most iconic and significant buildings in the world. A Restoration 56 Conservation Areas and Renewal Programme has been established covering 78% of the to tackle the significant work that needs to be city’s footprint done to conserve the heritage of the Palace of 21 Historic Parks Westminster and ensure it can continue to serve as home to the UK Parliament in the 21st century 85 London Squares and beyond. The Palace of Westminster and Westminster Abbey are World Heritage Sites; this designation conserves not only the architecture, but the setting too, including any impact on views from developments outside the area. Our challenge goes beyond conserving our historical legacy, to one where we have to find ways of developing which enhance it.
13 CITY PLAN 2019 – 2040 CONTEXT CONTENTS CONTENTS
A vibrant city creates a vibrant economy. Economy Employment by Sector Westminster’s commercial activity reverberates at a national level. The scale and diversity of our Highest economic output 38% Professional, business admin, finance 55,000 businesses is a key factor in our sustained of any local authority at growth. Whilst professional, business and financial £53.6 billion per annum 10% Property services industries make up the largest sector, we’re also a global hub for creative, cultural and leisure industries. Largest night time economy 9% Retail In 2015 Westminster contributed £53.6 billion in GVA; in the UK, generating £3 billion 14.2% of London’s total and 3.2% of that of the UK5. per annum towards the UK’s economic output 9% IT and communications 754,000 jobs 9% Arts, entertainment, recreation 5 Greater London Authority Economics, Current Issues Note 55: Examining GVA in London’s local authorities in a London and UK context, 1997-2015 (September 2017) 8% Manufacturing, construction, utilities
7% Accommodation, food services
5% Public admin, education
5% Wholesale, transport, storage
14 CITY PLAN 2019 – 2040 CONTEXT CONTENTS
The impact of leaving the European Union is Other 27 Boroughs Westminster 14.3% difficult to predict, though the GLA estimates 42.3% that between 2016–2041 there will be a need for approximately 75,000 additional office based jobs in Westminster6. Over the plan period an increased demand for other commercial spaces, including City of London 9.0% hotels, retail and leisure developments is also expected, meaning significant additional commercial floorspace of a range of types will be required.
Camden 6.9% 6 London Office Policy Review, 2017: https://www.london.gov. uk/sites/default/files/london_office_policy_review_2017_ final_17_06_07.pdf
Tower Hamlets 5.6%
Southwark 4.6%
Islington 4.5%
Figure 3: Proportion of London’s jobs within each borough 2015-167
7 Business Register and Employment Survey 2015 / 16
15 CITY PLAN 2019 – 2040 CONTEXT CONTENTS CONTENTS
Main Airport Links Population density puts pressure on every aspect of our infrastructure. A constant challenge is how Luton Heathrow Stansted Gatwick City our 1.1 million daytime population moves around the city. Increased capacity, more ‘joined-up travel’, greater efficiency, and more choice is needed to meet increasing demand. We also need to look 4 Terminal Train Station at more sustainable transport. Regeneration of our waterways, canals and streets to promote greener Charing Cross Paddington Marylebone Victoria travel options and encourage walking and cycling are essential if we are to meet our ambitious carbon reduction targets.
Elizabeth Line Stations The structure of our city is also a major contributor to CO2 emissions. In the UK, buildings Bond Street Paddington Tottenham Court Road are responsible for around 40% of CO2 emissions. In Westminster that figure is around 90%; more than double. This not only wastes energy, but amplifies the Urban Heat Island affect. The Mayor Canal Frontage of London’s target is to reduce emissions by 60% by 2025. This target informs everything we do as we strive towards being a Cleaner Air City.
6.4km
16 CITY PLAN 2019 – 2040 CONTEXT CONTENTS
We have a responsibility to address all forms Air Quality of pollution. Westminster receives the highest 4 river bus terminals number of noise complaints in London. Light pollution wastes energy, detracts from the character of our Conservation Areas and can negatively Exceedence over impact on health. 26% 32 underground stations WHO and EU Limits The challenges we face are not insurmountable, in fact they afford us the great opportunity create a sustainable city for all. Every action we undertake Road Transport must enhance the lives of everyone who comes 64.9% 150 + bus routes of total particulates to our city, whether to live, work or visit.
City Plan 2019 – 2040 is a plan for people.
170 cycle hire docking stations
350 km of highway
17 CITY PLAN 2019 – 2040 OUR APPROACH FOR WESTMINSTER CONTENTS CONTENTS
OUR APPROACH FOR WESTMINSTER A vision for homes like the regeneration of the Grand Union Canal, A city where people choose to and development of the north bank of the Thames and communities will open up even more of the city to a new live or work because it’s enriching. generation. We want every resident to be within Westminster will be a city where people feel they a five minute walk of an open space, so they have A city that focuses on the needs belong to connected and thriving communities. the benefits of a healthier life on their doorstep.
of our community and beyond. Affordable housing is at the heart of our vision. Living in Westminster should afford residents Through smart design and innovation we will have the opportunity to live the best life possible. A city that will be sustainable created not just enough new homes to meet our for generations to come. housing targets, but more crucially to exceed the expectations of the people who live here. A vision for a healthier City Plan 2019 – 2040 brings By 2040, at least 35% of all new homes delivered and greener city will be affordable. But that’s just part of the story. together our vision for Westminster. We need not only to create affordable housing, Improvements in our air quality will improve but the right kind of housing. That means providing our quality of life. the size and type of homes that take into account our changing demographic and the diverse needs Climate change is changing the way we do things. of everyone who lives here. Design will prioritise sustainable construction materials, with energy-efficiency on an equal footing The golden standard is for people of all ages and all as aesthetic appeal. We will be a world leader abilities to feel safe, and have a sense of belonging in sustainable design. Specialist attention will and enjoyment. Being able to connect with other be given to retrofitting our historic buildings, people will forge communities, improve well-being, so they can take their place in the modern world. and make social isolation a thing of the past. Our city will be characterised not just by our We want people to feel connected to nature even stunning built environment, but also our natural though they live in the heart of the city. Initiatives environment. Soft landscaping which weaves
18 CITY PLAN 2019 – 2040 OUR APPROACH FOR WESTMINSTER CONTENTS
micro-habitats for wildlife into buildings and A vision for the right for leisure, because it will offer everything; spaces, whilst helping to mitigate the effects a place where people can shop, socialise and of CO2. By bringing nature into the city we inspire kind of growth be entertained. Our high streets will be vibrant active travel, as getting around the city becomes hubs of commercial activity, providing the kind a leisure activity in itself. The very best design, using the most innovative of experience that online retailing simply can’t technology will create the heritage of the future. compete with. The move away from petrol and diesel cars towards more energy efficient electric cars is going to be City Plan 2019 – 2040 sets out a blueprint for Soho is unique, and this plan will ensure it stays made easier by changes to our roads and more how Westminster will enter the next few decades that way. As an area in our ‘special clusters’ zone, electric vehicle charging points. Reduction in in a strong and competitive position. To do this we the focus will be on protecting its vibrant and traditional forms of traffic will improve our air quality need to be adaptable to change, but at the same cosmopolitan character that has made it such and considerably reduce our noise pollution. Multiple time conserve the character of a city with one a dynamic place to live, work and socialise. polluting delivery vehicles won’t be clogging up of the world’s most iconic skylines. our streets and pumping out fumes, because better, Westminster is a powerhouse of business. Our more convenient, options to consolidate deliveries Growth in the right kind of housing is a huge priority. offices showcase the very best in contemporary will exist. People want to live here; we need to create the design and we continue to attract the most dynamic conditions to make that happen. The most notable workforce. By 2040, our business landscape will By 2040 we will have regained our status as significant areas of housing growth will be seen in have grown to create some 75,000 new jobs. We’ll a ‘river city’, through a complete transformation the Victoria and Paddington Opportunity Areas as be setting the pace for changing working patterns of the north side of the Thames. A transformation new thriving streets with new homes and new jobs with office space and super digital connectivity that will bring a whole new dimension to the area, are created. The north west of the city will see allowing for more flexible working, giving people without impacting on the views of the iconic economic regeneration and housing developments a better work-life balance, and so better lives. buildings around. in Church Street and Ebury Bridge estate will bring a renewed vitality. A vitality that will resonate City Plan 2019 – 2040 will cement our reputation Over the course of the next 20 years Westminster’s throughout the city. as a place where people want to live, work and air quality will improve dramatically. contribute to our growth. An exciting, more creative approach to retail will It will feel like a healthier city because it will be offer residents and visitors alike a complete leisure a healthier city. experience. The West End will be the place to go
19 CITY PLAN 2019 – 2040 OBJECTIVES CONTENTS CONTENTS
OBJECTIVES
Increase the stock of high- These objectives all contribute to our commitment to improve quality housing and provide the health and wellbeing of the city’s residents and workers and variety in terms of size, type to help ensure Westminster is a place we can be proud to hand to and tenure to meet need and our successors. The objectives also contribute to the delivery of promote mixed and inclusive three key themes in the council's ambition to make Westminster a communities, with a clear City for All: homes and communities, a healthier and greener city, focus on affordability and and opportunities for growth. The success of the plan will be family homes. monitored against these objectives.
Enable job growth across a Enhance the West End Broaden the city’s cultural range of sectors vital to the as London’s primary retail, offer, while managing the UK economy, and ensure leisure, and visitor destination, impacts of clusters of uses, those from disadvantaged and ensure our town centres and of the evening and night backgrounds benefit from the and high streets can adapt time economies on existing opportunities this presents. to the challenges they face. residential communities.
20 CITY PLAN 2019 – 2040 OBJECTIVES CONTENTS
Enhance connections by Improve quality of life, Improve air quality, minimise improving options for cycling and climate resilience and tackle noise and other polluting walking, prioritising pedestrians, environmental challenges impacts, and reduce carbon improve interchange between by protecting, enhancing, and water demands by transport modes and incorporate expanding our valuable network minimising detrimental innovative solutions to manage of parks and open spaces. impacts from development. the highway network.
Promote quality in the design Making sure our Make the most of our of buildings and public spaces, neighbourhoods unique heritage and ensuring that Westminster continue to thrive. historic environment, while is attractive and welcoming. encouraging innovations in building technology and improving sense of place.
21 CITY PLAN 2019 – 2040 OBJECTIVES CONTENTS CONTENTS
A city with community at its heart.
Westminster is one of London’s most densely populated boroughs, with growth set to rise year on year. With this challenge comes the opportunity to transform the lives of the people who live here. This plan is key to that transformation.
By 2040 we will have created enough new homes to exceed our target for affordable homes.
But we’re not just looking to build homes, we’re looking to build communities.
Communities where every consideration has been given to the people who live there. Safe communities that bring people together. Healthy communities with green open spaces within a five minute walk where people can feel a million miles away from the everyday pressures of city life.
Communities where people can truly enjoy where they live.
22 CITY PLAN 2019 – 2040 OBJECTIVES CONTENTS
A healthier and greener Westminster.
The greener Westminster of 2040 is already being built. It’s one where everything we plan, everything we design, everything we build makes our city a more carbon-neutral, healthier place to live. The policies we set out will help us to deliver exactly that.
It’s about those little changes that make a big difference; maximising soft landscaping, planting more trees, being less wasteful. It’s protecting our open spaces so people can enjoy healthier, more active leisure time. It’s making greener travel the best travel because it’s more efficient, more pleasant and costs less. It’s creating buildings that are more energy efficient, making them cheaper Nurturing growth in Westminster to run and more comfortable to be in. Growth is the lifeblood of any city. But growth is only possible It’s a city that’s greener. A city that’s when that city is a rewarding place to live, work or visit. Here we healthier. A city that’s better. set out how new developments will help us build on our rich heritage to create an environment where people can enjoy more fulfilling leisure time. Creating more open spaces, making the most of our waterways, and expanding our retail offering.
Ambitious projects to regenerate Victoria, Paddington and the north west of the borough will bring a new vitality.
To sustain successful economic growth, it’s not enough just to attract new businesses. We also have to nurture them.
23 CONTENTS SPATIAL STRATEGY
Building better futures
To respond to our growth we need to develop; the challenge is to maximise our limited space. The West End Retail and Leisure Special Policy will bring at least 3,000 new jobs and affordable new homes. Transforming the north bank of the Thames will create an exciting new buzz.
Opportunity Areas inspire the redevelopment of brownfield land to create new possibilities and deliver the homes and jobs growth the city needs, but always with an eye on what has gone before. Preserving our design, our character, our heritage is paramount. Special Policy Areas like Soho, Harley Street and Mayfair have enhanced protection, as each brings its own unique contribution to our economy. And to us.
This is a Spatial Strategy that looks beyond building a city to building futures. CONTENTS CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY D. C. E. 1 B. A. by: 2040 and 2019 between inspire and to grow, thrive continue will Westminster Westminster’s strategy 1. spatial https://www.gov.uk/guidance/housing-and-economic- development-needs-assessments
to provide at least 75,000 new jobs. jobs. new 75,000 least at to provide space ofbusiness ofavariety growth, the and supporting loss, the Halting West Economic Development Area and of North regeneration the commercial-led estate, Bridge Renewal Area and Ebury Housing Road /Edgware Street Church and Tottenham Road, renewal of Court Victoria ofPaddington, Areas Opportunity continued redevelopment the within End), West the (including CAZ of the intensification the through growth Delivering and home to residential neighbourhoods. global office centre,visitor attraction, destination, leisure and aretail as CAZ the of functions competing the Balancing 35% of new homes as affordable as homes 35% ofnew homes with 29,900 Delivering land. use of efficient most the to make development new in densities intensification and optimising Supporting
1 .
with highly valued open space and heritage assets assets space open valued highly and heritage with developed densely is already very /Westminster 1.3 Intensification and optimisation sources. and funding fortimescale delivery location, their projects, key infrastructure identify will It growth. to support needed key infrastructure the out set will (IDP) Plan Delivery Infrastructure /The 1.2 broadly. more city ofthe heritage Areas urban and the Conservation Sites, Heritage Royal World Westminster’s Parks, environment, natural to the response asympathetic demonstrating while land use of efficient most make the should It workersfor businesses, and visitors. residents, benefits to maximise managed be will 1.1 /Growth F. I. H. G.
key development sites (see Appendix 1). Appendix (see sites key development identified ofour potential ofthe realisation uses within the city's most distinct places. distinct most city's the uses within of clusters and character the Protecting river front destination. Bank North ofanew delivery the Facilitate growth. to facilitate delivered is infrastructure supporting sufficient Ensuring socialise. and work, to shop, areas commercial to evolve as multifunctional streets high and centres town Supporting
to embracing innovative designs and an expectation to designs and innovative an embracing expectation of housing rarely seen in Westminster new types for support –from city the in development housing / The policies plan in encourage this much1.6 more market. the from demand as well sector, as affordable the in need identified meeting is delivery that ensure will target housing affordable The to see. needs city the ofgrowth scale of housing at the order to delivery encourage the in target housing We ambitious an set have high. housing across all tenures is very in Westminster for new demand ofLondon, rest /Like the 1.5 Housing and occupants. future communities existing for effectively work that and environment surrounding the built integratedplaces with better to create helping land, scarce use of efficient most encourage will the design. It exemplary through ofbuildings mass and scale the to increase potential approach This is likely to offergreater opportunities. combining adjacent sites into larger development including coordinated proposals, to forward bring be encouraged to will /Developers work together 1.4 growth. additional to design deliver solutions and contemporary This plan encourages high quality,as creative out. well as up buildings, to existing extensions and foroptimising infill development opportunities developments. This existing includesintensify will it city, to the in be growth necessary additional which we and enhance. want to conserve To deliver SPATIAL STRATEGY
26
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
Key
Central Activities Zone Waterways Brent 3 Opportunity Areas International Centre 1 A - Paddington Major Centre B - Victoria District Centre C - Tottenham Court Road 1 (Westminster portion) C Strategic Cultural Areas: C1 - Millbank North West Economic R1 Camden Development C2 - Knightsbridge R2 Current Housing C3 - West End A C Renewal Areas World Heritage Site CR1 H LINE 1 - Church Street / ABET ELIZ CR3 C3 Edgware Road R Major Rail Stations CR2 2 - Ebury Bridge (4 Terminal) Area (Hectares) 2 R1 L - Marylebone I R3 3 - Tollgate Gardens 2,147 A 3 2 R R2 - Paddington Kensington S West End Retail S R3 - Charing Cross and Chelsea O and Leisure 4 R C 5 Special Policy Area R4 - Victoria D SE London Central O Royal Parks CR Elizabeth Line Stations C2 P Activity Zone O CR1 - Paddington R 1 - Regent's Park P R4 2 - Hyde Park CR2 - Bond Street B 3 - Kensington Gardens CR3 - Tottenham 4 - Green Park Court Road C1 Lambeth Neighbours 5 - St. James's Park 2 Brent
Camden Kensington City of London & Chelsea Lambeth Wandsworth Wandsworth
Figure 4. Key Diagram
27 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS CONTENTS
of higher densities across the city. The plan Specialist clusters of uses Infrastructure also enables the delivery of two large housing 1.9 / Aside from the broad, mixed use designation 1.12 / We will combine developer contributions, renewal projects at Church Street / Edgware Road of the CAZ, Westminster also includes some secured through the Community Infrastructure and Ebury Bridge estate. Other estates may distinct places where the existing character and Levy and Section 106 planning obligations, be designated by the council for renewal cluster of specialist uses make a major contribution with council resources and other public funding over the plan period. to London’s global appeal. These include: streams such as grants in order to maximise delivery of the objectives set out in this plan. Employment –– Soho Special Policy Area: small scale mixed use including specialist retail, creative industries, 1.7 / Employment activity in Westminster is North Bank river front cultural and entertainment uses. highly diverse, and of vital importance to the 1.13 / The River Thames is a strategic waterway wider UK economy. To secure the right conditions –– Harley Street Special Policy Area: medical uses. at the heart of London’s origin. It reflects the for continued economic growth, the past trend –– Mayfair and St James Special Policy Area: city’s history and its worldwide position. The river of losing business space must be reversed, art galleries and luxury / niche retail. is also one of the city’s largest spaces and has to facilitate the growth of a range of spaces itself become a tourist attraction. The North Bank that meets the needs of modern businesses. –– Savile Row Special Policy Area: is home to some of Westminster’s more distinctive bespoke tailoring cluster. buildings and institutions and is also an incomparable The Central Activities Zone (CAZ) –– Portland Place: institutional clusters. platform from where other London landmarks can 1.8 / The CAZ is designated through the London be observed. Plan, and includes more land in Westminster than 1.10 / West End, Millbank and Knightsbridge any other London borough. It provides a rich Strategic Cultural Areas also provide important 1.14 / We have an ambition to transform the North mix of commercial uses that contribute to central clusters of uses. Within these areas cultural uses Bank and create a new destination that reconnects London’s wide appeal, but is also home to a are afforded protection to retain the character the buzz of the city with its water boundary, where substantial residential population. The future and function of the area. people meet, relax and play while activating public growth and intensification of the CAZ in a life and contributing to the city’s success. manner that balances these competing functions High streets is supported. This includes the protection and 1.15 / We will encourage improvements to the 1.11 / The evolution of town centres and high intensification of existing concentrations of office public realm and new and human scale uses streets will be supported to ensure they can uses, and a growth and diversification in retail and that will also promote the cultural and commercial respond to the challenges posed by online leisure activity that protects residential amenity. character of the area or even larger-scale new retailing, and make certain that they remain Additional residential development can also plans if they help activate the river front and vibrant hubs of commercial activity which meets positively contribute to the vibrancy and diversity contribute to these ambitions. the needs of local neighbourhoods, workers, of the area. and domestic and overseas visitors.
28 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
of London’s most recognised tourist attractions 2. Spatial Development F. An enhanced pedestrian environment, and public spaces such as Piccadilly Circus, public realm (including along the North Leicester Square, Trafalgar Square, and parts Priorities: West End Retail Bank), and network of public transport of the River Thames. The mix of attractions and and Leisure Special Policy Area infrastructure. workplaces already result in intense activity across the area. This is set to increase as the introduction and Tottenham Court Road G. Protection of the unique character of the Elizabeth Line brings a projected further Opportunity Area of some of central London’s most distinct 1.5 million people within 45 minutes reach of central and iconic places. London3. While new development is welcomed, The intensification of the West End Retail it must be managed in a way that respects and and Leisure Special Policy Area (WERLSPA) enhances the character of some of London’s most over the plan period will deliver the distinct and recognisable places. This includes following priorities: 2.1 / The West End is a showcase for London protecting the character and function of areas with A. Provision of a range of commercial on the international stage, attracting visitors from clusters of specific uses that have been identified development that secures significant around the world. It provides one of the largest as Special Policy Areas (SPAs). jobs growth. and most diverse concentrations of jobs anywhere in the UK. The nature of commercial activity that 2.3 / Historically the area was designated as B. At least 3,000 new jobs and 150 new takes place in the West End is vital to the UK the West End Special Retail Policy Area, which homes within Westminster’s portion of the economy – generating more gross value added covered a smaller area of the West End International Tottenham Court Road Opportunity Area. (GVA) than the City of London2. Centre, Soho, and Covent Garden. This has now been expanded to better reflect the mixed use C. An improved retail and leisure experience 2.2 / The area contains some of London’s most nature of the wider area, and interdependence that responds to innovation and change iconic shopping and leisure districts, alongside its of uses that is much more diverse and varied than in the sector, including the transformation role as a global office centre. It is home to Oxford simply retail. of the Oxford Street District. Street, Regent Street, Bond Street, (which alongside Knightsbridge sit at the top of London’s town centre D. A diverse evening and night-time economy hierarchy), and other world-renowned retail and and enhanced cultural offer. leisure destinations including Covent Garden, Soho, and Theatreland. It also contains some E. A more co-ordinated approach to managing the area's freight, servicing, and delivery demands. 2 West End Good Growth, 2018 3 http://www.crossrail.co.uk/news/crossrail-in-numbers
29 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY 4 recognition in is This Plan. London the in Area asOpportunity an has identified been and Camden, in Westminster land both includes which station, /The area around2.4 Tottenham Road Court Scenario testing for the West End West for the testing Scenario wide appeal. and status unique its reflecting – Westminster in growth ofcommercial majority the to absorb anticipated is WERLSPA /The 2.5 in case Westminster. the been as has historically development, windfall through to come anticipated is ofthis majority The value. townscape ofhigher areas in ofbuildings extension refurbishment replacement, and sensitive the through also and Street, Oxford along and Area massing in Tottenham Road Opportunity Court increased and scale with new developments through achieved be will It led. commercially be will WERLSPA the within growth Identified Line. Elizabeth the with associated improvements realm and public to infrastructure ongoing accommodate new jobs aligned and homes, area of tothe of capacity significant of the and offices. culture and entertainment, hotels, arts and drink, food retail, including development of commercial arange through 2041, period to the of Camden) Borough ofLondon parts (including End West entire the across jobs of96,000 uplift for an potential West End Good Growth, Arup, 2018 Arup, Growth, Good End West 4 has projected projected has
such as at the Strand / Aldwych. /Aldwych. Strand the at as such public in realm the clusters around existing museums or theatres), and investment within (e.g. cafés to thrive ones existing enable that uses for new venues, ancillary include support offer Enhancingwill cultural the of daytime. the do not drink from central London visiting outside and behaviour deter who those of anti-social to issues lead can which ofalcohol, consumption bythe dominated not is economy night-time help will ensure evening the and This activity Lumiere London, and late night shopping. as such installations and ofevents hosting offer, cultural to enhancements through its done be will This supported. be will economy night-time and evening the of diversification appropriatethe management and further to all communities, is welcoming and attractive leisureand other To uses. ensure area the nightclubs, theatres cinemas, restaurants, bars, pubs, uses, ofcultural awealth has It UK. the in economy night-time and evening largest to the home is End West /The 2.7 enjoy. and to visit place experience, and makes a it more attractive enhances shopper the pedestrians, prioritises that realm public quality better and ofuses mix interesting and diverse amore to ensure Street ofOxford transformation the include will This is enhanced. and reputation status and its sector the in to change responds End West the ensure will floorspace leisure and retail in /Growth 2.6
programme End West Wild ofthe part as area the green realm public in the to help investment include will This transport. ofpublic use and cycling walking, incentivises environment that pleasant alongside that secure interventions a more This be vehicular done will trips. unnecessary in order timings to minimise freight and servicing of coordination better the to support businesses and landowners with work We will cycle. and walk to attractive less area makes the and pollution, This congestion, causes requirements. servicing Westfreight End generates and significant the in ofactivity intensity and nature /The 2.8 5 visiting the area the a more experience.visiting pleasurable and make environment, offerpedestrian and leisure and retail the improving reputation, global its of and maintaining enhancing shared objectives to achieve stakeholders other the and with (WEP) Partnership End West the within to work continue planning alone. We therefore land-use will through issues and challenges whichcannot be met of number acomplex in results End West the in ofactivity level and ofuses mix rich /The 2.9 asset. amajor as Thames ofthe setting the utilise to better area, for the akey also priority is Bank North the along realm public the in Investment www.wildwestend.london 5 , and improved wayfinding. wayfinding. improved , and SPATIAL STRATEGY 30
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
Map 1: West End Retail and Leisure Special Policy Area
31 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY D. C. B. A. priorities: following the to deliver Area seek will Opportunity Paddington the in development –40 2019 Between Area Paddington Opportunity Priorities: Development Spatial 3. E.
public access to waterfront. the environment and public realm, including interchanges pedestrian and the to improvements through transport travel modesEnhanced sustainable workspaces. for flexible support particular with and workshops units industrial light ofoffices, range expanded an through workspace New jobs. new 13,200 and homes new of1,000 A minimum of Church Street and the NWEDA. the and Street of Church for of areas neighbouring residents the the and facilities Enhanced job opportunities centre. town Street Praed and (NWEDA) Area Development Economic West North the station, Road Edgware areas Church including Street, Reduced severance, from surrounding
opportunities for further housing delivery remain. housing delivery for further opportunities already, ofdevelopment lots experienced has development in this area. Paddington Although highdensity further for capacity has identified The housing. London spaces Plan and high quality a public focus maintaining on liveable while denser for building opportunities provides area of the nature well-connected /The extremely 3.2 Housing mobility. active including oftravel, modes sustainable encourage helps and to area, the whichenables growth accessibility This is nodes. key todifferenttransport enhancing between integration seamless ensure a and of traffic to accommodate adapts higher volumes the station Paddington that important is it capacity, network transport expanded an and growth commercial and arising from residential of passengers numbers increased With Areas. and Royal Park Opportunity Oak Old the including city ofthe west to the areas to growth and Airport Heathrow expanding to the provides connection near future.the The station in station the to serve coming also line Elizabeth and four new London the underground with lines, country ofthe west to the London Central link that services ofrailway anumber has It node. transport 3.1 is /Paddington Westminster’s station major Paddington Station
community uses are also supported. community and commercial however, ofother amix location office an just not is /Paddington 3.5 Road. Edgware to through Area boundary beyond Opportunity the extending vacancy. commercial We growth long-term support and to prevent from small and businesses start-ups proposals to encouragelocations and support in these uses areMeanwhile also supported Studios. Western Great at as such Westway the and under locations on canal-side units, industrial to accommodate and light workshops opportunities floorplates toflexible space. There are particular Area from large workspace across Opportunity the of types for all proposals /We welcome 3.4 patterns. work flexible and styles office in trends evolving with aligning and area, the beyond and within here, creating more job opportunities to locate ofbusiness types new to encourage order in ofworkspaces range the for widening provisionspaces. and There is scope for further home of to larger Westminster’s most office – Victoria with –together now is It decades. two last the in gains office significant seen has Area Opportunity this mean Airport) Heathrow to (including an expanded high connectivity its and CAZ the within location /Paddington’s 3.3 Workspace SPATIAL STRATEGY
32
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
Map 2: Paddington Opportunity Area
33 CONTENTS Road, the NWEDA and Praed Street. Praed and NWEDA the Road, areasneighbouring of Church Edgware Street, the with links severance and strengthen should aim area. tothe Developments minimise movement and cycle throughout pedestrian support public space and that improvements townscape routes, to area create intuitive the across legibility and toshould contribute improving permeability developments Area Opportunity the /Across 3.8 of course canal. along the the ofPaddington west north to the areas other with links improvedAn canal side strengthen environment will to public transport. connection as an alternative encourage for that walking ways pleasure and improve waterside places these in to further a sense of place. However there are opportunities providing area to the assets strong are already Basin Paddington and the Union Canal 3.7 /The Grand Connections supported. arealso Street Praed on offer retail of the to appearanceImprovements and quality the area. ofthe priorities the to deliver for change opportunity anbasin significant also presents Paddington ofthe north to the site Travis Perkins andsignificant residential commercialThe uses. on site or area, facilities in the alongsidehealth improved to re-provide for redevelopment potential has but care services health important extremely provides Hospital Mary’s St. 1). Appendix in listed are areain the opportunities other (although /Two3.6 remain key opportunities development Key development sites CITY PLAN 2019 – 2040 2019 PLAN CITY
F. E. D. C. B. A. priorities: following the deliver will Area Opportunity Victoria the in development –40 2019 Between Area Opportunity Victoria Priorities: Development Spatial 4. G.
in Westminster. nearby attractions visitor and Belgravia Enhanced routes walking to Pimlico, and cyclists. for pedestrians particularly and permeability, capacity, legibility toimprovements enhance area’s the Public realm and environmental Station. Coach ofVictoria relocation for the site appropriate an identifying and 2 for Crossrail of sites safeguarding The modes. transport public between integration Improved officefloorspace, other and town centre uses. ofadditional development the through jobs new 4,000 and homes new 1,000 least At community facilities. community and enhancedAdditional social and serve all sites within the Opportunity Area. Opportunity the within sites all serve to capacity sufficient with facility power and including a through potential combined heat Enhanced renewable provision, energy
significant potential for mixed-use intensification. potential significant for mixed-use and approaches, and nearby sitestracks to have its above airspace the Station, Victoria identified Transport Interchange. The London Plan has compromise movement in and around Victoria the groundlevel floor this iswould encouraged unless at frontages active including area this in sites development on ofuses Amix area. ofthis vitality to adding and theatres the restaurants shops, at ground floor,entrances, office with activity bycommercial dominated is Street /Victoria 4.3 evolves. area the as forward to come sites more we expect however area, ofthe south the in growth for more potential is there and 1) Appendix (see Victoria in identified been have intensification for mixed-use potential ofkey with sites A number for change. scope greater providing areas, conservation Area also fall between Opportunity Victoria ofthe Parts Area. Opportunity of the to objectives where contributes other it achieving the higher residential and office density, particularly to accommodate potential the has area the that means area ofthe nature well-connected /The 4.2 growth jobs and Home destination. attractive an become and toarea thrive to enable the toimprovements public transport alongside Area Opportunity this in growth more Weresidential population. want to encourage to agrowing home and leisure, and of tourism for hub, place businesses, hotspot transport abusy as serving in position unique its given 4.1 faces unique pressures /Victoria and challenges SPATIAL STRATEGY
34
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
Map 3: Victoria Opportunity Area
35 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS CONTENTS
Existing connections Improving connections 4.8 / Provision of green infrastructure as well as permanent and temporary landscaping 4.4 / Movement is one of the area’s main activities 4.6 / Supporting the role of Victoria as an interventions (e.g. on cleared sites awaiting and a defining feature of the south western extent integrated transport hub is dependent on redevelopment) can contribute to improved of the Opportunity Area. Victoria is one of the managing the high levels of pedestrian traffic environmental quality and enhanced sense best-connected areas in the country both in to enable easier movement in and around the of place. Christchurch Gardens represents one terms of public transport and on the road network. Victoria Opportunity Area. Doing so will improve such opportunity to improve existing green space, The Victoria Transport Interchange comprises access to public transport and encourage the provide a quieter space off the buzz of the main underground and a mainline railway station take up of more sustainable modes of transport. street where workers, residents and visitors providing direct links with Gatwick Airport and This will be achieved by sensibly improving the can rest and interact. connecting Central London with the wider South public realm to make it more pleasant, legible East, and a busy bus terminus. The Department and safe. As part of this, we support the potential 4.9 / Improvements to the character, appearance for Transport has made a safeguarding direction future relocation of the coach station as it currently and safety of Westminster Cathedral Piazza are for Crossrail 2 and the council will support the has a negative impact on the area. also a continued focus for the council. project in terms of safeguarding sites and will expect effective integration. Should this project 4.7 / The railway tracks and Buckingham Palace Social and community uses and open spaces be realised it will result in an even busier Road are barriers, hindering movement east to west transport interchange. and vice-versa, particularly for the residential areas 4.10 / With local population numbers expected of Pimlico and Belgravia. Improved connectivity to rise through densification of the housing stock, 4.5 / It is undeniably a congested area and throughout the area could be sought by the council strongly supports delivery of new, there is insufficient capacity to accommodate strengthening the area’s links with neighbouring improvements to and re-provision of existing pedestrians using the interchange resulting in sites and visitor attractions, including Parliament social and community facilities including libraries, conflicts between pedestrians and vehicular traffic. Square and the World Heritage Site and other facilities for children and young people, and sports Existing developments unfortunately contribute to significant heritage assets such as the Royal Park and leisure facilities. sharpening this issue by the presence of physical as well as the Thames. There are opportunities obstacles to movement, and the dominance of to improve public realm, lighting and visibility Energy roads over pedestrian desire lines forcing people and to enhance wayfinding. Active frontages 4.11 / There are opportunities to plan for a district to undertake confusing and frustrating journeys. can also contribute to interest and visual heating facility that links in with existing local The area also lacks a coherent sense of place and entertainment which can support a sense district heating undertakings to help deliver local of urban quality; visual clutter and the lack of key of place and aid legibility. energy security to Victoria and contribute to the landmarks add to the general confusion. city’s climate resilience.
36 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
5.1 / The NWEDA has long contained some Road District Centre for town centre uses can 5. Spatial Development Priorities: of Westminster’s most deprived areas, with lower also help sustain its long term vitality and viability levels of qualifications, earnings and health, and and provide employment opportunities. North West Economic higher levels of worklessness, than elsewhere Development Area in the city. It is therefore as an area requiring Open space coordinated intervention to tackle persistent levels Regeneration of the North West Economic 5.3 / The area is deficient in publicly accessible of inequality. Efforts through this plan will include Development Area (NWEDA) over the plan open space6. Severance from the Grand Union providing for improved opportunities within the area period will deliver the following priorities: Canal, A40 Westway, and railway lines, all currently itself, but also ensuring residents benefit from the limit access to existing open spaces within the area A. Increased job opportunities for local opportunities offered by development in more and beyond. New development should therefore residents. This will be achieved through central parts of Westminster. The boundary of the seek to green the area, by providing new publicly the protection of existing employment area has been amended from the previous City Plan accessible open spaces such as that being provided floorspace, and the provision of additional to exclude Paddington Opportunity Area – to reflect at Walterdon and Elgin Community Homes Gardens, employment and commercial floorspace that the different nature of development expected there. and increasing activity along the Grand Union Canal. is suitable for small and medium enterprises The canal represents a significant underutilised asset (SMEs) and helps diversify the local economy. Commercial growth that offers opportunities to provide an attractive 5.2 / Much of the NWEDA is primarily residential, walking and cycling environment – both to job B. A greener and more walkable environment with a high proportion of social rented affordable opportunities in nearby Paddington and Old Oak that addresses issues of severance caused housing, but it does also contains some commercial Common, and also to high quality open space at by the railway tracks, canal and Harrow Road, areas. The Woodfield Road area is home to a Regent's Park. Bids are being made to TfL’s Liveable and creates opportunities for the extension variety of businesses, and offers opportunities for Neighbourhoods Programme to fund interventions of, and greater use of, the Grand Union intensification that can deliver new job opportunities that help encourage walking, cycling and use Canal towpath. alongside additional high quality homes. Building on of public transport. the success of Great Western Studios nearby, there C. Enhancements to Harrow Road District is scope to grow the local offer for creative, start-up, Retail Centre to provide a greater range of and grow-on business space including workshops, activity and a more attractive physical 5.4 / Harrow Road District Centre provides the main studios and canal boat offices – distinct from environment – including the transformation cluster of shops and other town centre uses within the employment offer elsewhere. Land under the of Maida Hill Junction. the area. It is important that this continues to provide A40 Westway also offers potential for additional for local resident's shopping and servicing needs enterprise space. Multi-purpose spaces that D. The provision of new and improved social alongside Maida Hill Market, but also that it adapts provide opportunities for community use, such as at and community infrastructure that meets to the challenges traditional high streets face. Paddington Arts, will be welcomed, as will meanwhile the needs of the local community. use of space in advance of redevelopment proposals. New commercial development in Harrow 6 www.gigl.org.uk
37 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY North West Economic Development North Area 4: Map SPATIAL STRATEGY 38
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
5.5 / The findings of the Westminster Town Centre Health Check 2018 identified poor quality public 6. Spatial Development Priorities: F. Innovative and high quality design to realm, lack of active shop fronts, and the presence ensure the most efficient use of land, of some low quality retail and uses such as hot Church Street / Edgware Road including tall buildings. food takeaways and betting shops. Greater diversity and Ebury Bridge Estate Housing within the centre, including the growth of the G. Enhancements to Church Street / Edgware evening and night-time economy, and spaces for Renewal Areas Road District Centre, including improved small businesses with active frontages (including CHURCH STREET / EDGWARE ROAD facilities for Church Street Market. meanwhile uses) will therefore be supported, HOUSING RENEWAL AREA alongside investment in the public realm to improve EBURY BRIDGE ESTATE HOUSING Redevelopment of the Church Street / Edgware its physical appearance. To secure its long term RENEWAL AREA Road Housing Renewal Area over the plan sustainability, it is envisaged that the retail core period will deliver the following priorities: H. The renewal of the Ebury Bridge estate of the centre will remain close to Maida Hill Market, will delivery at least 750 new high quality with a more diverse mix of uses supported on the A. At least 2,000 high quality new homes, homes alongside new retail accommodation periphery of the centre. To support a more attractive in accordance with the Church Street and community facilities. Development of retail core, improvements to Maida Hill junction Masterplan, with policy compliant levels this estate will create better connections will secure a safer, more welcoming environment of affordable housing. to the local area. for pedestrians and cyclists. Opportunities to reduce severance to the District Centre so it B. At least 350 new jobs and linking further more conveniently serves a wider catchment area employment opportunities in the CAZ will also be sought. This could include additional to the local community. Church Street / Edgware Road Housing or more inviting canal crossings and road Renewal Area underpasses. Proposals for the centre will be C. Community facilities, including a new set out in a forthcoming Harrow Road Place Plan. health and wellbeing hub. 6.1 / The redevelopment of the Church Street / Edgware Road Housing Renewal Area is a key Social and community infrastructure D. New green infrastructure and public realm priority for the council. We have worked closely improvements, including a north-south with the local community to produce an ambitious 5.6 / New social and community infrastructure green route or ‘green spine’. masterplan, which will be delivered over the plan in the area will be important to support sustainable period. The Church Street Masterplan creates growth, meet the needs of local communities, and E. Improved mobility through infrastructure a framework for development in the area and is a provide opportunities for them to mix. Development improvements to support active travel. material consideration for any planning applications. will therefore be supported by investment in improved education, health and leisure facilities necessary to support population growth.
39 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Church Street / Edgware Road Housing Renewal Area Renewal Housing Road /Edgware Street Church 5: Map SPATIAL STRATEGY 40
CONTENTS CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
6.2 / At least 2,000 new homes will be delivered in north-south route across the area represents an cultural quarter centred around these and the Church Street / Edgware Road Housing Renewal opportunity to improve both mobility and access the adjacent Cockpit Theatre. Area over the next 15-20 years. Sites in the area to open space. The Church Street Masterplan will make efficient use of land through densification, envisages an increase of up to 40% in publicly Ebury Bridge Estate Housing Renewal Area incorporating innovative and high quality design, accessible open space in the area. Public realm 6.6 / The Ebury Bridge Estate is situated between including the development of higher buildings and environmental improvements to increase Victoria Station and the Thames, bounded where these will deliver high quality homes that walking and cycling and to enhance accessibility, by railway tracks to the east and Ebury Bridge meet local needs. connectivity, safety and comfort, will improve Road to the west. It comprises 13 blocks and mobility and active travel across the area, including 336 existing homes. In 2010 Ebury Bridge Estate 6.3 / Alongside the delivery of new homes, the the introduction of 20mph traffic calming zones. was highlighted as a strategic opportunity in our regeneration of Church Street / Edgware Road Pedestrians will be prioritised in public realm Housing Renewal Strategy. The renewal of the will create at least 350 new jobs in the local area, developments to link Lisson Grove and Edgware estate presents the opportunity to improve quality as well as supporting around 3,500 jobs during Road. Improvements to wayfinding and streetscape of life for existing residents by upgrading the the construction phase. The area is within easy along Marylebone Road will help to strengthen ageing housing stock, addressing overcrowding reach of transport hubs at Edgware Road Station connections between the area and Regent’s Park. and providing better public realm. The site has and Marylebone Station, and the potential these the potential to create an uplift in the number of links have to attract businesses and create a 6.5 / The redevelopment of the area also presents homes, contributing to meeting strategic housing new destination for workspace has not been fully an opportunity to enhance the Church Street / need, but it will also deliver wider benefits for the realised. Proposals making the most of this potential Edgware Road District Centre. This will continue community, made possible by the large-scale will be encouraged, alongside the implementation of to be an important hub for the local community, nature of the estate renewal. the objectives of the Westminster Walking Strategy providing access to retail and community facilities, to improve movement across the area. Opportunities including a new health and wellbeing hub. The Tollgate Gardens Estate Housing Renewal Area to link further job growth in Westminster, particularly centre will also provide opportunities for skills, in the CAZ, to the local community in Church Street training, business support and other initiatives to 6.7 / Tollgate Gardens housing renewal estate / Edgware Road is a priority for the council and will broaden possibilities for local residents. There will is the furthest progressed of all of our current be explored and secured using planning powers also be improved facilities for Church Street Market, housing renewal areas – its renewal is due for where appropriate. including a new layout, higher quality public realm, completion in 2019 and is delivering 195 new parking, and storage facilities. The existing antiques homes, including an uplift in affordable homes. 6.4 / Church Street / Edgware Road lies within markets are an important source of employment an area of open space deficiency. The redesign and are an important feature of Church Street’s of public realm and the introduction of a ‘green spine’ identity, and the masterplan envisages a new
41 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS CONTENTS
7.1 / Westminster is already densely developed. may be no material loss of daylight or sunlight, 7. Neighbourly Development As the city grows, detrimental impacts on existing new development can still be unacceptable users of the area must be avoided. It is imperative because of an increase in the sense of enclosure. The benefits of development will spread that design solutions are found to avoid negative beyond the context of individual development impacts associated with further growth. By adopting Local environmental quality proposals. Development will be neighbourly by: the principle of neighbourly development, we 7.4 / Polluted air, excessive smells and strong A. Protecting and enhancing amenity, expect development to make a positive contribution vibrations are examples of environmental impacts preventing unacceptable impacts in terms to the quality and function of the local area. that have an adverse impact on quality of life and of daylight and sunlight, overshadowing, health and wellbeing. Development must prevent privacy and overlooking. 7.2 / The principle of neighbourly development unacceptable environmental impacts on existing applies to all development. Opportunities to and new users. The policies in the environment B. Protecting and enhancing local enhance the quality of the local area might differ for chapter cover these issues in more detail. We will environmental quality, preventing developments (depending on scale and typology), utilise the Agent of Change principle, consistent unacceptable air, noise, odour and and relevant criteria may therefore be applied with national and London policy. This places light impacts (including application flexibly by the council. We encourage early the burden on the applicant to mitigate any of the Agent of Change principle). engagement with the council for advice on the detrimental impacts the development may application of this and other policies in the plan. have on sensitive uses. C. Positively responding to local character and the historic environment. Amenity impacts Character 7.3 / Negative effects on amenity should be D. Not overburdening the capacity 7.5 / Westminster consists of many distinct and minimised as they can impact on quality of life. of local infrastructure. high quality neighbourhoods, including townscapes, Provision of good indoor daylight levels is important buildings and spaces that contribute to our heritage. for health and wellbeing, and decreases energy E. Contributing to the greening of the city. The built and natural environment of Westminster is consumption through reduced need for artificial of high quality, and new development should seek heating and lighting. Overshadowing affects the F. Improving highway conditions. to reinforce this. The policies in the design chapter quality or operation of adjacent buildings and can set out our approach to the creation of high quality negatively impact on the use of public and private G. Making appropriate and effective places. There are also several areas known for open space for recreation, rest and play. Positioning, waste management arrangements. particular functions and uses, attracting visitors and scale and orientation of buildings as well as the businesses. The Special Policy Areas in the economy incorporation of design measures should be H. Managing construction impacts. chapter set out the principles to protect the character considered to minimise overlooking and ensure of these areas. adequate levels of privacy. Even when there
42 CITY PLAN 2019 – 2040 SPATIAL STRATEGY CONTENTS
Infrastructure Highways 7.6 / A range of facilities, services and other 7.8 / The highway is used by pedestrians, cyclists types of infrastructure play a vital role for our and motorists, both for movement and for a variety communities and the successful operation of the of other activities. Development should not obstruct city. When infrastructure capacity is overburdened, the normal functioning of the highway. As far as this can create major nuisances to residents, possible, the pedestrian environment should be businesses and visitors. Development should, enhanced, as well as integrated with other transport where possible, seek to enhance infrastructure modes to facilitate active travel. Parking and provision. We will work with developers and servicing arrangements require particular attention infrastructure providers to realise this. The in a city with competing priorities. Infrastructure Delivery Plan sets out the council’s approach to the delivery of infrastructure Waste management to support future growth in the city. 7.9 / Poor waste management can negatively affect the quality of the street scene, impact health City greening and safety and cause disturbance for highway 7.7 / The Royal Parks and other open spaces users and neighbouring uses. Appropriate waste make an important contribution to the quality management will be required, in accordance with of Westminster. These spaces also include policy 43. important biodiversity assets, which are supported by our tree population and other green features. Construction impacts Additional growth in the city will put these spaces 7.10 / The operation of neighbouring uses under increased pressure. Development must and amenity of residents and visitors to the therefore protect and enhance the green city should be protected during construction. infrastructure in the city. This includes seeking Adverse impacts of construction should be to achieve wider benefits of greening such as minimised, including impact on highways. climate resilience. The environment chapter sets Certain schemes will be required to comply out our approach to the greening of the city. with the council’s Code of Construction Practice.
43 CONTENTS we are as acity. Our response needs to be world-class. who about volumes we respond speaks to housing How city. of the prosperity economic the shareto in everyone affordable, allows and inclusive to create that’s need housing immediate an brings This communities. we have country, diverse the in postcodes affluent most of the to some home is Westminster Whilst of design. standards highest very the embodies and available land of the makes most that the Housing towards healthier, contribute will lives. happier that housing affordable Good, new homes. 30,000 have almost delivered as rest the of city. the That’s changing. 2040 we By will Historically our housing hasn’t grown at same the rate improvedImproved lives housing, HOUSING
CONTENTS CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
Housing Delivery target. Using this methodology the minimum number of homes needed in Westminster is 8. Stepping up housing delivery 8.1 / Achieving Westminster’s housing targets to 1,495 per year. This City Plan is more pro-growth A. The number of residential units on help meet growing and diversifying housing need and ambitious than the current version and its development sites will be optimised is a key priority of this plan. To do this, it is necessary predecessors. Our policies are geared towards to meet a target of 1,495 new homes to protect existing housing and fully optimise the encouraging developers to come forward with each year. delivery of new provision across the city, ensuring more housing, optimising housing delivery sites land is used most efficiently. This means delivering and finding new innovative ways to deliver more B. Residential use is the priority across as many new homes as each site can accommodate, homes. We therefore consider we can deliver Westminster. All residential uses, floorspace without compromising quality of life of new and above the London Plan target of 1,010 to meet the and land will be protected, except where: existing neighbouring residents. This will require housing need figure derived from the standard higher densities of homes. 1. reconfiguration or redevelopment methodology. Setting a higher housing target is of supported or affordable housing part of that narrative and sets a strong foundation for 8.2 / The London Plan sets all London boroughs an would better meet need; or delivering more homes to meet actual need rather annual housing target based on the GLA’s estimate than just satisfying assumed capacity in the city. 2. a converted house is being returned of land capacity through the Strategic Housing to a family-sized dwelling/s of 150 sq m Land Availability Assessment (SHLAA). The target 8.3 / We can demonstrate at least five years in size; or allocated to Westminster in the Draft Replacement of identified housing land supply against the London Plan is 1,010 homes per year over ten years. 3. two non-family sized flats are being requirement to identify a five-year supply This figure is based on capacity of land to deliver joined to create a family-sized dwelling of deliverable housing sites available to achieve new homes and considers existing local plan policy of less than 150 sq m in size. the housing target. The housing trajectory (figure to estimate capacity. The National Planning Policy 5) demonstrates that Westminster will be able to Framework requires local planning authorities C. Conversion of purpose built single meet the housing target, taking account of housing to use a standard methodology1 to calculate the family homes into multiple family homes from all sources. This includes non self-contained number of homes needed unless exceptional is welcomed to increase the stock homes and vacant properties returning to use, circumstances exist to justify using a different of family sized homes. which we strongly support – particularly those methodology. The standard methodology differs on Historic England’s ‘Heritage at Risk’ register. from the SHLAA’s capacity based approach in that D. The change of use of any type of housing In reviewing our housing trajectory we have it starts off with a baseline housing need based to permanent temporary sleeping considered how changes in our strategic policies on population projections, then adjusts that figure accommodation will not be permitted. will influence housing delivery up to 2040. This based on an ‘affordability factor’ – the resultant includes a high number of windfall sites, based figure is capped at 40% above the existing housing on both previous levels of delivery and a stronger level of policy encouragement, as well as a higher 1 https://www.gov.uk/guidance/housing-and-economic- number of non self-contained homes. We will development-needs-assessments
46 CITY PLAN 2019 – 2040 HOUSING CONTENTS
40000
35000
30000
25000
20000
15000
10000
5000 2027 / 28 2028 / 29 2029 / 30 / 31 2030 / 32 2031 2032 / 33 / 34 2033 / 35 2034 2035 / 36 / 37 2036 2037 / 38 / 39 2038 2039 / 40 2016 / 17 2016 / 18 2017 0 / 19 2018 / 20 2019 2020 / 21 2021 / 22 2022 / 23 2023 / 24 2024 / 25 2025 / 26 2026 / 27
Figure 5. Westminster’s Housing trajectory (figures are Key Allowance for small schemes cumulative)2 account past delivery against the housing target and design quality. 5–15yr land supply Non-self contained Vacant units Allowance for windfall 10+ schemes 2 Data sources: Westminster's development pipeline Plan Target Total
47 CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
8.4 / continue to work with landowners and 8.6 / The City Plan is supportive of design Permanent temporary sleeping developers to optimise housing densities on our solutions to meet housing needs through less accommodation (short-term lets) key development sites where planning permission prescriptive design, heritage and conservation 8.10 / While delivering new homes is essential, has not yet been granted. This will ensure these requirements. Taken together with a more if we are to meet Westminster’s growing housing sites make the most efficient use of land and that welcoming approach to innovative housing needs we must also ensure that existing stock the housing target continues to be met in the later delivery, this plan will deliver more housing remains available for permanent residents. years of the plan period. An estimation for new than previous local policies have. Westminster has seen the number of properties sites which will come forward in the 5–15 year used for temporary short-term lets grow significantly housing supply schedule beyond the current 8.7 / The housing target is derived from the national since the need for planning permission to short- 15 year timescale is based on the level of delivery standard methodology for calculating housing term let a property3 was removed. In addition to in our current trajectory. need, calculated at October 2018. It will be kept the impact on housing availability, this can have under review to ensure it remains up to date. unacceptable impacts on the residential amenity 8.5 / Historically more than 80% of Westminster’s of those living in neighbouring properties. Regular housing delivery has come forward as windfall and Density noise disturbance for neighbours, anti-social therefore large windfall sites make up a significant 8.8 / Historically, housing in Westminster has behaviour, inappropriate disposal of waste, reduced proportion of Westminster’s housing trajectory. been developed at relatively low density. This security and overcrowding of properties are all This is because much of Westminster’s housing cannot continue in the face of very high demand consequences of this entrenched commercialisation stock comes from already-developed sites and for housing and projected population growth. of residential properties. Restricting change of it is difficult to predict with certainty which of these Therefore as developable land is scarce, to deliver. use to short-term letting will safeguard our existing developers will choose to re-develop. These housing supply and protect residents from the ‘windfall’ developments are not included as allocated 8.9 / Internal design features such as including negative aspects of this activity. The restriction on land in the development plan or housing supply utility space to dry washing, extra internal storage short-term letting applies to purpose-built student schedule, but consistent past trends in windfall space and partitions that can be moved to alter accommodation outside of term time, unless the development are used to estimate the future room layouts can contribute to making high- letting is directly linked to conferences taking place delivery of such schemes. Small sites are also density developments acceptable. Good external on the education premises the accommodation is a significant element in the trajectory, as they have design, public realm and provision of high quality linked to. This is because student homes are often consistently delivered high numbers of housing open space, including trees and soft landscaping, situated in residential areas rather than on purpose in the city – schemes yielding less than ten units can also help ensure the right kind of growth, built campuses and the amenity of permanent make up 94% of all new housing sites, and these where impacts on surrounding neighbourhoods residents must be protected from the negative have historically delivered about 31% of new homes. are mitigated. impacts of a churn of holiday makers. There is also significant opportunity for small infill development to contribute to housing delivery. 3 Since 2015 planning permission has not been required to short-term let a home in London for less than 90 nights within a calendar year
48 CITY PLAN 2019 – 2040 HOUSING CONTENTS
Family sized homes of a home is outweighed by the benefit of an increase in the proportion of family-sized homes. 8.11 / We need to ensure continued availability housing to be provided. Provision of This creates flexibility and sustainability within the of a range of housing to meet local needs. affordable housing off-site (in whole housing stock for different sizes and types of However, Westminster’s housing needs is not or in part beyond the vicinity of the host accommodation throughout a building’s lifetime. simply a matter of numbers; the market offer is development) will only be acceptable where: not balanced in terms of housing sizes as there is 1. it can be demonstrated that a rigorous a shortage of family-sized homes across all tenures search for sites revealed no sites are and two bedroom homes in the affordable sector. available for affordable housing in the The city has seen many purpose-built single 9. Affordable housing vicinity that could be reasonably and family houses converted to smaller flats. While A. 35% of all new homes will be affordable viably purchased, including on council this is positive in terms of increasing the number across Westminster. estates; and of homes in the city, it results in the reduction of family size homes across Westminster, restricting B. There will be no net loss of affordable 2. the site proposed can demonstrably the housing choices for those who require more floorspace across the city. All residential provide more affordable housing and than two bedrooms. proposals will provide a minimum of 35% of a higher quality than would have been of the total residential floorspace as possible on or off-site in the vicinity; and 8.12 / Purpose-built family homes often make affordable housing on-site if they: 3. provision off-site will contribute to mixed, an important contribution to the character and 1. have a site area of 0.5 hectares or more; or inclusive and cohesive communities. function of conservation areas; however under- occupation of these homes can prevent optimal 2. are proposing ten or more residential A payment in lieu to the council’s Affordable use of the site. Conversion of houses to multiple units; or Housing Fund may be accepted only as a family-sized homes can meet the needs of more 3. are proposing 1,000 sq m or more last resort if it is demonstrated to the council’s families whilst maintaining the primary function residential floorspace (for sale or rent). satisfaction that no sites are available for of the building as a family home. Delivery against off-site provision. the housing targets, impact on the character of the C. In exceptional cases, affordable housing street and residential amenity (including parking provision can be made off-site (in whole D. 60% of the affordable housing provision pressure) will be taken into account when or in part) in the vicinity of the host will be ‘intermediate’4 affordable housing considering such proposals. development. This will only be accepted for rent and sale and 40% will be social where it is sufficiently demonstrated that and affordable rent. 8.13 / To maintain the stock of family-sized homes in on-site provision is physically or otherwise the city, the joining of two homes into a family-sized impracticable, or is inappropriate in terms home will only be acceptable if the two homes were 4 See glossary for Westminster’s definition of of the quantity or quality of affordable not family-sized already. This will ensure that the loss intermediate housing
49 CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
the current funding mechanisms mean that to E. New affordable homes will be provided H. Where the development is within the exceed the strategic 35% affordable housing across the indicative income levels for West End Retail and Leisure Special Policy target it is essential to require affordable housing intermediate housing and provide homes Area (WERLSPA) and it is demonstrated contributions from private housing developments. with the number of bedrooms required that on-site delivery is not practicable or Developments which fall short of provision of 35% to meet need as set out in the council’s viable off-site provision elsewhere in the will be subject to post-permission viability reviews. Annual Affordable Housing Statement. WERLSPA may be accepted. 9.2 / To maintain our stock, where affordable F. The council will maximise provision of I. Where the development is within an homes are redeveloped there will be no overall additional affordable housing through Opportunity Area and it is demonstrated net loss of floorspace and re-provision must be renewal of its housing assets, particularly that on-site delivery is not practicable in the vicinity of the original home/s to maintain in designated housing renewal areas. or viable off-site provision elsewhere in mixed tenure communities. Provision of affordable Relaxation of the requirements to make that Opportunity Area may be accepted. housing in the vicinity means it is close to the car-free housing developments acceptable host development; however, vicinity is not strictly in these areas may be allowed to deliver J. Provision of affordable housing elsewhere defined to avoid unhelpful restrictions when dealing more affordable housing. Proposals for in the CAZ will only be acceptable where the with different site circumstances or availability re-provision of existing affordable housing tests in Clause C i – iii of this policy are met. and will be assessed in light of the circumstances will be at an equivalent or better quality of each case. than existing and will maximise the level K. A payment in lieu to the council’s of additional affordable housing. Affordable Housing Fund may be 9.3 / All affordable housing requirements will accepted only as a last resort in the be calculated based on total gross residential floor MIXED USE IN THE CAZ most exceptional of circumstances. space proposed (Gross Internal Area). To facilitate large-scale estate renewal and deliver mixed G. Where smaller scale hotels and offices communities, better quality homes and a more (750 sq m – 999 sq m) are proposed within 9.1 / Westminster is the second most expensive appropriate mix of unit sizes, on estate renewal the Central Activities Zone (CAZ), a financial local authority in the country in which to rent or schemes, the 35% affordable housing requirement contribution to the Affordable Housing purchase a home. Average house prices are more will apply across the regenerated estate, taking Fund will be required. Proposals for larger than double those for London as a whole and into account any affordable homes that have been hotels and offices (above 1,000 sq m) within more than 20 times the average Westminster re-provided. In recognition of the wider benefits the CAZ will provide 35% of the floorspace household income. The need for new affordable brought about for residents of affordable as affordable housing on-site. housing is significantly above the inner London accommodation by estate regeneration beyond average. The shortage of land, its high price and just an increase in numbers.
50 CITY PLAN 2019 – 2040 HOUSING CONTENTS
Tenure and bedroom split housing requirements, as this does not increase 9.11 / Where single ownership of a large estate the number of new homes. is a barrier to the delivery of on-site affordable 9.4 / At present, ‘intermediate’ homes make up only housing, we encourage landowners to deliver around 1.5% of Westminster’s housing stock and our 9.7 / Registered Provider (RP) owned affordable on-site affordable housing in ways which do not housing market assessments have demonstrated homes delivered through section 106 may change break up their land ownership. For example, by there is a high demand for this tenure. We want to to market tenure provided the unit is vacant, the considering becoming Registered Providers in grow and diversify this sector to create a more affordable homes are re-provided elsewhere in their own right and transferring affordable units balanced mix of tenures and improve housing the city and the change is part of a transparent to themselves as RPs. options. This is important to ensure new homes asset management process. provide genuine choice and meet the variety of 9.12 / Affordable housing developments completed needs of different people and families who are vital 9.8 / Getting the right mix of sizes is important prior to an application for market housing by public, to the effective functioning of the local economy across all tenures. The council’s Annual Affordable charitable and non-profit organisations may count and delivery of public services in Westminster. Housing Statement will set out up to date unit towards meeting future affordable housing size requirements based on actual need and requirements to enable estate regeneration to 9.5 / The high cost of housing makes even relatively demand shown on the social and intermediate take place. The mechanism for this is set out in small shares of shared-ownership properties housing registers. the Planning Obligations and Affordable Housing unaffordable for many households eligible for Supplementary Planning Document. intermediate housing. Therefore, although we Off-site affordable housing support innovative low-cost home ownership 9.13 / We want to enable the strategic commercial products, most intermediate homes are expected 9.9 / Where it is accepted for residential function of the CAZ to continue to thrive, but this to be for rent. We will work towards 10% of new schemes that affordable housing cannot be must be carefully balanced alongside delivery of intermediate homes being for affordable home provided on-site, development off-site in the more housing in the CAZ to contribute to meeting ownership or rent-based products that help vicinity of the host site is our priority. This is to housing needs and the delivery of varied and residents move in to home ownership. Based on ensure mixed and sustainable communities are vibrant areas. Delivery of affordable housing evidence about local housing needs, costs and created and maintained. The off-site housing is is therefore required alongside hotels and office incomes, we consider that a tailored approach to expected to be higher quality than would have schemes to maintain this balance. meet shared regional and national affordable home been possible on-site e.g. larger homes which ownership ambitions is appropriate and will not better meet identified need, more amenity Payment in lieu prejudice our ability to meet other housing needs. space or better access to public transport. 9.14 / Payments in lieu will be at a level of broadly 9.6 / Although increasing the number of new 9.10 / Applicants are expected to discuss with equivalent value to actual provision so there is no affordable homes of any tenure in the city is a the council any potential opportunities to provide financial benefit from providing a payment rather priority, we do not permit the purchase of market off-site affordable housing on existing council than delivery of actual units. tenure homes outside of existing council housing estates either as infill or as part of estate renewal. estates to change tenure to meet affordable
51 CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
9.15 / For smaller hotel and office schemes in the CAZ, a financial contribution to the council’s 10. Meeting housing needs 2. the use has a demonstrable Affordable Housing Fund is required in recognition and significant adverse effect A. Residential developments will provide that smaller mixed use sites are unlikely to be able on residential amenity; or a mix of units in terms of size, type, and to deliver affordable housing on-site in meaningful tenure to secure mixed and inclusive 3. it is surplus to requirements as any form numbers. The value of the payment in lieu is set communities, and contribute towards of specialist or supported housing and is out in the Planning Obligations and Affordable meeting Westminster’s housing needs being replaced by affordable housing; or Housing Supplementary Planning Document. for different groups. 4. the accommodation is being adapted 9.16 / This policy does not apply to changes or altered to better meet specialist need B. New build homes will be designed with of use between commercial uses unless there or to enable residents to remain in their growing families in mind: any new build is an extension that increases the net hotel existing property. homes with two or more bedrooms will or office floorspace by 750 sq m or more. provide at least two double bedrooms and D. Family-sized homes will be required where 25% of all new homes will be family sized. Older people’s housing a House in Multiple Occupation (HMO) Studios will make up no more than 10% surplus to requirements (as demonstrated 9.17 / There is a growing need for older people’s for new homes within a development. by appropriate marketing as a HMO for at housing across all tenures. Self-contained housing least 18 months) is proposed to change to for older people that does not fall within the C. Provision of well-managed new housing market housing. definition of affordable housing will be required which meets an identified specialist to contribute to the supply of affordable housing, housing needs is supported. All specialist E. The council supports development regardless of the use class the housing falls within. and supported housing floorspace6 which of high quality accommodation for older The preference will be for this to be in the form meet a specific local housing need will be people across a range of tenures and use of affordable units on-site specifically for the protected from changing to non-specialist classes. Therefore, the council will support occupation by older people. or supported residential use except where adaptations and alterations to homes it is demonstrated that: occupied by older residents, which enable 9.18 / Likewise, purpose-built shared living which 1. the accommodation is of poor them to remain in their existing property. is not let at or sold at affordable levels5 will be quality, does not meet contemporary required to contribute to the supply of affordable requirements and is not capable F. Replacement older people’s homes intended housing regardless of use class. of being upgraded; or to be occupied by the original occupant, will as far as practicably possible, be located near 5 As defined in the NPPF: https://assets.publishing.service. 6 See glossary for the definition of specialist housing. to the original accommodation. gov.uk/government/uploads/system/uploads/attachment_ data/file/740441/National_Planning_Policy_Framework_ web_accessible_version.pdf
52 CITY PLAN 2019 – 2040 HOUSING CONTENTS
bedrooms. Homes with six or more bedrooms are important to maintain the rich diversity and G. Permission for Gypsy and Traveller sites may unlikely to meet the housing needs of families and inclusivity of Westminster’s population. be granted where it is demonstrated that will therefore not be included in the calculation of there is a need in Westminster and they are the 25%, unless it can be demonstrated that there 10.6 / We will resist the loss of specialist housing neighbourly developments7 that will not have is demand for homes of that size. The proportion of if it only requires minor layout changes or adverse impacts on traffic or parking. studios is restricted owing to an over-supply of this improvements to the quality to bring it up to type of home and the restrictions such small units standard to meet modern requirements. However, place on meeting changing housing needs. we appreciate that needs and service delivery 7 See Policy 7 change over time and specialist housing can 10.4 / In new intermediate tenure homes, two and become obsolete or surplus to requirements. three-bedroom homes may be permitted with only With this in mind the loss of specialist floorspace Size of homes one double bedroom, if it is required to make the may be considered acceptable to make optimum units more affordable to eligible households and use of housing sites, to make our housing stock 10.1 / Westminster has a broad range of housing the new homes are meeting demand on the more sustainable as needs change and to deliver needs and we support delivery of a range of intermediate waiting list. the published strategies of the council or other housing types and sizes to meet those needs. local service providers. Specialist and supported housing 10.2 / Our strategic housing requirements are 10.7 / We will only accept the loss of any specialist set out in regional and local assessments, and 10.5 / Westminster’s existing stock of specialist housing uses where there has been no interest show that there are shortfalls for all sizes of housing floorspace provides accommodation from another organisation providing housing homes in Westminster, except for studios. The tailored to the needs of the vulnerable, older people for any specialist needs in that location or by policy therefore requires a range of housing and others with specific housing needs which are a registered provider for the use of the site for any sizes to be provided to ensure the kind of homes not met by conventional housing.8 Also high land type of specialist housing. This will be demonstrated Westminster’s people actually need are delivered. values means there is pressure to change low-value by the housing being marketed for 18 months Life circumstances change and families grow. specialist housing to higher value private residential as a specialist or supported home. To ensure that homes are adaptable and families accommodation. Without this stock, the people who have enough space to grow in their existing homes, occupy specialist housing would be unable to remain 10.8 / Where the loss of an HMO in a single house we require a proportion of double bedrooms in Westminster. The protection of existing and is accepted following the marketing exercise, we within each new build unit. This will give families encouragement of new accommodation9 that is expect it to be converted into family-sized homes. the option to remain in their existing home, rather meeting an identified need is therefore particularly By increasing the stock of such homes in the city, than move elsewhere or out of Westminster. the loss of the specialist floorspace will be mitigated. 8 See glossary for the definition of specialist housing. 10.3 / To give Westminster’s families more housing 9 For new HMOs please refer to the council’s licensing 10.9 / Where new specialist housing is proposed, choices, 25% of all new homes will be family sized scheme: https://www.westminster.gov.uk/houses-multiple- a management plan will be required and applied – this means having between three and five occupation.
53 CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
via legal agreement or a condition on the application –– design features suitable for dementia sufferers10 it continues to be used for its original purpose – to ensure the new use has no negative impact both in the home and in shared spaces which this may include a minimum age for the occupants on the amenity of neighbouring residents. The are part of the development; or the continued delivery of on-site care, where this management plan will address parking pressures, is included as part of the original development. –– availability of on-site care and support; noise and other potential impacts on neighbouring residents or vulnerable uses, such as schools. –– facilities in the development or nearby Gypsy and Traveller sites for community and social interaction; 10.14 / Proposals for new Gypsy and Traveller sites Older people’s housing –– access to technology such as tele-care, will be assessed based on identified need for this 10.10 / The number of older people over 65 living Wi-Fi and broadband; type of housing in Westminster, how the site in Westminster is expected to rise by 14% in the optimises the land and the likely impacts the site –– storage options for mobility scooters; next decade and there is expected to be an 82% will have. The most recent research commissioned increase in those over 85. There is therefore a –– adaptability of the units for future mobility needs; by the Mayor of London11 confirms that there is no growing need for new housing to meet this specific identified need for residential pitches for gypsies and –– access to public transport. need. Meeting this need is not necessarily restricted travellers in Westminster. The city does not have only to extra-care, sheltered housing or residential reserves of sites of a size or kind suitable for use 10.12 / The location of this type of housing can be institutions. It can take the form of mainstream for this type of accommodation and it is unlikely that critical in ensuring a high quality of life for our older housing designed to aid reduced mobility, adapt there will be any suitable sites available in the future. residents and contributing to their independence. to changing health needs or which facilitate the Older people may be more likely to suffer lifestyles of those in later life, as well as private from memory loss, which may lead to feelings 11 GLA Gypsy and Traveller Accommodation Topic Paper, 2017 homes marketed specifically to older people. of vulnerability, loss of self-confidence and We welcome new and innovative approaches independence. Where older people’s housing is to delivering this type of housing across a range being redeveloped, the re-provision will preferably of tenures. New homes to meet this specialist need be in the vicinity of the original accommodation will be determined with regard to past delivery 11. Innovative housing delivery to ensure decanted residents can maintain against the benchmarks set for different tenures A. The council has an ambition to be at the familiarity with their surroundings and their of older people’s housing in the London Plan. forefront of innovative housing delivery networks of friends and family. and welcomes applications for new types Quality and location of older people’s housing of high quality housing – particularly where 10.13 / Housing developed as being specifically for they are provided at rent levels equal to or 10.11 / The quality of accommodation for older older people will be subject to conditions to ensure less than Westminster’s intermediate rents people is more specific than for other types or enable access to more affordable of housing; we will assess quality of new homes 10 Healthy Building Note 08-02. Dementia-friendly Health and housing than market housing. proposed with particular regard to: Social Care Environments (Department of Health, 2015) should be consulted.
54 CITY PLAN 2019 – 2040 HOUSING CONTENTS
11.1 / London’s housing market is evolving. professionals who are content to share some Modular homes New models and methods of quicker and more space, particularly if it offers a less expensive 11.7 / Modular homes are homes constructed sustainable construction are emerging in response option (when including service charges) than off-site, usually delivered by road to their final to the demand for more – and relatively affordable conventional self-contained homes. The amount destination and put in place by crane, where – homes, and reflect changing lifestyles and ways of communal storage and living space provided they are connected to utilities and fitted out. of working. These new types includes: separately to private spaces should be generous We welcome the delivery of modular homes and relate directly to the number of occupants –– custom-build in Westminster for a number of reasons: in the development, to ensure there is sufficient –– build to rent space for comfortable living. –– the units themselves can be constructed very quickly (a matter of weeks); –– rent to buy 11.5 / Live / work developments can additionally –– off-site development means less deliveries –– purpose-built shared living provide workspace for start-ups and small being made in Westminster as only the ‘module’ businesses alongside homes, which is more –– live / work is delivered to Westminster instead of multiple affordable than renting office space and will streams of construction materials and equipment –– modular homes contribute to the city’s economic growth. However, – resulting in better lower energy use and we expect the ‘work’ element to include facilities –– affordability reduced emissions; such as a high-speed internet connection, bookable meeting rooms and touchdown working –– as the ‘modules’ are fitted together on-site, 11.2 / We welcome innovative ways to deliver more space that is separate from the ‘live’ element. the construction disruption caused to neighbours housing and address the high cost of traditional This is to ensure it is quality work space capable of such as noise, dust and pollution from on-site self-contained market housing. meeting modern business requirements. Long term construction is significantly reduced compared management plans will be submitted alongside to traditionally built homes; 11.3 / If proposals for innovative housing models proposals for purpose-built shared living schemes. do not meet the definition of affordable housing –– they can be constructed using more sustainable they will be required to contribute to the supply materials than traditionally built homes; 11.6 / Because purpose-built shared living of affordable housing regardless of what use class schemes will have been designed to meet a –– more homes can be delivered on small plots. they fall into. This requirement may be waived specific demand, the layout is likely to mean if the rents charged are at a level comparable that, without significant adaptation, changing the 11.8 / The technology and processes involved in to Westminster’s intermediate rent and these rent development to meet an alternative residential use creating modular homes has evolved significantly levels are secured by legal agreement in perpetuity. will result in a failure to meet the minimum space and they can be indistinguishable from homes built standards. To protect residential amenity, we may on-site using conventional materials, such as brick. Shared living and Live / Work therefore use legal agreements or a restriction We recognise the design and construction industry 11.4 / Purpose-built shared living can offer an on permitted development rights to prevent is changing and we embrace new technology acceptable form of accommodation for young shared living developments from converting which helps us respond to the housing challenge. to other housing types.
55 CITY PLAN 2019 – 2040 HOUSING CONTENTS CONTENTS
However, quality of new homes in resulting from 12.1 / Student accommodation is another form Affordability new construction techniques such as modular of specialist housing in Westminster for which 12.3 / Ensuring the provision of accommodation homes needs Westminster to be of the highest there is growing demand. Westminster has 11 which is affordable to students living on a limited quality, with high standards of quality control major universities and colleges (more than any other budget is an issue in Westminster owing to London’s throughout the entire construction process. We London authority) and is also home to many smaller academic ‘brand’ attracting wealthy students, will only accept modular homes in Westminster colleges and professional education institutions. which, in turn, incentivises the delivery of more which are constructed out of sustainable materials. As a result, more than a third of higher education high-end homes. This drives up demand for student students in London attend an establishment accommodation and causes rents to rise, leaving in Westminster, creating a significant housing fewer accommodation options for less wealthy demand. To balance this demand against the students. All proposals for new purpose-built 12. Student accommodation high demand for other types of housing in the city, student accommodation will therefore be expected A. The council welcomes proposals for new all new student housing must be linked to a higher to be let at no more than the rental cost that is well-managed student accommodation education institution with its main hub in Westminster. considered affordable for students living away for students studying at higher education Otherwise delivery of student housing linked to from home in London as set out in the London institutions with a main hub in Westminster, institutions based outside of Westminster might Plan Annual Monitoring Report. This requirement provided it does not involve the loss of risk us not meeting our housing target. will be secured by legal agreement. other homes and includes units which are adaptable to meet the needs of students 12.2 / To guarantee the protection of residential Adaptable units for students with disabilities with disabilities. amenity for neighbours to student accommodation or communal facilities, all proposals for student 12.4 / Students live in their accommodation for B. Existing purpose-built student housing accommodation will be accompanied by robust a limited period of time during the course of their will be protected. arrangements for long-term management at no studies and occupiers of units can change year cost to the council, formalised through a Section on year. Therefore, designing a proportion of units C. Rents for purpose-build student units 106 agreement. that are suitable for any occupier but which are will be at a level considered affordable adaptable to meet the differing needs of disabled to a student living away from home and students will remove the need for frequent and will be secured by legal agreement. costly, alterations to meet the needs of disabled students where they arise.
56 CITY PLAN 2019 – 2040 HOUSING CONTENTS
13.1 / Housing plays an important role in the Space standards safety, health and well-being of individuals 13. Housing quality 13.4 / In a place where demand for housing and communities and in the shaping of A. All new housing (including changes of use) is extremely high and higher density is neighbourhoods. It must therefore be designed and residential extensions will provide a subsequently the norm, the minimum size to a high quality. This is particularly important well-designed, energy efficient and high of new homes must be kept in check. The in Westminster given the growing need for quality living environment, both internally Nationally Described Space Standards (NDSS) housing driving higher density developments. and externally. New homes will be designed are therefore adopted in Westminster and will to a standard that ensures the safety, health ensure residents have access to a suitable 13.2 / High quality can take many forms and and well-being of its occupants and protects amount of space in their homes. can be achieved through design solutions such the amenity of existing neighbouring as the location of one home’s living room in residential properties. 13.5 / We have also set an upper limit on the size relation to another’s bedroom, private internal of new homes. This is because Westminster’s living or external amenity space, adaptability B. New dwellings (including conversions) position in the global housing market can create to mobility needs12, access to natural light and will at least meet the Nationally Described demand for super-size properties which under- ventilation to reduce overheating and a dual Space Standards (where the units are optimise development of Westminster’s scarce aspect to the home. Where it is impracticable self-contained) and will not exceed 150 sq m land resource. The 150 sq m limit is 12 sq m above or inappropriate to provide dual aspect13 homes, gross internal area (GIA) except where this the highest minimum standard in the NDSS and we will expect design measures to mitigate is necessary to protect a heritage asset. is 50% higher than the average size of a private overheating and to provide adequate ventilation market tenure home in Westminster (100 sq m). within each property. C. At least five sq m of external amenity It will still enable generously sized homes to be space should be provided for each dwelling developed to meet development from the prime 13.3 / Applicants will be expected to demonstrate designed for two persons or more and, market, but balances that against the other, more how hazards identified in the Housing, Health and where practicable, a further one sq m strategic housing need of the city. The 150 sq m Safety Rating System14 have been addressed in the for each additional person the dwelling is upper limit does not apply where a converted design of new homes. designed to accommodate. Where external purpose built home is being returned to a single amenity space is not practicable, new-build family dwelling. dwellings will have additional internal living 12 See London Plan requirements to meet the Building space equivalent to the external requirement Regulations M4 (2) and M4 (3) in addition to the minimum space standards. 13 Dual aspect homes have openable windows on two or more walls, allowing for views in more than one direction. 14 See Housing health and safety rating system: guidance for landlords and property-related professionals. Also refer to the Council’s guidance on bedsits/studios, self-contained flats, flats in multiple occupation standards and hostel standards.
57 CONTENTS we create economy. athriving creatingBy place athriving where people to want to be, where peopleA city want to be and want to stay. for flexible that’sworkspaces. A integratedcity and connected. need The demographic. for diverse our suitable that’s housing quality need to respond to people’s changing The needs. need for affordable, our economicFor success to to decades come, continue the in we to as awhole. UK the communities beyond own our benefits that economy an It’s industries. cultural and creative also finance,for and but business Our diverse range of enterprise makes us aglobal hub not for just like is economy other. no of Westminster’s breadth and scale The createsA thriving city athriving economy EMPLOYMENT ECONOMY AND CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
8% across the city)3 and high rents. This trend 14. Supporting economic growth that they are necessary to secure a high needs to be reversed in order to continue to quality scheme that meets the needs of compete globally, to support the continued A. New and improved office and B1 floorspace modern working practices, and that any growth of emerging sectors such as creative across the plan period will be supported alternative uses make a positive contribution industries and technology, and to adapt to to provide capacity for at least 75,000 new to the strategic functions of the CAZ. modern working practices. jobs between 2016 and 2041, enabling the continued growth and clustering of the D. Proposals involving the loss of space suitable 14.3 / The London Office Policy Review (2017) creative, knowledge, and research-based for small and medium sized enterprises estimates a need for more than 75,000 office- sectors. Additional floorspace that meets (SMEs), particularly in the NWEDA, will based jobs in Westminster from 2016 to 2041. the needs of modern working practices, make suitable re-provision on site to ensure Using average employment densities this could including the provision of co-working space, no net loss of employment floorspace. translate to a requirement for as much as 850,000 is supported in principle in: sq m of additional office stock over a 25 year 1. The Central Activities Zone (CAZ), period; However, a number of uncertainties exist including the West End Retail and Leisure that make it difficult to accurately predict how much Special Policy Area (WERLSPA) and New and improved employment floorspace additional floorspace will be needed. New and Opportunity Areas refurbished office stock could continue to result 14.1 / Westminster is a global office centre, with in higher employment densities through more 2. North West Economic Development an estimated 8.6 million sq m of office floorspace1, efficient use of space, though the extent to Area (NWEDA) ranging from small traditional offices in heritage which this remains feasible in constrained buildings, to large modern floorplates. These cater 3. Church Street / Edgware Road Housing older stock is unclear. for a full range of occupiers, including real estate, Renewal Area hedge funds, professional / financial services and 14.4 / A continued rise in agile working practices 4. Existing town centres creative industries. including home working could also temper demand for additional office floorspace in key B. In the NWEDA and the Church Street / 14.2 / However, since 2005, more than 570,000 office markets, as could the unknown impacts Edgware Road Housing Renewal Area, sq m2 of office stock has been lost in the city – of Brexit. Despite these uncertainties and given a range of workspace typologies, predominantly to residential (including permitted current job projections, the continued loss of including workshops and studios, development schemes) or hotels. Reduction in office stock from the city is unsustainable, and a will be particularly welcome. supply has resulted in low vacancy levels (less than net growth in dedicated employment floorspace will be needed over the plan period. C. Proposals involving the loss of office space from the CAZ must demonstrate 1 As of March 2017 – based on 1990 Land Use Survey and 3 Local Economic Assessment, 2014: http://transact. pipeline updates westminster.gov.uk/docstores/publications_store/LEA_V. 2 Pipeline data, March 2017 II_November2014_FINAL.pdf
60 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
14.5 / London Plan policy recognises the –– the development of new office buildings become more commonplace, as have freelancing strategic importance of the central London at a greater density than the buildings they activity and a growth in small businesses. This is office market and encourages the renewal replace; and resulting in an increasing demand for more flexible and modernisation of existing stock, along workspaces that better facilitate collaboration, and –– the inclusion of additional office floorspace with increased provision in areas of sustained provide ancillary facilities on-site for workers to help as part of new mixed use developments. demand for office-based activities. improve their work-life balance. 14.8 / Beyond these key office markets, further 14.6 / The West End, along with the Opportunity 14.11 / To enable growing sectors to continue to provision of new employment space in the NWEDA Areas at Paddington, Victoria and Tottenham Court thrive, new and refurbished employment floorspace and the Church Street / Edgware Road Housing Road, provide the main opportunities for significant should be designed to meet the needs of modern Renewal Area can help complement regeneration office growth. These areas of the city: occupiers. This could include providing dedicated schemes and secure a more sustainable pattern space for hot-desking, informal meetings and –– are home to existing concentrations of such of growth. New employment space in these areas, collaboration, hosting conferences, and the provision use by a variety of occupiers (from small spaces where land values are lower, can help support of on-site amenities that helps make them attractive in Mayfair and St James, to large floorplates small start-up businesses and enhance job to a talented workforce. Proposals to this effect in Victoria and Paddington); opportunities in areas of deprivation. They could should be clearly detailed on floor plans, with the also offer scope for a more diverse range of –– include clusters of activity in growth sectors – rationale behind proposals detailed in planning workspaces than the office orientated activity such as in the creative industries in Soho; or design and access statements. Development found in more central locations. should also offer flexible spaces and leasing –– represent areas of high demand (Paddington arrangements that can adapt to occupiers changing in particular has seen substantial office gains 14.9 / Offices are identified in national planning demands through the life-cycle of their business. over the period 1997-2016 of 132,000 sq m)4; policy as a town centre use. Additional provision Doing so is consistent with national and London will therefore be supported across our highly –– are benefitting from investment in public transport planning policy that new and emerging business accessible network of town centres as they continue infrastructure (including the Elizabeth Line and, sectors should be planned for through the provision to evolve as multi-functional areas of commercial in the future, potentially Crossrail 2); and of a range of workspaces. activity. Such provision can help support existing –– offer opportunities for future growth successful businesses to continue to thrive. Protection of existing employment floorspace and intensification. 14.10 / Technological advances are clearly 14.12 / Loss of office floorspace from the CAZ risks 14.7 / Office growth in these locations will resulting in changing working practices, which undermining its key strategic employment functions be secured through a combination of: new and improved workspaces need to respond as defined in the London Plan, and as a result, the to. In recent times, hot-desking, remote working, global competitiveness of the London economy. –– the refurbishment and expansion of existing stock; and less regimented working hours have all
4 Integrated Impact Assessment, 2017
61 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
At present the entire CAZ benefits from an exemption from permitted development rights 15. Town centres, high streets F. Only sites that fall outside of the CAZ and for conversion of B1 offices to C3 residential. the town centre hierarchy will be required When this exemption expires in 2019, control of and the CAZ to pass the sequential test set out in the such proposals in Westminster will be maintained NEW DEVELOPMENT National Planning Policy Framework (NPPF). through an Article 4 Direction. Any further loss of Impact assessments will only be required A. New development in existing town centres office floorspace from the CAZ must demonstrate for proposals for more than 2,500 sq m and high streets will enhance and diversify that it is necessary to secure a well-designed of retail outside the town centre hierarchy. their offer as places to shop, work and scheme that responds to site-specific constraints, spend leisure time. and that the development helps adapt the space MANAGING CHANGE OF USE to meet the needs of modern working practices. B. A1 retail will remain the priority use G. Throughout the town centre hierarchy, While this could include the provision of ancillary throughout the town centre hierarchy. the change of use of an A1 retail unit will: facilities for workers, the net loss of existing office It will be supported by complementary town floorspace in the CAZ to facilitate the development 1. be for a use that enhances town centre centre uses that provide active frontages, of unrelated uses such as residential or hotels vitality and viability; increase customer dwell time, and enhance is unacceptable. town centre vitality and viability. 2. maintain an active frontage; 14.13 / When assessing whether development 3. not result in more than three non C. New development will be of a scale, type proposals would result in the loss of workspace A1-uses consecutively in a frontage; and format that reflects and enhances the suitable for SMEs, consideration will be given role and function of the centre within which 4. be supported by evidence that there is to evidence provided from existing or previous it is proposed. A range of unit sizes including no reasonable prospect of its continued occupiers of their needs in terms of rent levels, small stores will be supported. use for A1-retail purposes, as evidenced building layout, and locational requirements for by appropriate marketing for a period proximity to supply chains. This will be particularly D. Use of upper floors for residential use of at least 18 months. The marketing important in the NWEDA, where promoting growth is supported in principle across all parts test will not apply to proposals in the and diversification in economic activity are central of the town centre hierarchy except the Oxford Street frontage of the West to our strategy for the area’s development. This International Centres. End International Shopping Centre. principle must not be compromised by pressure for alternative uses such as residential. On-site E. Town centre uses will also be supported H. Temporary proposals for ‘meanwhile use’ re-provision of commercial floorspace will in principle throughout the CAZ, where of empty spaces within the town centre therefore be sought. they do not harm local character or hierarchy will be supported where it can residential amenity. be demonstrated that they will enhance
62 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
not identified in the London Plan were previously 15.4 / Where new A1 retail and complementary town town centre vitality and viability, and will identified in the City Plan as ‘other centres within centre uses are proposed, they should be of a scale, be appropriately managed. the CAZ’ or ‘named streets’. type, and nature that reflects the role of the centre within which it is located, to ensure the town centre I. Complementary town centre uses within 15.3 / GLA forecasts based on a range of scenarios hierarchy is not compromised. Proposals should an A1-retail unit (including department indicate that, over the period to 2041, there will be demonstrate how they will enhance the existing stores) will be supported in principle where a need for between 464,865 sq m and 579,194 sq m centres and mitigate any potential negative impacts. they are clearly subsidiary to the host unit. (gross) new comparison retail floorspace in Determining whether a non-A1 use is complementary Westminster5, assuming base expenditure levels will be based on the NPPF definition of town J. Any other change of use within the town continue. Small scale growth in convenience centre uses, and consideration of the role, centre hierarchy should maintain an active shopping is also expected. Despite the growing function and health of the centre within which it frontage and be for a use that enhances use of online shopping and increased space is proposed. Typically it will include uses such as town centre vitality and viability. efficiency within stores, demand for growth will cafés, restaurants and other leisure uses, but could be driven by increased spending from a growing also include spaces that can host exhibitions and resident population and from domestic and events. These could be within standalone units overseas visitors. The increased trend in retail or as subsidiary uses in a larger host unit. New development towards larger, more successful centres reinforces 15.1 / Westminster’s town centre hierarchy includes the need to continue to plan for retail growth in 15.5 / Proposals for major new retail and some of the most iconic parts of London, and Westminster through the intensification of existing complementary developments are expected to provides a diverse network of areas to shop, work, centres and high streets. While A1 retail will remain provide a range of unit sizes to encourage variety visit and socialise. It includes the International the priority use throughout the town centre hierarchy, in the shopping offer and support small business Centres of the West End and Knightsbridge, the to ensure existing centres thrive, they must also be growth. As a guide, small shops will generally be WERLSPA, CAZ Retail Clusters, and Major, District, given scope to diversify and evolve to new trends. considered as those under 150 sq m gross retail area. and Local Centres. The locations of these, along A range of complementary town centre uses will with the CAZ boundary, are shown in Map 6. therefore be vital to support their roles as social 15.6 / Within the town centre hierarchy, the spaces, increase customer dwell time, and make West End and Knightsbridge International Centres 15.2 / Most of these centres are designated through them more interesting places to visit. All of this will provide London’s prime retail destinations, and the London Plan. Additional areas designated help ensure they remain at the cutting edge of the offer unparalleled specialist and comparison retail through this plan include the Local Centres and revolution in retail and offer experiences that of regional and national importance that draws in some CAZ Retail Clusters. All are based on the cannot be matched by online shopping. international visitors. The West End International findings of our Town Centre Health Check 2018, Centre includes Oxford Street, Regent Street and which monitors their performance in terms of mix Bond Street, while Knightsbridge International of uses, levels of vacancies, and their boundaries. 5 Consumer Expenditure and Comparison Goods Floorspace Centre includes Brompton Road and extends In the case of the CAZ Retail Clusters, the areas Need in London, Experian, 2017 beyond the city boundary into the Royal Borough of Kensington and Chelsea.
63 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY [ L W C L D M C W I n o o e A i a e E s t 0 c c n Z e j H s t R a a o t r r a t
a l l r L i r R m n
n c m a
S a C e a d C t l i u
m P
e
n t t e C A F a i A t n s o e n u h e c i B t t r l n l t t o n
e r h r s r i C a e e r m v r t a e 4 l i n r
l m i t 8
u b i e t t C y th i s o e
e t b u s e n 3 o
n r t 2 Z u d r o e n a n d r 4 e y 4 a r y 5 6 1 1 1 a K n e d n 6
4 2 s C 6 i h n e g 6 0 l to s e 4 n 7 a 4 5 9 5 0 5 3 0 5 9 5 4 3 4 5 5 5 2 2 3 k 7 m 5 7 3 9 4 1 3 3 3 1 3 4 3 8 8 4 5 0 3 2 0 2 2 4 3 6 2 3 9 5 6 7 1 8 5 8 1 0 4 1 2 6 4 1 3 4 1 5 W 1 a n 2 d 9 s wo 2 r 2 1 1 1 th 5 1 9 2 2 C 1 a 6 2 m 3 1 d 2 7 1 e 6 3 n 2 7 2 8 4 1 2 1 1 2 W 4 I CA 1 2 2 2 M 2 2 2 5 1 6 7 8 2 1 9 1 1 1 2 3 3 1 1 2 5 n 4 7 3 2 8 : 5 6 4 3 5 2 1 : 6 : : : 9 7 : 0 : 1 : 0 : 9 8 0 a
E t : : : : : : : : : : : : : : : : : : : : : C C V B E M W K W Z j e
R o W P C P S S M S N L N G S d G J M W Q C C C i a h o n
a r c e e R e L u i i r g v k h t a h e o i l h r e e n r r u r o t a m c s s a g e i r r a
S p e e e e o e w y g y r e u a w w i c t e t r r Ce m u a r h v l i w a a u r l
l P n r m e t m y t r a p t w n e a e t i t
E E e t
i e h l a c t t s y t t l d Q C f t h a A S s n o i g r b e l
i n n o n o o
r o o o
o i n a c e b i T e
P t a G
s u A t n S b o l l d d r n u r S n t k C t n n r
l
o i r r w v e d n e o
y a u e r t R S Cl t
r L
e
d t i
d r S r a r e R c S d
G e b
W r n e a r d
e o t a o t
S e S P
h S n t d e l r g e u t e l
M e y S l r t a s r
m e a l a R r t e e t f e d e t t
e o Ce a c /
e s s r d t i e r t a r ( n y a y e H t o e W i n
u r e c
e e t e S b s
e S r d
i
R t e l a e e / ( i e l n e t / h k / e d n t e o g
e
t S S e d o
t r d t a e S
t r
s u h T t M th t / a t S o / S e n t r t t a S r t
F d u b o e t r t e S d a h c i r e r e t t u o t n ) h
t e e h y z e L r u n d b e e r m ) e t e ECONOMY EMPLOYMENT AND r t r o t t e i n
o s o v S t e o u u i t a
k r r r G e e
P S r
e o S l t t a v r p c e e e e e I c / t s i Y a l o i l Map 6: Town 6: Map Centre Hierarchy n
r P k g o
to l S i c t n y r e
A e C o t r n e t a a i n s
O r d n a 5 5 3 3 3 5 4 5 6 4 5 3 4 D L 6 4 4 3 4 3 3 3 6 3 4 4 4 4 5 5 5 5 5 n 5 6 9 8 7 7 0 8 0 1 9 5 2 o 1 4 3 6 5 4 2 1 2 3 6 7 8 9 0 1 2 4 3 c i e s : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : : c
S
t a B M M C C B N C P S C P A E S F E F S H C W P H H K K L L L M L u r l e o a e e i o r i b l r i a l h l o h r b h t h i i L u a a a s o o
a v m i e C i e l l c a
a r z r u d i r Ce f b b k u n i b i e a r u r r o s g s t J i n n s r t n r m t c e v a d y i r r r d b e c l u u r o o r n e c r o e l
l n ty t s i h
S h h o d o o a e y a b a o l Ce c c e u d b r n o h r r y a n o t n n b d e e w w w e
a
n n n o o
e h n n
m e r r w o
n
u s
S S
t e B t t V s i a d R o y G
d
d t
a o R
r u
u a m n r ' g r t R R t
t h S L P a b r T R R R
s d a
o
n © f R o e r r t e
r r th i T R h t a e R R a o
l
o
t d S
o o o l o e e a n e a r e S r S W o e
r S T R t r n r o a a o o C a a a v
g e t e d e e e d
r wa e r k
a t t R a t o e r d r a d a S o e t d d d R r a e t /
r r e o r r
d e a d a o P / / d d e B e w o R t
/ e c r o t e M C R ( r a d c a B a
e / / n e e d o r e o a E e J t e C E
d r o r c t k e t o H t u a c d u e a k a e d o a h l u n d / n c t v
s p a g d i R r C y d o c p t e c n w r ) o a t a m p i n k g e i a s a r o e
h n
b y T t d r t n T n e
e e e
e a e h R l
n r
y l r R S a a d r o r a
o m a i t a d n c r a a c d e
e
t e d a R R e b o o t a a s a e d d
r i g 64 h t
2 0 1 8
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
15.7 / The Mayor of London has identified these 15.9 / The WERLSPA covers the wider West End, 15.12 / The CAZ Retail Clusters provide clusters centres as being of high commercial growth where there is an insatiable demand for new of retail and other complementary town centre potential6 and therefore especially suitable for floorspace across all land uses. Beyond the West uses that make a major contribution towards the further large-scale retail growth. To reflect their End International Centre it captures iconic areas strategic functions of the CAZ, as set out in the role and function, retail provision should be of retail and leisure activity such as Covent Garden, London Plan. They meet the needs of a combination predominantly for comparison shopping and Leicester Square and Theatreland. Away from of residents, workers and visitors, adding to central maintain a strong retail core at ground and lower the main shopping streets, the land use is highly London’s wide appeal. New development within floors. Complementary town centre uses that diverse, containing a mix of commercial activity them will respond to local character in terms of the enhance customer experience will be focussed including retail, pubs, bars, restaurants, theatres, scale and nature of the proposed uses. The nature on upper floors, alongside other commercial uses cinemas and other entertainment venues. of activity across the CAZ means that in many including office floorspace. Where provided at Together these provide a wealth of attractions instances retail and other complementary town lower floor levels, non-A1 uses will normally be that draw in visitors and make a major contribution centre uses will be welcomed beyond the ground subsidiary to primary A1 uses, and will enhance to London’s world city status. The mix of uses also floor, though proposals will need to respect that the and sustain, rather than dilute their comparison provide rest and refreshment for workers and CAZ is also home to a large residential population. shopping role. Convenience shopping such shoppers during the day. as supermarkets could dilute their comparison 15.13 / Queensway / Westbourne Grove Major shopping offer and present significant servicing 15.10 / Alongside retail growth, a balanced mix Centre is the only Major Centre in Westminster. issues, and are therefore discouraged. of complementary leisure, entertainment, food It is designated as such due to the scale and and drink and cultural and employment offers are nature of its mix of convenience and comparison 15.8 / As the UK’s premier shopping street, the welcomed to help the West End to grow, not only retail activity and complementary town centre uses. impact of changes to the retail sector will likely as a global shopping destination, but also as an It has a traditional high street character largely be most strongly felt in Oxford Street – particularly enhanced leisure and employment destination. surrounded by residential areas and provides an given the existing presence of multiple stores by Such growth in the West End will make an important important convenience shopping function to these the same operators. Comprehensive proposals contribution to meeting Westminster’s employment local residents. However, an over-concentration for the future of the area that respond to these growth targets. of entertainment uses and the loss of retail to hotels challenges, including proposals for an enhanced have weakened the vitality and viability of the centre, public realm that improves the user experience, 15.11 / To realise shared objectives of improving which now needs reversing. Over the plan period, are therefore in development. Further guidance on the local environment to make visiting the area a new development that reinforces the centre's retail our approach to development in the Oxford Street more pleasurable experience, whilst maintaining function through opportunities for ground floor retail District may be provided through an SPD. and enhancing the West End's global reputation, with residential above is welcomed. This will be we will continue to work within the West End supported by investment in the public realm, which 6 2017 London Town Centre Health Check (January 2018) Partnership (WEP) and with other stakeholders. is likely to include increased footway widths to GLA
65 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
enhance the pedestrian environment, and the and workers. They normally contain a mix of functions. However, the CAZ is also home to many provision of new loading bays to help meet convenience goods shops, local service uses, local residents and some parts of it are also businesses' servicing requirements. restaurants, cafés and pubs. These centres can wholly residential in character. To respect its many provide a focal point for community activity, and functions, policy support is provided for town centre 15.14 / The District Centres of Praed Street, the availability of a range of shops and services uses where they would not be detrimental to local St Johns Wood High Street, Harrow Road and close to where people live can be particularly character or residential amenity. Our approach Church Street each have their own distinct important for the less mobile. Over the plan period, to requirements for sequential tests and impact character and challenges that new development these centres will maintain a healthy mix of uses assessments – as set out in the NPPF – reflects will need to respond to. The proximity of Praed that includes a range of convenience shops for that whilst commercial uses should be supported Street to Paddington Opportunity Area is likely local residents to carry out their day-to-day shopping within the CAZ, the town centre hierarchy should to increase demand for retail floorspace that is more needs, supplemented by complementary uses that provide the key focus of retail related growth. focussed on new residents needs than the current enhance centres’ vitality and viability. This includes offer which is more orientated towards visitors, uses such as banks, advice centres, doctor’s Managing change of use tourists and workers. The presence of boutique surgeries, and cafés. Given their localised role, 15.19 / Online shopping is having major impacts on fashion and independent retailers in small format the use of upper floors for residential purposes the retail industry. It is well documented that many stores is fundamental to the character of St John’s is supported in principle. high street retailers and department stores have Wood High Street, although there is a lack of leisure struggled to survive, and town centres and high and community facilities in the centre. Harrow Road 15.16 / Beyond the existing town centre streets need to adapt and offer shoppers a better currently suffers from a comparative lack of quality hierarchy, we will work with neighbourhood experience to increase footfall, dwell time and and diversity in its retail offer; a balance therefore forums to identify additional retail frontages customer spend. This includes investment in the needs to be found between protecting the remaining of importance to neighbourhood areas and public realm, but also the nature of land uses. retail, and allowing for other uses that provide new policies to guide development within them, Policy therefore provides support for the evolution employment opportunities and bring greater activity through neighbourhood plans. of our town centres and high streets. Supporting to the centre. Church Street provides a range subsidiary uses within host stores can help increase of shops and services to local residents and has 15.17 / Proposals for major new retail development dwell time within department stores and flagship a long established antiques market and theatre are expected to provide a range of unit sizes to stores, whilst there is also a growing trend toward that hosts community events. A growth in retail, encourage variety in the shopping offer and support blurring of use classes (shops that also serve food cultural and community facilities in the area will small business growth. and drink on site and provide exhibition space for support sustainable growth as regeneration example). Well managed pop-up and meanwhile proposals come forward. 15.18 / Whilst not forming a part of Westminster’s uses can support small businesses to test their town centre hierarchy, the wider CAZ as defined products, and add to the vibrancy of an area by 15.15 / There are numerous Local Centres in in the London Plan covers much of the city. Town attracting new footfall. Westminster. They are smaller in scale than District centre uses provide a key element of the mix of uses Centres, playing a more localised role for residents within it and contribute to its character and strategic
66 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
15.20 / Such flexibility needs to be managed to through updates to town centre health checks, and ensure retail remains an essential part of the mix use our powers to make directions requiring the C. Trading from premises extending into of land uses, and projected levels of retail growth submission of planning applications as appropriate. the street (including provision of tables can be accommodated. The cumulative change and chairs on the highway) will not: of use of A1 retail units can harm the appearance, 1. harm local amenity; character and retail function of town centres and high streets. Furthermore, a predominance of uses 16. Markets and commerce 2. compromise pedestrian movement such as shisha bars, betting shops and fast-food in the public realm or traffic conditions; takeaways can also be detrimental to public health. MARKETS 3. impede refuse storage and street Proposals resulting in the loss of an A1 retail unit cleansing arrangements. will be therefore considered in terms of their impact A. New and extended markets will be on the health of the centre, and will require marketing supported in town centres and the evidence demonstrating that continued retail use CAZ where they enhance the variety and is no longer viable. vibrancy of city life, and the character of the Markets neighbourhoods in which they are proposed 16.1 / Suitably located, well designed and managed 15.21 / Marketing evidence will not be required and do not compromise the operational markets can play a positive role in supporting the within the Oxford Street frontage to the West End requirements of existing businesses vitality and viability of nearby town centres and International Centre. This is in recognition of the in the vicinity, residential amenity. contribute to a sense of community. They can be existing presence of multiple stores by the same a source of fresh and locally sourced food that operators, recent growth in certain A1 uses that EXISTING COMMERCE IN THE PUBLIC REALM supports a healthy diet, complement the local undermine its status as the UK’s premier shopping B. Additional semi-permanent kiosks or retail offer, and can further local interest by adding street, and the need to be at the forefront of structures will be resisted. The replacement to the character and liveliness of a street or place. innovation in the sector. and relocation of existing structures will be They can also play an important role in supporting designed and sited to: the development of the local economy, particularly 15.22 / Where temporary consents are granted giving opportunities for new micro-businesses and for non-A1 uses, this will not remove requirements 1. respect local context and not detract enabling these to showcase the goods and services for marketing evidence before any permanent from any heritage asset; they provide. Existing council-run markets within change of use is considered. 2. minimise obstruction to pedestrian Westminster include: movement and street cleansing 15.23 / In considering change of use proposals, –– Strutton Ground SW1 arrangements; many town centre uses enjoy permitted –– Tachbrook Street SW1 development rights under national planning 3. minimise energy consumption legislation. We will keep the balance of uses and for heating and lighting; –– Maida Hill W9 (temporary consent) emerging clusters across our centres under review 4. be capable of quick removal. –– Church Street NW8
67 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
–– Berwick Street W1 Existing commerce in the public realm A single, well designed and located structure could have less negative impacts than clusters –– Rupert Street W1 16.4 / Commerce in the public realm can add to of smaller stalls, and as such may be preferable the diversity and vibrancy of city life and support where it can be used to house several separate 16.2 / Westminster’s existing markets will be economic development. However, it can also hinder functions. Quick removal of structures may be protected and enhanced in ways that complement pedestrian movement, cause traffic congestion, necessary to facilitate highways works, street the surrounding retail offer. This will be achieved undermine the character of historic areas, and cleansing, or other works for special events through partnership working with traders, residents compromise city management functions such as in the public realm. and businesses, in accordance with our Markets street cleansing and refuse collection. Given the Strategy. Where it has been demonstrated that popularity and crowded nature of much of the 16.6 / Extending trading onto the street, existing markets are no longer viable in their public realm in Westminster, commercial activity including through outdoor seating, can help existing form and location. Proposals for comparable here must be carefully managed to balance its sustain businesses such as cafés and restaurants re-provision in the vicinity will be supported benefits and adverse impacts. by adding to their offer. However, this needs subject to their impact on the surrounding area. to be balanced against the primary purpose 16.5 / Given the intense pressures on much of the highway, which is to facilitate movement 16.3 / Proposals for new markets will be directed of the city’s kerb space, and the need to prioritise of pedestrians and other highways users. The to existing commercial areas in the CAZ and other safe pedestrian movement, a net growth in semi- noise associated with such development can town centres to support the existing retail offer and permanent kiosks (i.e. those that can be removed also cause disturbance to residential occupiers of minimise disturbance to the amenity of residential without the need for dismantling) will be avoided. upper floors. Where schemes are supported, they neighbourhoods. Proposals for new market stalls Where replacement facilities are proposed (including will be required to store temporary street furniture should demonstrate that they will be functional, those in alternative locations to the existing), they off-street outside of trading hours; so it does not well designed and positioned so they do not harm should deliver net benefits by being designed impede refuse storage and street cleaning. City local character, compromise the safe movement and constructed in a manner that makes a positive management powers will also be used alongside of people and vehicles, or existing businesses contribution to their proposed setting and wider planning powers to limit the number of tables and servicing requirements. Through the use of legal energy efficiency goals. Their location should not chairs within a pitch, its hours of use, and secure agreements, management plans will be sought in impede pedestrian movement through an area suitable management arrangements. Further order to minimise any disturbance – through and between buildings, and any arrangements guidance on the effective management of these matters such as the arrangements for setting up for street cleaning. This includes being designed issues will be forthcoming in the form of an SPD. and removing stalls, and collecting refuse. to avoid stock spreading onto the pavement.
68 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
17. Visitor economy EVENTS IN THE PUBLIC REALM PUBLIC TOILETS A. We will maintain and enhance the E. Events in the public realm will benefit the I. Safe, secure and publicly accessible toilets attractiveness of Westminster as a visitor city, its people and enterprises. They will will be required in proposals that generate destination, balancing the needs of visitors, support the character and function of the a large amount of visitors including large businesses and local communities. area in which they take place and will be retail developments, large leisure and organised in ways that minimise the impact entertainment developments, tourist ARTS AND CULTURAL USES on the amenity of residents, businesses attractions and transport interchanges. and others, and maintain the quality of the B. All existing arts and cultural uses will public realm. be protected. New cultural uses will be encouraged in the city's growth areas 17.1 / Attractions, events, businesses and HOTELS AND CONFERENCE FACILITIES and Strategic Cultural Areas. Outside institutions in Westminster attract visitors from of these areas, arts and cultural uses F. Existing hotels and conference facilities around the world and contribute to the appeal will be of a scale and nature that are will be protected, except where they of the city. These include uses that represent appropriate to the local context and have significant negative effects on a major part of the nation’s cultural heritage. benefit of the local community. residential amenity. The visitor industry forms an important part of Westminster’s economy, creating a significant C. Commercial developments associated G. New hotels will be directed to the number of jobs. Growth in this sector must be with an arts or cultural use will be of clear CAZ, other than in streets that have a balanced with the need to protect the liveability and lasting benefit to that use which could predominantly residential character and / of the city and enhance participation of local not otherwise be achieved. or where this results in the loss of B1 space. communities in cultural activities. Conference facilities will be directed to D. In the exceptional circumstances where and protected in the CAZ. Arts and cultural uses it is necessary to redevelop a theatre or 17.2 / The areas identified for new arts and cultural cinema, a suitable replacement will be H. Extensions to existing hotels will be uses are those which already experience a high required. Proposals to improve theatres linked to the upgrading of the hotel and number of visitors because of an existing commercial and cinemas will be encouraged and not include or intensify facilities that can or cultural focus, or because they are areas of the should have particular regard to their be used by non-residents of the hotel. city that are growing economically. New uses of heritage designation. this sort will complement that growth and make the most effective use of existing infrastructure.
69 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY ECONOMY EMPLOYMENT AND Strategic Cultural Areas 7: Cultural Strategic Map 70
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
17.3 / The designated strategic cultural areas 17.6 / We recognise the difficulties faced in will contribute to any clean-up of public areas contain a number of renowned arts and cultural upgrading theatre facilities to meet the needs required after the event. They should also set uses which we seek to promote, protect and of theatregoers and the standards they expect out arrangements to work with the police, fire enhance. The West End Strategic Cultural Area while minimising adverse effects on theatrical and ambulance services as part of the event (SCA) has one of the largest clusters of cultural heritage. We will continue to work closely with where appropriate. and entertainment uses in the country, including the theatre industry and other agencies to seek Theatreland, Trafalgar Square, the National and to resolve these issues whilst ensuring that 17.10 / Proposals for temporary events will be National Portrait galleries and Somerset House. Westminster’s unique heritage is maintained. assessed based on the short-term impacts of the The Millbank SCA along the River Thames includes We will continue to consult with The Theatres event itself, but also the cumulative impacts of all Tate Britain and the Chelsea College of Art and |Trust and the Society of London Theatres events in the local area – including road closures Design. In the Knightsbridge SCA a concentration of on applications relating to theatres. and residential amenity. institutions of international importance includes the Royal Albert Hall, the Serpentine Gallery, the Royal Events in the public realm Hotels and conference facilities College of Art and the Royal College of Music. 17.7 / The Westminster public realm is an important 17.11 / Any significant decline in the extent of arena for an increasingly diverse range of functions, visitor accommodation in Westminster would 17.4 / Commercial activity associated with arts and experiences and cultural activities for the nation have significant impacts on strategically important cultural uses such as cafés and restaurants should as a whole. These range from international sporting central London activities and levels of employment. be clearly ancillary and must not dilute the arts or events, bespoke art installations, Armed Forces Therefore, a strong level of protection is given cultural function, character of the use, or compromise commemorative events, the Lord Mayor’s annual to existing hotels and conference facilities. its operation. procession, Royal celebration events, Pride London and a rich variety of other commercial, civic and 17.12 / The CAZ is the centre of commerce and 17.5 / Given their valuable economic and cultural events. activity in London served by excellent national reputational contribution to Westminster as a and international public transport connections. cultural centre, replacement theatres and cinemas 17.8 / Although many events will not require formal It is therefore an appropriate location for hotels and may be required to be provided within a stated planning permission, the council intends to ensure conference facilities. To protect commercial uses, period to ensure the continuity of the use. Any its planning functions are aligned with its other the loss of B1 uses to hotels will not be supported. replacement theatre or cinema should seat at powers and responsibilities in managing events least the same number of people as the original safely and effectively, with any negative impacts 17.13 / New hotels and conference facilities are and be fully equipped to cater for live theatrical on the built environment minimised and mitigated. generally not appropriate elsewhere, unless strong productions. A reduction in seating capacity evidence is presented to demonstrate that the hotel may be allowed as part of cinema or theatre 17.9 / Management plans are required to set out or conference facility is of an appropriate scale and refurbishments if this is necessary to improve how the event will be managed, the length of time will not have adverse impacts on the amenity of the accessibility or visibility, or other improvements required for set-up and dismantling of any structures residents in the area in which it is proposed. relating to the operation of the theatre. or equipment required and how the organisers
71 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
17.14 / There is a need to ensure a balance 17.17 / For the purposes of this policy, large retail between hotel and residential uses so that they developments are those having 1,000 sq m of gross HOT FOOD DELIVERIES can all function well while also ensuring a good floorspace or more. Large entertainment uses are C. Provision for food deliveries from quality of life for residents. Particularly large or those having 500 sq m of gross floorspace or more. restaurants or cafés, including facilities intensively used hotels or conference facilities The toilets should be maintained at the applicant’s for platform-based delivery, will only be are often not compatible with predominantly expense as part of the overall maintenance of any supported where it is demonstrated that residential streets, because the amount of activity development. Toilets accessible to the public the facilities do not result in a change of they generate can cause amenity problems. should be clearly sign-posted within developments use to hot food takeaway or other uses The change of use of hotels to residential use to ensure they are easily located and the needs including composite / sui generis uses. will be encouraged where the existing hotel of less mobile people must be taken into account is not purpose built and is demonstrated to be in the design of new toilets. D. Purpose-built facilities for platform-based causing adverse effects on residential amenity. deliveries will only be supported when they are purposely designed to limit the adverse 17.15 / When assessing proposals for new impacts of this type of delivery mechanism. hotels, we will take into account the site 18. Food, drink and location, relationship to neighbouring uses, entertainment uses SHISHA SMOKING scale of accommodation and facilities proposed A. Proposals for food and drink and (the number of bedrooms and nature of other E. The use of premises and outdoor areas for entertainment uses will be of a type and services the hotel offers), highways and parking. shisha smoking will not take place under or size appropriate to their location, and will adjacent to windows of existing residential be neighbourly. The over-concentration Public toilets properties. Any negative effects must be of entertainment uses will be prevented fully mitigated by incorporating measures 17.16 / Publicly-accessible toilets provide an where this harms the vitality and character into the design and operation. important facility for residents, workers and visitors. of the local area. Entertainment uses will They also contribute to keeping London’s streets demonstrate wider benefits for the local clean, reducing the risk of anti-social behaviour community, where appropriate. with people urinating in the street, creating a poor 18.1 / Westminster has a vibrant entertainment street environment and deterring people from PROTECTION OF PUBLIC HOUSES sector, including a huge range of food and drink using public areas. They are especially important uses. This plays a vital role in supporting the visitor B. Public houses will be protected throughout for some groups, such as the elderly, families with economy providing local employment opportunities Westminster except where there is no children, or those with certain health conditions. and contributing to London’s world-city status. reasonable prospect of its continued Much of the entertainment sector is concentrated use as a public house, as evidenced in the West End, but clusters also exist in other by appropriate marketing for a period parts of the city such as Edgware Road and of at least 18 months. Queensway / Bayswater.
72 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Food, drink and entertainment uses principles diversity of commercial areas, and make a positive to order hot food. This has often led to negative contribution towards townscape and local identity. impacts on the amenity of residents and businesses 18.2 / Proposals for food drink and entertainment Their protection is supported by both national arising from the noise and other disturbance from uses should be accompanied by an assessment policy and the London Plan. large numbers of delivery agents outside food of development impacts, which should be premises or elsewhere. We recognise the proportionate to the likely impact of the proposal. 18.5 / Latest records indicate there are 439 convenience of delivery platforms. However, we This is based on the principle that larger scale public houses in Westminster, of which 87% will ensure that any negative impacts are minimised proposals, and those with later opening hours, will are in Conservation Areas and 28% listed. and managed. Westminster’s dense pattern of be likely to have disproportionately larger impacts They can support the economy by providing direct development means that it is unlikely that there will on surrounding areas, these impacts will be felt employment, supporting food suppliers and the be anywhere within its boundaries that are suitable more strongly within smaller commercial areas, brewing industries, and helping make Westminster for stand-alone food preparation facilities supporting given their role and function. The type of use a desirable place in which to work and do business. these platforms given their likely amenity impacts, proposed as well as the concentration of uses in Despite this, they are facing increasing threat of particularly in terms of noise and odour. proximity will also be taken into account. Applicants closure. Recent monitoring data shows that over will be required to produce a management plan recent years there has been an increasing loss Shisha smoking setting out the steps identified as a result of the of floorspace for drinking establishments. assessment. Production and implementation of 18.8 / Shisha is a flavoured tobacco smoked management plans will be secured by planning through a waterpipe or hookah. Its health risks, Hot food deliveries condition and / or legal agreements as appropriate. including cancer, heart disease and respiratory 18.6 / Hot food takeaways fall under a different use disease, are recognised by Public Health England. 18.3 / Proposals for new entertainment uses will class (A5) to restaurants and cafés (A3) and by their Smoke free legislation means it cannot be smoked need to set out in their planning statements the nature, can result in increased disturbance as a indoors in public places, but a licence for outdoor benefits that the local community will gain from result of motor vehicles, mopeds and motorbikes smoking is not required. these uses. Arrangements may be formalised delivering food to customers. Often restaurants and through a legal agreement where appropriate. cafés also offer such services, and this is becoming 18.9 / An increased amount of outdoor shisha Local community functions provided by new increasingly commonplace with the rise of platform- premises are emerging in the city, often as entertainment uses could include discounted based delivery options. We will therefore seek to ancillary uses within cafés and restaurants that access to space for community functions, or the control numbers and hours of operation of food then incrementally expand. Estimates indicate provision of learning and training for the local deliveries through planning conditions to ensure that from the period 2010 – 2013, the number community associated with the use. any such services are ancillary to the primary use of premises more than doubled, from 60, to more of an A3 premises, and will seek to promote use than 1307. Such premises are distributed across the Protection of public houses of sustainable delivery options. city, with notable concentrations in Edgware Road. 18.4 / Public houses can play an important role as 18.7 / In recent years there has been significant social hubs at the heart of communities, add to the 7 Reducing the Harm of Shisha: towards a strategy for growth in mobile technology-based platforms used Westminster, Feb 2017, https://www.westminster.gov.uk/shisha
73 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS CONTENTS
18.10 / We consider shisha bars a sui generis use, meaning that where a premises changes 19. Soho Special Policy Area particular attention in decision-making, in its use to a shisha bar planning permission will order to prevent the clustering of such uses. A. Development in the Soho Special Policy be required. Where this is sought, applicants Area (SPA) will reflect its unique character will be required to demonstrate how any potential E. Development involving the amalgamation and function and demonstrate how it negative impacts of the proposal can be mitigated of units behind retained facades will respects, protects and enhances the through the implementation of a management not be permitted, other than on Oxford existing scale and grain of the built plan for the premises. Street, Charing Cross Road and environment and the unique mixture Shaftesbury Avenue. of uses present there. 18.11 / Outdoor smoking at shisha bars, which often occurs late at night, can harm residential amenity F. The scale and setting of Soho and B. The following uses will be supported: through increased noise, odour and fumes, Golden squares will be protected. The particularly in areas with large concentrations of 1. SME workspace, particularly function of these squares and of St. Anne’s these uses. A loss of retail units to shisha bars can in the creative sectors; Churchyard as green spaces will also result in a change of character and undermine the be protected and enhanced. 2. Specialist retailing; vitality and viability of established shopping areas. The use of outdoor tables, chairs, and charcoal 3. Housing that meets the needs burners can also block pavements making it more of those working in the area; difficult for people to get around the city. We will 19.1 / Soho has been a mixed residential and 4. Food, drink and entertainment therefore seek to control numbers and opening commercial district since the mid-18th century, uses, subject to clause D; hours and use planning conditions to secure the when it was popular with artisans, traders and management of waste disposal and positioning 5. New live music venues with low immigrants, often fleeing conflict in Continental of tables and chairs. Management arrangements amenity impact; Europe 8. In the 19th and 20th centuries, Soho will be required to safeguard residential amenity further developed as a centre for the creative arts, 6. Physical, social and green infrastructure. and minimise disturbance. particularly the British film industry. By the 1960s, Soho had become a focal point of London’s music C. New hotels of more than 2,500 sq m 18.12 / In addition, given the amenity and public scene, alongside its boutique shops and other will not be permitted. health impacts of shisha smoking, we are lobbying bohemian culture, and has become a home for for increased licensing powers to control the London's LGBTQ+ community. The area was D. The cumulative impact of proposals for proliferation of shisha bars. designated a conservation area in 1969. Since new A3 restaurant / café uses or A4 drinking establishments on the character of Soho's streets and their mix of uses will be given 8 Soho Heritage and Character Assessment, 2018
74 CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Map 8: Soho Special Policy Area
75 CONTENTS the area is maintained. The clustering of A3 and A4 A4 and ofA3 clustering The maintained. is area the in ofuses balance and mix the that ensure will This streets. Soho's on impact cumulative oftheir terms in be assessed will establishments or A4 drinking uses café or restaurant to A3 new ofuse changes uses, drink and offood To clustering the prevent Soho'snature. anddiverse reflect cosmopolitan that ofuses arange to promote aims policy This present in in Soho order to character. local protect ofuses mix the to maintain important is /It 19.3 development be acceptable. will surrounding where Soho more transformative roads main the on than other resisted, be behind retained therefore will facades generally units Amalgamated supported. be will ofuse type and flexible workspaces thisto encourage units Smaller for SMEs. and sectors visitor and creative cultural, the particularly smaller industries, scale and specialist from tenants support typically which to smaller floorplates, itself lends fabric urban the of nature dense The End. West the in elsewhere smaller than of scale typically uses, distinctive a has Soho buildings. same the within often and streets, ofnarrow network dense its within place taking roles ofthese all with visit, and work to live, aplace as functions It ofuses. diversity and has character, /Soho a cosmopolitan 19.2 density and enhanced. arequalities conserved distinctive its that important is it and End West wider the within to play role aunique has still It commercialised. more become has and attraction tourist amajor become has Soho 1960s, the CITY PLAN 2019 – 2040 2019 PLAN CITY
Soho Square SquareSoho and are Golden designated Public Soho Realmthe (2014). Study Furthermore, implement findings the and recommendations of Public realmdevelopment. should improvements and enhanced public realm in new infrastructure explored for providing green opportunities further and enhancedprotected, where possible, with is spaces green as function their that important Square and St Anne’s Churchyard. is therefore It Golden Square, Soho in exists only space green /Soho’s19.5 green spaces are rare and formalised housing. of affordable provision the through including ofstock range to the bycontributing area the in working of those needs the to meet are able they that to demonstrate need will Soho in housing for new Proposals work. and live to both are able people where aplace is it meaning stock, ofhousing arange has /Soho 19.4 impacts. and environmental potential amenity having as well as character, local erode will which as likely will they displace commercial other uses, not be considered SPA, the acceptable within hotel will facilities of site. the Large-scale vicinity immediate the in floors upper on uses residential carefully considered, where especially there are also will be impacts site.the and amenity Noise of vicinity the in arrangements servicing existing surroundingthe uses at groundlevel, floor the and andin should Planning their consider Statement, should issue address this character.to its Applicants uses in Soho, and lead can to incremental changes of mix the on impact haveadetrimental can uses
with grand formal grand including palaces, buildings with townscape visual arich has area The retail. luxury galleries and uses including of art specialist pattern and a international recognition, distinctive standing long character, and status aunique with locations 20.1 and St James’s /Mayfair are prestigious be respected in development proposals. and should scale setting their a result, As function. heritage an important London Squares perform that C. B. A. Special Policy Area 20. James’s and St. Mayfair area's unique character is supported. area's is supported. unique character the complements that type ofthis retail Additional A1 floorspace. retail specialist and luxury niche existing to protect others and landowners The council work will with resisted. be will Area Policy Special the from floorspace gallery of loss net The principle. in supported is galleries floorspace foruse as Additional art and renowned and functions. buildings prestigious in accommodating status and unique character and enhance its James’s SPA support complement, will St. and Mayfair the in Development ECONOMY EMPLOYMENT AND
76
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Map 9: Mayfair and St James’s Special Policy Area
77 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY internationally renowned Christies Auction House House Auction renownedinternationally Christies The world. the over all from clients attracting and workers, and skilled specialist employing businesses independent ofsmall anumber contains area the today and years, hundred James’s St in for several galleries have in also been existence 20.4 /Art world. the over all from collectors –attracting area ofthe draw and feature along-standing being galleries with trade, are influencedthe highly art by and function The area’s streets. and Albermarle Bond character Bruton, ofnearby parts and Street Cork on clusters with ofMayfair, part southern the in found now are galleries retail ofthe Most Piccadilly. on Arts of Academy Royal the and Street, Bond New on renowned and Sotheby’s Bonham’s houses auction internationally the many galleries, commercial art to home is It UK. the and London in market art ofthe centre historic the is /Mayfair 20.3 niche and other uses. tobacconists merchants, wine and and arcades, also include streets neighbouring which are uses, other also found amongst in the and shoe makersand accessories including hatters makers,renowned grooming for products shirt is Street Jermyn to Piccadilly. it linking arcades the and Street Jermyn on including retailers, bespoke and to niche home is area /The 20.2 significance for London’seconomy. abroader has and investors and visitors for international as an attraction square. acts It End’s first West the and spaces open formal
subsequently protected by legal agreement. subsequently be will they that and buildings, refurbished or in replacement are planning permission re-provided requiring works redevelopment substantial or other through risk at floorspace any that ensure to powers our use however We will permission. be able to change to A1 planning other uses without may A1 galleries lawful existing that recognised is it character, existing to protect seeking In welcomed. luxury, bespoke and niche retail, are therefore and floorspace, Proposals gallery for additional tocontribution central London’s global appeal. its given area'sthe and status, unique character complements and respects it that to demonstrate need will area the in development /New 20.5 by galleries. commercial art James’s, ofSt surrounded centre the in located is B. A. Area Policy Harley21. Street Special the followingthe exceptional circumstances: in permitted be only will loss Its protected. floorspace existing and supported be will facilities and complementary New medical residential use. excellence, by complemented primarily ofmedical centre international an as role continued and enhance its support will SPA Street Harley the in Development
practitioners medical 5,000 than more has It years. 200 nearly for disciplines ofmedical range to awide home the been has excellence and for medical centre international and anational is Street 21.1 /Harley and its proximity to, and links with, the medical medical the with, links to, and proximity its and Plan the London in recognised specifically is area of uses The in clustering medical the services. training and education provides and city, of the 9 www.harleystreetmedicalarea.com/aboutus C. 2. 1. involved: sites the across that demonstrated be can it where SPA, the be considered will Land use swaps within 2. 1.
and residential space. medical provides higher quality accommodation offeredthe or residential floorspace; and ofmedical loss net no be will there excellence. ofmedical acentre as area the of function and the character affect materially not does that development residential proposal is the for high quality and months; 18 least ofat for aperiod marketing appropriate and by vacancy as evidenced facilities, complementary or use for medical use continued its of prospect reasonable no is there 9 , adds to the economic diversity diversity economic to the , adds ECONOMY EMPLOYMENT AND
78
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Map 10: Harley Street Special Policy Area
79 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY an important consideration.an important be will Area Conservation Street Harley the on impact the details, design ofthe terms /In 21.5 is not and eroded. character area's function existing term accommodation; to short purpose ensure the toaccommodation cannot be converted general to be used Legal will ensure agreements any residential use may be acceptable.services, support or for medical needed longer no is space that appropriate marketing evidence (see glossary) through be /Where demonstrated can it 21.4 to use through of such legal agreements). occupancy theirfamilies and (restricted forpatients specifically and accommodation services, training and health include physiotherapy facilities Complementary uses. these of clustering the of benefits of the in the area to ensure continuation and extension extension and continuation to area ensure the in facilities and new floorspace complementary medical support and existing to protect seek /We will 21.3 residential properties. to some home also is area the CAZ, ofthe parts many with common In institutions. medical near or within required sometimes is accommodation and family patient Street means ancillary that Harley in provided oftreatments nature /The 21.2 significance. strategic research around cluster a it Euston particular gives
practicably be achieved within the SPA. SPA. the within achieved be practicably thatcannot overriding benefits to demonstrate SPA need the will beyond extend that swaps for land Proposals application. of aplanning appropriateness of proposal to prior the submission the to determine discussions pre-application in should engage a applicants new development, to facilitate required is swap aland /If 21.6 A. Area Policy Place Special Portland 22. B. home to prestigious institutional uses. uses. institutional home to prestigious as role continued its SPA support will Place Portland the in Development in principle. are supported uses, institutional of new provision and ofexisting, extension The where there is no reasonable prospect supported be only will use institutional ofan loss the involving Proposals the areas distinct character and function. character areasthe distinct to respond and to respect need will uses Alternative months. 18 least ofat a period for marketing appropriate and vacancy by evidenced as use, continued of its
evidence (see glossary). marketing appropriate require will use land use to another of loss the an institutional involving proposals any area, ofthe importance strategic uses the where appropriately Given designed. such new supporting and extensions, sensitive through long term their functionality supporting uses, existing protecting include will This Place. uses in Portland presence of institutional continued the to ensure seek /We will 22.2 diversity. economic city’s to the add haveThe organisations a global presence and accommodation forcases / guests. members libraries), conference and in some facilities, (including facilities providecan educational commercialmainstream office they uses as from arethey These uses are housed. distinct which within buildings historic listed) (often of the grandeur to the suited are well and membership, professional /or and status charitable with Charter, Royal the for with organisations headquarters are administrative institutions ofthe Many uses. and diplomatic institutional of foundation, cluster established to along home is Place 22.1 /Portland ECONOMY EMPLOYMENT AND
80
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Map 11: Portland Place Special Policy Area
81 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY D. C. B. A. Area Policy Row Special Savile 23
marketing for a period of at least 18 months. months. 18 least ofat for a period marketing and appropriateas evidenced by vacancy use, continued ofits prospect reasonable where there is no be permitted only will tailoring floorspace. ofbespoke provision quality greater and proposal result will equal quantity in at least the that demonstrated be can SPA it where the within considered be will swaps Land loss Its protected. be will uses tailoring bespoke by used floorspace Existing area. of the unique role,the and function character respects that ofascale be will uses centre town complementary or retail new Any levels. floor lower at particularly supported, be will uses tailoring bespoke New for bespoke tailoring. ofexcellence centre international an as role continued complement and enhance its Row SPA will Savile the in Development
appropriate marketing evidence (see glossary). appropriate marketing evidence (see glossary). require will loss its involving proposals any and floorspace existing to protect seek therefore cluster. We will specialist ofthe success helpingapprentices, to ensure continued the for training and skills specialist of supporting terms in also but ofgarments, production the for / Premises are important not only 23.3 Plan. London the in acknowledged is status unique Its industry. tailoring UK the and city, the of area, economy the within character a diverse to contribute that businesses the for established benefits agglomeration in results area this in floorspace and ofuses clustering /The 23.2 uses area. in the to predominant the tailoring uses complementary galleries and retail of mix the uses includes art north to the whilst Row A1 dominate, uses Savile To of west generis. sui as the are categorised such as and level, street from visible are both that elements retail and ofworkrooms amix include Row ofSavile side east the on Premises tailoring. premium bespoke with synonymous is globally It for centuries. established been Row has Savile in 23.1 /The of cluster bespoke establishments tailoring
will normally be considered normally will reasonable. floorspace internal mgross sq to 300 ofup stores such, SPA As m. 266 the sq in is retail of existing areasthe inherent character. The average size to preserve order in stores, sizethe ofindividual thereforeLegal will agreements to be used restrict Street. Oxford and Street Regent as such nearby streets shopping principal with associated stores flagship and retail footfall high than rather items, bespoke for visits purpose to specific itself lends pavements, ofnarrow because which area, of the SPA should role complement the and character the in development commercial new /Any 23.4 ECONOMY EMPLOYMENT AND
82
CONTENTS CITY PLAN 2019 – 2040 ECONOMY AND EMPLOYMENT CONTENTS
Map 12: Savile Row Special Policy Area
83 CONTENTS A city that connects us to that connects healthierA city living. West to End make streets, Westminster walkable atruly city. busiest centre of our very even areas, the in pedestrianised more accessible with real difference,greenera city as it’sBut area the of ‘active travel’ where we’ll see the city. the to benefits economic and environmental both delivering facilitate more working from home and reduce need the to travel, will broadband around Westminster. Superfast driving than of our waterways will choice become amore to attractive people travel. More ‘joined-up’ options public and transport greater use we moveAs towards 2040, we move towards more sustainable greater challenge. a environmental with us presents turn in which growingA growing puts pressure city system, on our transport with ahealthierConnecting way of life CONNECTIONS
CONTENTS CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY A. 24. mobility Enhancing D. C. PEDESTRIANS B. F. E. CYCLING
connectivity between different between forms connectivity improved and support will opportunities travel active The council prioritise will accessible environment. and safe pedestrian movement attractive, creating a legible, pedestrian prioritise will development new To walkable make city, a truly Westminster modes. interchange transport between easy allowing realm, public the with integrated be will Transport infrastructure of transport. or compromise safety. compromise or pedestrians of needs the with conflict where do not these be supported, will cyclists ofdifferent needs the to meet network cycling to the Improvements enhancement the through of public realm. the modes transport other with conflicts out bydesigning improved be will Accessibility for Transport for London hire. cycle storage andparking, new docking stations including facilities, ofprovision cycling increased The council support will
between different transport modes through thethrough modes differenttransport between interchange for easy allow spaces such ensure will development New needed. is pollution air less well designed spaces with attractive, are most the cycling and walking as such options travel active that to ensure order In network. transport the on pressure continued to set guarantee is awhole as London and Westminster in growth 24.1 /Projected H. HIGHWAYS G. TRANSPORT PUBLIC Newcastle Place and Church Street. Church and Place Newcastle between Road ofEdgware widening the The council to continue will safeguard 3. 2. 1. The council support: will 2. Appendix in standards parking cycle the meet will development New
for multi-modal interchange. for multi-modal allows that Station Coach Victoria for location alternative an finding and city; ofthe areas used intensively to less facilities ofstanding relocation and the of streamlining bus services the and key underground stations; 2,Line and Crossrail HS2, mainline Elizabeth the including infrastructure transport strategic in investment
the percentage of trips that can be walked by walked be can that oftrips percentage the vehicles. to Walking Our seeks increase Strategy of motor impacts reducing environmental the whilst ofland use best make the development to enable helps for pedestrians planning so of transport, forms other than efficient space more also is It of life. offering a highneighbourhoods quality prosperous andsociable, economically healthy to /Walking vibrant, contributes 24.3 increasedthrough natural surveillance. and places making feel safer lifestyles; healthier and road encouraging networks; transportation public the on pressure the easing including benefits, has multiple pedestrians Prioritising Strategy. Transport ofLondon's Mayor of the also provides a key environments walking pillar attractive provide that streets’ ‘Healthy London. in to need the secure increase a significant inwalking emphasises Plan London the and of transport, mode asustainable as movement to pedestrian given be should priority that states policy National compromised designed developments. by poorly be can safety personal their highway; of the vulnerable of all users the most are difficulties, mobility with those particularly /Pedestrians, 24.2 Pedestrians 13. Map in are show Westminster around and in both hubs transport key public of the Some city. the around move they as transport public and to encourage cycling people choose walking, and thereby realm. This improve will connectivity public the in infrastructure oftransport integration CONNECTIONS
86
CONTENTS CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
Map 13: Strategic Transport Infrastructure
87 CONTENTS Promoting cycling has multiple benefits. benefits. has multiple cycling /Promoting 24.5 Cycling Walking Strategy.Westminster’s in out set is met be can of pedestrians guidance on how needs the Further address. which Design and Access should Statements help achieve can aims, that these principles guidance detailed on design provides further Planning (SPD) Document Supplementary Strategy Way The Westminster issues. Public Realm mobility with pedestrians of needs specific for the cater also should They clutter. bystreet impeded not is and ensure or parking car movement as servicing such uses competing and pedestrians between routes. Such spaces should conflict minimise the walking attractive safe and direct, with spaces permeable byproviding habits walking people’s to change facilitate can development /New 24.4 London. in levels walking highest the have would people by 2027, Westminster’s that means which 92% than to more 84% current the from residents in an increased shift. modal resulting option transport attractive a more become can cycling for cyclists, environment the improve to efforts concerted Through lifestyle. active an byenabling health improving as well as quality, air to better leading emissions harmful in areduction towards contributes also It to cycling. vehicles motor private from ashift Encouraging space. road existing the to use ofpeople numbers and enable greater and public transport, capacity highway on pressure the to reduce help can It CITY PLAN 2019 – 2040 2019 PLAN CITY
London has increased by 8.9% since 2014 since by8.9% increased has London central in cycling and London, in day per trips cycling 730,000 than more are now 24.6 /There 1 respond to this. respond development proposals should supporting and Design and AccessStrategy Statements guidance Cycling is set Westminster in the out Further facilities. to parking addition hire, in cycle for facilities docking cycle new to provide need also may developments 2. Larger Appendix in out set standards parking the in line with facilities, storage and ofparking provision the includes This developments. ofnew design the during should be careful given consideration of cyclists in orderessential to The needs encourage cycling. hire, for cycle as well are as facilities facilities, storage and parking ofcycle 24.7 /Provision 14. for, Map on planned shown is and existing both quietways, and ofsuperhighways network The infrastructure. existing are well integrated with safe, and and visible are intuitive, they to ensure investment tocontinue be improved further through will routes These cyclist. of types of different needs to the cater which network, London’s cycle element ofRoute. These form an important Cycle Thames and Quietways, Superhighways, Cycle Network, Cycle London the including exist, routes cycle ofstrategic anumber Westminster, http://content.tfl.gov.uk/travel-in-london-report-10.pdf 2017 10, London Travel in
1 . Within . Within
the number of existing bus routes has significant significant has routes bus ofexisting number the Street, Oxford as such city, ofthe parts some In journey are for therefore bus passengers supported. improved an deliver help will that measures so council the and ofLondon Mayor bythe shared apriority is capital the in use bus 24.10 /Increased arethese taken into account stages. earliest at the to ensureagencies involved in planning rail services other and TfL Rail, Network with work We will realm. public and network transport ofthe parts might they have on other impacts and the journeys onward their continue passengers to rail how to is essential It ensure is given consideration that improved and journey increasedwith times capacity. integrated, accessible and services, user-friendly to enable safer,rail services reliable, modern, Transport Strategy seeks to London’s transform of London's Mayor The oftransport. mode as a sustainable improve rail’s attractiveness reduce overcrowding,and connectivity, and are to needed increase capacity infrastructure to rail improvements to rise, continue numbers worker resident, /As and visitor 24.9 transport. ofpublic reliability of and measures to increase capacity the package a includes This purpose. for fit remains it Westminster, and to serving ensure infrastructure transport the of and effectiveness efficiency the to improve plan ofthe lifetime the during be necessary will investment /Major 24.8 Public Transport CONNECTIONS
88
CONTENTS CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
Map 14: Cycle Routes
89 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Edgware Road Safeguarding Area Safeguarding Road Edgware 15: Map CONNECTIONS 90
CONTENTS CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
negative impacts on congestion, noise and air to experience development activity along the road pollution, and safety. We will therefore work with frontage over the plan period, but narrow sections 2. the number of individual new access the Mayor and TfL to ensure that these impacts of it currently cause congestion. As a result, we will points will be minimised; are reduced. We will support the Mayor in seeking continue to safeguard this scheme in conjunction 3. the proposed access is not in close to transform the quality of bus services to provide with any redevelopment proposals that may allow proximity to road junctions; faster, more accessible, reliable and comfortable or require the acquisition of land affected by the travel, well integrated with the tube and rail network. safeguarding line. 4. the provision of an access does not adversely affect the safety and free 24.11 / Victoria Coach Station (VCS) is the country’s flow of traffic and pedestrians, including largest and is considerably exceeding its originally through provision of adequate built capacity, resulting in significant congestion 25. Highway access visibility splays. and environmental concerns. We are working with TfL to find alternative locations for coach facilities and management PROVISION FOR TAXIS, COACHES to relieve these impacts, but in the long term we A. Given the increasing demands on existing AND OTHER TOURIST VEHICLES support closure of VCS and relocation of new highway space, the council will resist the D. New development should ensure that coach terminal provision. A suitable location (or loss of highway land. In cases involving the adequate provision is made for taxis, locations) must support multi-modal interchange setting back of buildings, the council will coaches and other tourist vehicles, where while minimising amenity, traffic and environmental seek to ensure the resulting frontage land necessary, particularly where it is in close impacts, recognising that the best location(s) may is designated as highway. proximity to major tourist destinations be beyond Westminster’s boundary. This approach and transport hubs. is consistent with the commitment in the London HIGHWAYS ACCESS Plan and Mayor’s Transport Strategy that the B. New highway accesses should minimise Mayor will identify and deliver replacement coach the amount of kerb space lost for parking station facilities to provide easier access to the and / or servicing and should ensure 25.1 / The road network plays a vital role in the coach network, while retaining good access to no loss of street furniture. life and work of Westminster, enabling trips by central London for coach operators. residents, businesses and visitors. It also enables C. Development will only be allowed access public transport to deliver staff and customers to Highways onto the strategic road network where businesses and provides for their servicing needs. 24.12 / The London Plan recognises that local road it can be demonstrated that: All these demands mean that highway space in improvements may sometimes be necessary, Westminster is under particular stress and there 1. there is no reasonable alternative particularly in areas of substantial regeneration or is a pressing need for a strategic approach to to direct access; development activity. Edgware Road is expected its management.
91 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Map 16: Westminster’s Road Hierarchy 16: Map CONNECTIONS 92
CONTENTS CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
Loss of highway land 25.5 / Within the hierarchy, the Transport for London Road Network (TLRN) is considered 25.2 / The loss of highway land will not 26. Freight, servicing most suitable for through traffic, the Westminster generally be acceptable, as reducing space on Strategic Road Network (WSRN) distributes traffic and deliveries the highway for pedestrians and vehicles impedes within Westminster and to neighbouring boroughs, A. The council will strongly support the movement and traffic flow, worsening congestion. and Local Roads give priority to pedestrians and provision of consolidated facilities for By designating frontage as highway land where cyclists over motor traffic, providing access to freight, servicing and deliveries in new buildings are set back from the highway, we will residential areas and local centres. Direct development. The net loss of existing be able to carry out improvements such as vehicular access onto the strategic parts of the off-street facilities will be resisted. footway widening to encourage active travel network (TLRN and WSRN) from new development opportunities and smooth pedestrian flows. is likely to lead to increased congestion that would B. Servicing, collection and delivery needs compromise this function, and should therefore be should be fully met within a development New highway access avoided wherever possible. The council will site. Where this is not possible, they must 25.3 / Where developments require vehicular consult with TfL on any proposals seeking direct be met in such a way that minimises access to the highway, they should minimise access onto the TLRN. adverse effects on other highway and the loss of kerb space used for parking and / or public realm users, and other residential servicing arrangements. Highway space is at a Provision for taxis, coaches and tourist vehicles or commercial activity. premium in Westminster and a loss of on-street 25.6 / Developments that are likely to generate parking or kerbside servicing areas will lead C. Provision for servicing, collection and large visitor numbers or those in close proximity increased congestion. deliveries within developments will be: to major tourist attractions or transport hubs should ensure that adequate space is made available for 1. located behind new or converted The Strategic Road Network and Westminster’s taxis, coaches and other tourist vehicles, such as buildings, or below street level; road hierarchy sightseeing buses. This could include dedicated 2. appropriate in size, type and anticipated 25.4 / The council defines a road hierarchy parking, layovers, pick up and set down points, frequency of arrival of vehicles; and (shown on Map 16) setting out the different minicab offices, and taxi ranks. The benefits of types of roads and their distinctive roles. When provision should, however, be balanced against 3. capable of being shared with other considering development proposals, it will be the need to protect residential amenity (given businesses so as to ensure the most used to discourage traffic from using unsuitable potential noise disturbance and impacts on air efficient use is made of scarce space, streets in order to minimise the negative impacts quality), and allow sufficient parking and circulation where this does not compromise of traffic on local residents and local amenity space for other vehicles. businesses’ operational needs. and to improve road safety.
93 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS CONTENTS
26.1 / More than 90% of London’s freight traffic 26.3 / Re-timing deliveries, collections and servicing and will work with developers, businesses and is transported by road during the morning peak to avoid the busiest times of the day will bring Business Improvement Districts (BIDs) and other (7am-10am), accounting for a third of all traffic, significant safety, environmental and social benefits organisations to promote them within the city. causing congestion, reduced safety and increased to residents, businesses and visitors. Spreading pollution. Projected growth in Westminster, and movements evenly throughout the day, alongside 26.6 / To help ensure the most efficient use is London as a whole, together with changes to the reducing their noise impact, can have many benefits, made of scarce space, use of shared servicing / way people access goods and services means including: safety, through reducing collisions; loading bays will be encouraged where this does that the volume of freight, servicing and delivery reduced congestion and more efficient use of not compromise businesses’ operational needs. traffic is likely to increase unless action is taken. on-street loading areas; air quality improvements, as We will also use planning conditions to specify The Mayor of London's Transport Strategy aims smoother traffic flow is enabled; and freeing capacity delivery hours, stipulate the use of quieter and for a 10% reduction in the volume of freight traffic on the road network to absorb growth. greener vehicles and goods handling equipment in central London during the morning peak by 2026. (as set out in guidance and accreditation schemes), 26.4 / New development can contribute to the so that freight, servicing and deliveries all help to 26.2 / Westminster has a high level of demand management of freight traffic through the provision reduce disturbance and congestion. Applicants for freight, servicing, delivery and collection of sufficient, dedicated off-street space for servicing, should demonstrate how freight needs will be services (including personal delivery and ‘click deliveries and collections. This includes the provision minimised in an efficient, safe, and sustainable and collect’), that must be managed to allow of appropriately sized ground floor holding areas for way through the use of Delivery and Servicing residents to access the goods and services deliveries and refuse bins. Such provision of off- Plans (DSPs) and Construction Logistics Plans they need and to enable businesses to continue street space takes delivery activity off the highway, for the construction phase. to grow. The high concentration of commercial avoiding obstructing other road users including activity interspersed with residential development pedestrians. It can also help minimise residents’ is a particular characteristic of Westminster’s exposure to noise if such areas are underground or dense, historic urban fabric. This is especially sited away from residential properties. This is more 27. Technological innovation the case in the Central Activities Zone (CAZ) likely to enable the re-timing of deliveries to and the West End and creates particular ‘shoulder hours’, or other times when residents’ in transport challenges for the movement, re-moding and amenity will be less affected. A. Technological innovation in transport re-timing of freight, servicing and deliveries2. designed to improve mobility, reduce 26.5 / The use of freight and micro-consolidation congestion and improve air quality will be facilities can also help to reduce the number of supported where it does not compromise 2 The West End Partnership (WEP)’s Freight & Servicing vehicle movements and enable the use of lighter highway safety and other amenity and Strategy seeks to go beyond the Mayor’s target by reducing overall numbers of delivery and servicing vehicles in the vehicles or more sustainable options that cause environmental concerns. The council West End by 10%, rising to 80% at peak visitor times where less disturbance and environmental impact. The will work with developers, infrastructure key public realm and highway interventions are planned. council is keen to promote facilities of this kind
94 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
technologies does not compromise the safety of robustly demonstrated that the station is unused providers and other stakeholders to people living in, working in, or visiting Westminster. or operationally unviable. minimise any negative impacts of these new technologies. 27.2 / New modes of travel will help to improve 27.4 / For sites identified as suitable for hydrogen mobility by offering a wider choice of travel refuelling, protection is justified by their scope to REFUELLING options, including dockless cycle hire, electric facilitate the more widespread use of innovative scooter hire and autonomous vehicles. Other energy technologies, in accordance with the B. Existing refuelling stations will be protected, technological changes will help to reduce London Plan. Where provided, alternative lower unless demonstrated to be operationally congestion by removing vehicles from the road, emission fuel and recharging points should be unviable. Opportunities for new refuelling particularly in terms of deliveries and collections. in addition to, rather than instead of, traditional technologies to be incorporated at such This includes the use of unmanned aircraft or refuelling facilities. Options for incorporating these sites, such as hydrogen refuelling and ‘drones’, and other self-driving delivery vehicles facilities alongside traditional refuelling should be electric vehicle charging facilities, should that operate on the highway. Nonetheless, the considered prior to any proposed change of use. be fully explored before a change of use is opportunities represented by technological considered. New or replacement refuelling change may sometimes have unintended negative 27.5 / Where redevelopment is proposed, facilities will be directed to accessible impacts in terms of amenity and the local refuelling stations should be re-provided, locations on the strategic road network. environment, such as noise, street clutter and local preferably on-site, or in an appropriate location character, as well as potential safety and security nearby where this is not possible, unless it can ELECTRIC VEHICLE CHARGING FACILITIES concerns. We will therefore work with a range be clearly demonstrated that there are viable C. The council will support the continued of stakeholders to avoid or mitigate any negative alternatives for refuelling already in the vicinity. roll out of on street electric charging points impacts, including with developers to ‘design in’ New or replacement facilities will be directed to for use by the general public across facilities in new development where required. accessible locations on the strategic road network Westminster. New development will (TLRN or WSRN). As these routes still include incorporate vehicle charging facilities Refuelling sensitive land uses, impact on local amenity will in line with the council’s parking need to be considered through appraisals such 27.3 / New fuel types will help reduce air pollution; standards, with a high level of active as noise and air quality assessments. however, during the transition from fossil fuels provision encouraged. traditional refuelling stations will remain essential, 27.6 / For sites identified as suitable for hydrogen particularly in the first half of the plan period. There refuelling, protection is justified by their scope to are limited such facilities within Westminster and facilitate the more widespread use of innovative 27.1 / Technological advances and innovations will a lack of coverage could lead to unnecessary energy technologies, in accordance with the London change the way people travel and the operation of detours for refuelling purposes, cause additional Plan. Where provided, alternative lower emission fuel the transport network over the period of this plan. traffic and congestion, and undermine economic and recharging points should be in addition to, rather We will embrace the opportunities such changes competitiveness. We will therefore protect existing than instead of, traditional refuelling facilities. offer, whilst ensuring that the introduction of new refuelling facilities in Westminster unless it is
95 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS CONTENTS
Electric Vehicle Charging CAR CLUBS AND CAR SHARING 27.7 / Fully electric and hybrid vehicles are 28. Parking becoming more prevalent on London’s roads, PARKING STANDARDS D. The implementation of car club and sharing and Westminster has the highest number of new schemes throughout Westminster will be A. New development must meet the parking plug-in vehicles being registered in London, with supported where this will result in a standards set out in Appendix 2. Additional new registrations currently exceeding 1,000 per reduction in parking stress, car ownership parking in front gardens will not be permitted. quarter. Westminster currently has 153 off-street levels and trips by private motor vehicles. electric vehicle charging bays, comprising 109 RESIDENTIAL DEVELOPMENT WITHOUT spaces and 44 car club bays. Many developments ON-STREET PARKING CAR PARKING also provide off-street electric vehicle charging, E. The loss of on-street parking will not although usually for private use only. B. Where residential development is be permitted, unless demonstrated to proposed without car parking, it must: be surplus to requirements, and that the 27.8 / In addition to the wider roll out of on-street 1. not create or exacerbate an area proposal facilitates other sustainable charging facilities accessible to the general public, of parking stress3; and transport measures. where developments propose new car parking, charging provision should be made in accordance 2. demonstrably support implementation OFF-STREET PARKING with the standards set out in Appendix 2. Where of other policies in this plan, in particular proposed, a higher level of active provision of the delivery of affordable housing. F. Development of new off-street car charging points than required by the parking parking for use by the public (temporary standards will be supported. This will enable C. Where major development is proposed or permanent) will only be acceptable people to continue to take up electric vehicles, without car parking, appropriate mitigation where this would wholly or partly replace thereby helping improve air quality. It is also of the potential impact of additional vehicles an existing facility. When assessing important to ensure suitable fast-charge points being parked on-street will be required, proposals involving the loss of public in off-street delivery / servicing bays for goods including full provision of sustainable off-street parking, the council will give vehicles are also placed in appropriate locations, transport infrastructure in accordance particular consideration to: given the high volumes of freight, servicing and with other policies in this plan, and / or the 1. the need to reduce traffic levels and delivery traffic in Westminster. provision of long-term alternative parking encourage more sustainable modes of provision in the vicinity of the development. transport and deliveries / servicing; and
3 Parking stress areas are places where 80% or more of 2. the average and peak usage of the on street parking spaces are occupied during the day car park. or at night, in compliance with any restrictions that exist
96 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
at the front of properties can clutter the street 28.5 / Where a development proposal would G. Additional off-street non-residential scene and potentially pose a hazard to pedestrians demonstrably support implementation of other parking will only be acceptable where where parked vehicles overhang the footway. policy objectives in the plan, particularly delivering there is an essential demonstrated fully policy compliant levels of affordable housing, operational need. The council will Residential development without car parking the provision of no on-site car parking may be encourage the use of any surplus parking preferable in order to make the most efficient use 28.3 / Given the high levels of public transport areas in non-residential sites to support of the site and to ensure the delivery of affordable provision and access to jobs, leisure and shopping other sustainable transport modes, freight housing. Individual site constraints may mean that facilities in Westminster, there may be instances consolidation or for other uses that do the provision of car parking may result in a less where it is not necessary to provide on-site parking. not result in an increase in congestion. efficient use of land and / or be so costly to Nevertheless, there will always be a need to ensure provide that it could prejudice the provision that a lack of provision does not result in significant of affordable housing at the required level. increases in demand for on-street parking in the vicinity of the development, leading to increased Parking Standards 28.6 / It is expected that major schemes (i.e. ten congestion, disruption to traffic flow, air and noise or more dwellings) will normally require some form 28.1 / Our approach to residential car parking pollution, poor parking practices, and adverse of dedicated parking provision. Where this is not conforms to the London Plan principle of balancing impacts on the amenity of residents. To ensure this proposed, appropriate mitigation measures will new development with the prevention of excessive is the case, developments without parking provision be required, such as the fully policy compliant car parking that undermines cycling, walking, and should not create or exacerbate areas of parking delivery of sustainable transport infrastructure public transport use. Appendix 2 sets out maximum stress. The parking stress level in the local area to encourage modal shift, including cycle parking, parking standards, which take into account existing should remain below the defined threshold of 80% cycle hire facilities and electric vehicle charging levels of car ownership, existing on-street parking of on-street parking spaces being occupied during provision, and / or the provision of long-term stress levels, and the high level of public transport the day or at night, in compliance with existing alternative parking in the vicinity, dependent provision in Westminster, in accordance with the parking restrictions. on the location of the development. NPPF. The standards also set out the requirements for electric vehicles to encourage use of new 28.4 / Transport assessments / statements for Car clubs and car sharing technologies, minimum requirements for cycle proposed developments without parking provision parking provision, and requirements for disabled should explore the issue of parking stress, and 28.7 / The use of car clubs can contribute to and car club spaces. include an analysis of existing levels of parking a reduced need for car ownership and hence stress in the vicinity and of anticipated levels of car reduce parking stress, and as such they are 28.2 / The conversion of front gardens for use ownership. They must also take account of location, encouraged. Care is needed to ensure that car as parking areas will be resisted as it is detrimental housing type and tenure mix, and proposed club usage replaces trips by private motor vehicle, to local character and reduces biodiversity by sustainable transport measures such as provision rather than walking, cycling or public transport. removing green spaces for nature. Parked vehicles for cycling and car clubs. Where provision is made for car clubs, they should
97 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS CONTENTS
provide a range of vehicle types and sizes, on traffic flow, highway safety or parking demand for coaches, minibuses or taxis, and including low emission and family-sized vehicles. conditions, will be considered on a case-by-case parking facilities. Meeting the needs of these This can help broaden the appeal of membership basis. If granted, such concessions will be vehicles should be considered although parking to a range of households. Doing so can improve regularly reviewed. should only be provided where it is needed for take-up thus reducing demand for car ownership the essential operation of the use. and reducing parking stress. Off-street parking 28.10 / The creation of additional off-street public On-street parking parking can undermine efforts to encourage use 29. Waterways and waterbodies 28.8 / On-street parking is a limited resource and of more sustainable modes of transport, which is A. The use of Westminster’s waterways and demand often exceeds supply in many parts of the necessary to reduce congestion, and improve air waterbodies for sport, leisure, recreational city, meaning that the loss of such space will not quality and road safety. New parking provision for and educational uses as well as for water- normally be supported. On-street parking spaces the public should therefore only be made where based transportation is strongly encouraged. can cater for a wide range of users including it is replacing existing off-street public parking, Access for pedestrians and cyclists will residents, short stay (visitor) parking, and to facilitate and should include provision for disabled person’s be improved through enhancements loading and servicing requirements at various times parking, as well as car club spaces and cycle parking to waterside towpaths and footpaths. of the day. Balancing these needs requires careful to encourage more sustainable travel choices. management, and we will therefore work with the full B. Development along waterways or adjacent range of user groups to ensure their needs are met 28.11 / Westminster is well served by public to waterbodies and within the Thames as far as possible. This could include reviewing transport, with all commercial areas and visitor Policy Area4 must address their waterfront existing parking zones and controls as circumstances attractions accessible by tube, rail, or bus. The location in terms of access and design. change over the plan period. provision of additional off-street non-residential Water-related and waterfront enhancing parking can encourage unnecessary car trips, uses will be encouraged and the loss 28.9 / Given the increasing demand on kerbside counter to the aims of promoting a modal shift. of such existing uses resisted. space in the city, proposals seeking exclusive It can also cause pedestrian safety concerns, access to the kerbside through measures such as footway space is lost to form access to off-street DEVELOPMENT AFFECTING WATERWAYS as dedicated parking bays, permits or Parking parking. New off-street, non-residential parking AND WATERBODIES Identifier Boards for exclusive parking will be is therefore strongly discouraged. resisted. This will ensure the free-flow of vehicular C. Development that builds into or over traffic, and allow all users of the highway to access 28.12 / There are some exceptions where the waterways will only be acceptable in the kerbside in compliance with existing restrictions. essential operational needs of the proposed use exceptional circumstances. Transport Exceptional circumstances such as an overriding may require dedicated off-street parking. Such national security, NHS or other emergency uses include hospitals, medical centres, and the services need, or where it can be demonstrated key emergency services. In addition, hotels, leisure, 4 As designated in the London Plan that any restrictions will not adversely impact entertainment, and education uses can increase
98 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
some cases supporting sustainable transport. They related structures, projects of strategic 2. not compromise views of the river, the therefore merit strong protection, and opportunities importance to London, or major water World Heritage Site and other heritage to enhance their use are encouraged. related infrastructure will be supported assets and their settings; and only where an overriding strategic case for Development affecting waterways 3. not hinder navigation or jeopardise such development can be demonstrated. and waterbodies the long term use of pier recesses. 29.3 / Where development proposals are adjacent D. In assessing development proposals to rivers or canals, buildings should orientate towards affecting Westminster’s waterways and the water, and allow for continuous public access waterbodies, the council will have regard 29.1 / Westminster’s blue infrastructure along the waterside. Water-related and waterfront to the Thames River Basin Management of waterways and waterbodies is of strategic enhancing uses are encouraged at waterside Plan, the Marine Policy Statement and the importance to London and forms part of the open locations in order to enrich the waterfront. Water- emerging South East Marine Plan. space network that is essential to quality of life related uses are those that need a waterside location in such a dense city. Waterways include the River to work – such as boat moorings, piers and water PIER FACILITIES Thames, the Grand Union and Regent’s canals, sports facilities. Meanwhile, waterfront enhancing E. Improvements to pier facilities will be and waterbodies include the Serpentine and Long uses are those that attract people to the waterside, encouraged as part of new development Water in Hyde Park and Kensington Gardens, and such as restaurants, cafés, museums, galleries and along the River Thames. Proposals for lakes in the other Royal Parks. Map 17 shows the full parks. These will also be encouraged at sites within new or enlarged piers should improve extent of Westminster’s blue infrastructure network. the Thames Policy Area. accessibility for passengers, and not impact adversely on other land-side functions. 29.2 / The open aspect of waterways within 29.4 / Where there is an existing riverside path Westminster is important for several reasons. or canal towpath, development will extend, widen MOORINGS They offer respite from the built-up nature of the or otherwise improve paths where necessary, city, supply important habitats for wildlife, and including the provision of appropriate safety F. Moorings and facilities for boaters on provide the setting for significant heritage assets. features. Existing paths must not be removed, Westminster’s canals will be encouraged The River Thames provides the setting for the narrowed or otherwise adversely affected. in locations that will not hinder navigation Palace of Westminster and other historic buildings, Where no such paths exist, provision of these and can be satisfactorily serviced. and many of London’s most iconic views include will be required, but they should not narrow the Proposals for permanent moorings the Thames and the lakes in the Royal Parks. waterway by creating boardwalks or other solid on the River Thames will: Waterways and waterbodies are also important for overhanging projections. Public access to existing 1. enhance the character and appearance providing habitat and wildlife corridors, providing for riverside steps will be maintained and improved of the riverside and be open to the public; recreational activity and public enjoyment, fulfilling where necessary. environmental functions such as drainage, and in
99 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Map 17: Waterways and Waterbodies Map CONNECTIONS 100
CONTENTS CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
29.5 / Development that encroaches over or well linked to public transport, pedestrian and and facilities for boaters are supported in principle into waterways will normally be resisted due cycle routes. Enhancements should be focussed where they do not disrupt main navigation routes. to impacts on openness, unless it demonstrates on improving access to the water. Proposals located Likely suitable locations include Paddington Basin, overriding strategic benefits such as water quality downstream of Westminster Bridge should make use Little Venice, and Lisson Grove. improvements (such as the Thames Tideway), of the existing purpose-built pier recesses along the enhanced flood defences, or increased river Embankment Wall, where these are compatible with transportation. Development proposals that will heritage and environmental concerns. enhance the North Bank of the Thames whilst 30. Community infrastructure, delivering the council’s strategic priorities for Moorings education and skills the (which will be set out in a SPD) will be 29.8 / A range of moored vessels and other NEW INFRASTRUCTURE considered positively. floating structures along the city’s waterways A. New community infrastructure will be can add to Westminster’s diversity and vibrancy; 29.6 / This approach means that as a matter supported where there is an identified however, the riverfront is a finite resource, and of principle the council does not favour proposals present or future need. New facilities will the River Thames is a strategically important and for new river crossings in Westminster. Any proposals be of a nature and scale to meet identified iconic feature of London, as set out in the London for new or replacement crossings that do come demands and be sufficiently flexible to Plan. Permanent moorings on the River Thames forward will be required to demonstrate that they meet the needs of the providers as they therefore need careful management to protect the meet a robustly evidenced strategic transport need may change over time. character of the river, including its views and as on a scale sufficient to outweigh the importance of part of the setting to important heritage assets, protecting waterways’ open character. Where this B. Where new facilities are provided they to protect its role as a continuous wildlife corridor, need is evidenced, proposals should be designed should be designed to accommodate and to avoid impeding river navigation. for pedestrians and cyclists only, and link to the a range of community uses. The council public transport network to incentivise sustainable will strongly encourage the co-location 29.9 / To manage these impacts, moorings travel. Proposals should be designed to respect the of facilities and access for appropriate along the Thames should be restricted to uses strategic importance of the setting and ecological organisations and the local community. that encourage public use of the river, rather than value of the Thames, the important character and private uses such as residential or offices. Uses amenity of surrounding residential areas, and reflect EXISTING INFRASTRUCTURE such as galleries, exhibition areas, or recreation aspirations to increase the use of the river by and education will be supported in principle, C. Existing community facilities and floorspace passengers and freight. although impact on the character of the river and will be protected other than where it can be the listed Embankment Wall may limit opportunities demonstrated that either: Pier facilities for ancillary structures such as ticket kiosks. 1. its loss or relocation is necessary 29.7 / Enhanced pier provision in the right locations to enable service provision to be can help broaden the choice of transport modes and 29.10 / To support the use of the city’s other reduce congestion elsewhere, particularly where it is waterways in line with the London Plan, moorings
101 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS CONTENTS
grows and changes. We also want to be sure reconfigured, consolidated, upgraded, G. Major development will contribute that new facilities are only provided where they are or delivered more effectively as part of to employment, education and skills really needed to avoid facilities being developed a published strategy to improve services initiatives. Development of more than where there is not an identified need, resulting in and meet identified needs; or 00 residential units or 10,000 sq m of development sites being under-optimised. We will commercial floorspace will be required take into account the role of the proposed facility 2. there is no demand for an alternative to submit an Employment and Skills Plan. beyond just local need – some facilities have a social and community use for that Further detail will be set out in the council’s wide range of functions including at a regional, floorspace, evidenced by vacancy Affordable Housing and Planning national or even international level, for example, and appropriate marketing for at Obligations SPD. certain educational or medical institutions. least 18 months. Existing community infrastructure D. Where a reduction in community floorspace is deemed acceptable, 30.3 / Existing community infrastructure will 30.1 / Community infrastructure and facilities other ancillary uses will be permitted be protected unless specific circumstances are integral to supporting people's everyday lives, where they support the continued dictate otherwise. being used by residents, workers and visitors, and function of the main community use. are a vital resource to support successful places 30.4 / We accept that demands change over and communities. Westminster’s social and E. Where the loss of community facilities time and this may result in changes to the pattern community infrastructure needs will be kept under is deemed acceptable, replacement uses of service delivery. Community facilities need to review to ensure they continue to be met. We will with an active frontage will be prioritised operate in buildings that meet the modern needs work with providers of local services to review within designated retail centres. In all other of the service and those who use them. This may existing provision, to identify future needs, and cases, residential use will be preferred. mean that co-location of a number of different ensure the most efficient use of land and other community facilities within a single site or building assets across the public estate in delivering EDUCATION AND SKILLS is appropriate, alongside rationalisation of services, with particular use made of the floorspace to facilitate this. F. The council will support provision of Infrastructure Delivery Plan. new or expanded primary and secondary 30.5 / We will only accept a rationalisation of schools and further and higher education New community infrastructure community floorspace if it is part of a published facilities, to meet the needs of a changing 30.2 / New development will place pressure strategy and brings overall benefits to the local population and enhance education provision. on existing community infrastructure and facilities community, or is necessary to deliver a new or Proposals for extended or multiple use and these must continue to be provided to meet improved facility. We will encourage (and where of educational facilities for community the changing needs of the city, and to mitigate appropriate, lead) coordinated joint work by public or recreational use will be supported. impacts on existing services, as Westminster service providers to ensure the most effective use
102 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS
of landholdings, identifying shared opportunities account when considering proposals to expand to improve the range and efficiency of services existing schools5. 31. Digital infrastructure through a “One Public Estate” approach. 30.9 / Whilst Westminster has the highest number and information and 30.6 / There may be some cases where commercial of jobs of any London borough6, it relies heavily on communications technology uses operating alongside community infrastructure in-commuting of skilled workers. Removing barriers A. Investment in digital and telecommunications will help the function and viability of the facility, to employment for local residents improves their life infrastructure will be supported where it is such as an on-site café. Such uses will be supported chances, helps support continued business growth, not detrimental to local character, heritage where they are ancillary to the main community and can reduce traffic movements. We will therefore assets, or the quality of the public realm. use and the requirements of clause C are met. use the opportunities offered by new development, in both the construction and operational phases, B. Major new developments and infrastructure 30.7 / There may be cases where there is no to improve residents' access to skills, training and projects will be designed to enable the continued need or demand for the provision employment. The Westminster Employment installation of the most up-to-date standards of community facilities. Where this may be the Service will provide a key point of contact to assist of digital connectivity and ensure easy case, the early marketing of vacant community developments delivering benefits to local residents. maintenance and future upgrading as floorspace to assist in identifying any alternative technologies and standards improve. occupiers who could make a good public service 37.10 / The contribution of new development to use of the site is strongly encouraged. A comparable employment, training and skills opportunities will C. Major commercial developments will market value when undertaking a marketing exercise be commensurate with the scale of development provide a communal chamber on-site for will be based on the facility being public, regardless proposed, informed by our Affordable Housing telecommunications equipment, or make of whether or not it has most recently been occupied and Planning Obligations SPD and Code of an appropriate contribution to the cost by a private social / community occupier. Construction Practice, and secured via legal of providing one nearby. agreement. The threshold for requirements Education and skills for an Employment and Skills Plan corresponds D. Proposals for new telecommunications with Level 1 schemes as defined in our Code 30.8 / There is an identified demand for secondary apparatus should demonstrate that of Construction Practice. school places in the city – there is currently zero opportunities to share existing facilities space capacity and projections indicate further have been exhausted. Proposals on the pressure by 2020 / 21. We will continue to monitor 5 See Westminster Infrastructure Plan (Technical Assessment highway should also demonstrate that 2006 – 2026, URS), School Organisation and Investment changing trends in demands for schools and take Strategy and emerging Infrastructure Delivery Plan it is not feasible to locate on existing these, along with other local factors, into 6 Local Economic Assessment, 2014: http://transact. buildings or other structures. westminster.gov.uk/docstores/publications_store/LEA_V. II_November2014_FINAL.pdf
103 CITY PLAN 2019 – 2040 CONNECTIONS CONTENTS CONTENTS
31.1 / The last twenty years have seen huge contribute towards communal entry chambers technological advances resulting in a shift in ways that enable the quick and easy installation of new of working, and significant growth in technology ICT services to meet occupier’s needs. Proposals based sectors of employment. Access to high for new telecommunications apparatus meanwhile, quality digital infrastructure and information and will only be supported where all reasonable communications technology (ICT) are increasingly options for sharing existing facilities, or the use viewed as a vital component of modern life – by of less obtrusive locations, have been ruled out residents, visitors, and a wide range of businesses. as impracticable. The continued growth and success of Westminster’s economy is dependent on securing access 31.3 / Equipment that is no longer required should to digital infrastructure and ICT services of the also be removed in accordance with Ofcom’s highest specification available, that is future- Electronic Code of Practice, in order to reduce proofed to enable upgrades as technologies clutter and improve the experience of pedestrians and standards improve. To ensure end users and other highway uses and the quality of the can exercise choice regarding technologies urban realm. and suppliers, applicants are encouraged to engage with a range of providers in the design of major developments.
31.2 / Though future investment in digital infrastructure and ICT is vital, it will need to be provided and coordinated in a manner that respects Westminster’s rich heritage. New apparatus such as boxes that enable the roll out of 5G should be sited away from listed buildings wherever possible, but also seek to minimise unnecessary and visually obtrusive clutter of the public realm. To minimise disruptive street works, major commercial development will provide or
104 CONTENTS CONTENTS an Air Quality Management Area, and reducing our CO reducing our and Area, Management Quality Air an designated been has Westminster decades two past the For continue to grow and prosper as ahealthy and resilient city. Tackling climate change head on is only way the we can Our environment is crucial to how we as acity. perform A healthy environment created by everyone, for everyone ENVIRONMENT we of give highest the people life. quality in our city footprint, measures to environmental lower taking our By fundamental. but desirable, isn’t just efficiency Energy we build. everything in consideration The urban island heat effect hascalled for even greater reduce and ease congestion us pollution. helping already is options greener travel and management emissions remains atop priority. Abold approach to traffic 2
CONTENTS CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY C. POLLUTIONAIR ABATEMENT B. AIR QUALITY ASSESSMENTS A. POSITIVE AND NEUTRAL QUALITY AIR quality air Managing 32. or sensitive receptors. or sensitive quality air on impact adverse an to be likely is there that shows AQA the if required is plan abatement and mitigation air pollution An 3. 2. 1. for: required is (AQA) Assessment is achieved Quality an Air To status neutral ensure air quality that be securedwill legal agreements. through quality air on development ofthe impact the offset to contribution afinancial feasible, technically not is this Where status. Positive Quality Air to achieve required be will areas Areas andRegeneration housing renewal Areas, in Opportunity located schemes Developments neutral. air be quality will Major developments in Westminster in Westminster developments Major
combustion based technologies. combustion incorporate which developments schemes; and social infrastructure all major development;
environmental concernenvironmental for our residents primary the is quality air that surprising, not is It and children) affected. are disproportionately (older people vulnerable most and the death lead can on to our residents prematureThe impact Standards. (WHO) Organisation and World Health EU exceed current levels pollution Air city. the in quality air to improving 32.1 /We are committed matter, specifically PM matter, specifically quality neutral, the level of particulate matter that is is that matter ofparticulate level the neutral, quality air as classified to be developments /For 32.3 and positive neutral quality Air 2011). (March Strategy Quality Air National the in out set for pollutants targets of the achievement the Plan support will and Action Strategy Quality Air the with conjunction in policy ofthis application The network. transport the and phases) design and the construction both (through environment built the both from pollution air to reducing we commit plan this /Through 32.2 in Westminster. impacts and environmental detrimental significant cause pollutants These 19. and 18 Maps in shown as city The levels of nitrogen dioxide (NO dioxide ofnitrogen levels The decades. for two nearly AreaManagement (AQMA) Quality Air an declared been has city ofthe whole by council. the The for action priority particular 1
gov.uk/air-pollution Manifesto, March 2018:Air Quality https://www.westminster. 10 are consistently high in the high are in the consistently 2 ) and particulate ) and particulate 1 and a and
of The Clean Air Act (1993). (1993). Act Air Clean of The pizza ovens) requirements the shouldwith comply and stoves burning wood (including combustion fuel solid incorporate which Developments to submission. prior service advice application ourPlanning pre- Validation and utilise Checklist encouraged to are review strongly our Applicants planning applications. the should an submit AQA with quality air ofpoor area an into receptors sensitive new bring will or quality, air on impact adverse an have will that proposals development /All 32.4 Assessments Quality Air projects. offset quality for air prioritised be will Areas Focus Quality Air eight city’s The pollutants. ofair reduction to the contributes positively development Positive Quality Air An site. on starting prior to and affected residents community local and developerscontractors to the engage with and requires impacts and dust traffic detrimental our details for requirements minimisingPractice ofConstruction Code our Further, standard. this achieve should city the in development major All (2014). and SPG Demolition During Construction London's The Control of and Emissions Dust of Mayor the in out set requirements the with to comply are required activities construction and demolition from pollution Air 2014. (SPG) Guidance Planning Supplementary and Construction Design accordance GLA's Sustainable the with Emission for Benchmark in building the Building to the equal be phase occupation and during the calculated as being emitted ENVIRONMENT 108
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
Annual mean NO2 air pollution for 2013 (ug/m3) Lowest (<39) Brent Islington
Camden
Highest (>126)
Westminster boundary
Local authority boundary
City and County of the City of London
Kensington and Chelsea
Southwark
Lambeth Hammersmith and Fulham
0 1 2 Wandsworth [ km Contains Ordnance Survey data © Crown copyright and database right 2017
Map 18: NO₂ Pollution
109 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY [ 0 B r e n H t a a n m d m
F e u r l s h m a m i t 1 h a K n e d n
s C i 2 h n k e g m l t s o e n a W a n d s w C o o r n t t C a h i a n s m
O d r d e n n a n c e
S u r v f A e o n y r
d n
a 2 u t a 0 a L W 3 3 3 2 2
© 1 o 7 4 1 8 5 l e
3 c . . . . . C m s 0 0 0 0 3 a r
t o ( l 1 1 1 1 3 e m w
u a a n - - - - - i g u
n n
c 4 3 3 3 2 t L /m o s
I h p 0 7 4 1 8 a P t s Map 19: PM 19: Map y o e m . . . . . l M r 5 0 0 0 0 i r i r 3 n g i
b 2 0 0 0 0 1 h t g ) b y e t ENVIRONMENT 0
o t a
t o b u
n h a n d o n C
i d u d i r a t n
a y t o p o a d r
f b f o y a
a
a S 10 t L n l s r h l o Pollution e o y d u e
u r n
i t
C g t d C i h h o o o i t w t
n u n 2 110 y a 0 n
1 r t 7 k y
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
32.5 / Mitigation of air quality though financial 32.7 / These areas and their environs will be contribution is considered to be a final intervention prioritised for air quality offset projects, including 33. Managing flood risk following full investigation of how developments those funded through contributions made in SITE SPECIFIC FLOOD RISK ASSESSMENTS can mitigate for air quality impacts on site. The accordance with this policy. We will publish details REQUIREMENTS process and calculation for this process will be of these projects and the air quality improvements set out in forthcoming supplementary guidance. they secure regularly. A. All site-specific Flood Risk Assessments (FRA) should comply with the council’s 32.6 / The Mayor of London has designated 32.8 / The city’s network of social infrastructure Strategic Flood Risk Assessment (SFRA), more than 180 Air Quality Focus Areas (AQFAs) includes many air quality sensitive receptors. Surface Water Management Plan (SWMP) across London. AQFAs have large populations and These include, but are not limited to schools, and the Mayor of London's Regional Flood air quality that exceeds the EU’s annual mean limit hospitals, and specialist housing– uses where Risk Appraisal. A site specific FRA must value for nitrogen dioxide (NO2). There are eight the majority of people who occupy them are be submitted for developments in Flood AQFAs in Westminster: more susceptible to the detrimental impact Zone 1 which are: of air pollution. Given this sensitivity to air –– A5 Edgware Road from Avenue Hall / 1. 1 hectare or greater quality, developments of this type are required Marylebone / Seymour Street to provide an AQA. 2. Less than 1 hectare but in or adjacent –– Oxford Street from Marble Arch to Bloomsbury to a Surface Water Flood Risk Hotspots Air pollution abatement –– Charing Cross / Haymarket / Piccadilly / Developments in Flood Zones 2 and 3 Regent Street to Oxford Circus 32.9 / Air pollutants not only have a detrimental are required to submit a site specific SFRA. impact on the health and wellbeing of people that –– The Strand from Charing Cross to Fleet Street live, work and reside in the city. Particulate matter including Aldwych SEQUENTIAL AND EXCEPTIONS TESTS can also be detrimental to building fabric, specially –– Embankment to Tower Hill iron metal work and calcareous or limestone B. The National Planning Policy Framework building. As the city has a significant number (NPPF) requirements for Sequential and –– Victoria at Victoria Street / Bressenden Place / of heritage buildings the impact of air pollutants Exceptions tests must be met and included Grosvenor Place / Buckingham Palace Road on the character and value of the city is also in the site specific FRA. –– Whitehall and Parliament Square significant. Air pollution can cause the fabric of limestone buildings to be discoloured, INFRASTRUCTURE –– Marble Arch to Hyde Park Corner more porous and brittle. C. All existing flood risk infrastructure (including access for maintenance) is protected. New developments must not prevent access for maintenance.
111 CONTENTS water flooding in the city. city. the in flooding water ofsurface risk greatest the provides system sewer combined overflowing An levels. development increased by affected directly is flooding water surface and floods offlash risk The strong. remain to ensure River Thames the defences that partners with to work continue We will increases. city the in offlooding risk the changes climate our 33.1 /As CITY PLAN 2019 – 2040 2019 PLAN CITY D. SUSTAINABLE DRAINAGE SYSTEMS (SUDS) F. E.
on flood risk. flood on impacts size /or development and ofthe where proximity the or legal agreements andsecured / planning through conditions todefences Improvements flood willbe volumes be reduced. will flow peak how and development the into incorporated be will SuDS how out setting developments, major with submitted be should Strategy Drainable A Sustainable floodrisk. water surface manage and to alleviate (SuDS) Systems Drainage Sustainable New development incorporate must achieve greenfield run off rates on site. on rates off run greenfield achieve to optimised be levels must Attenuation
supplementary guidance. supplementary in forthcoming out set be will risk for flood boundary. Design features to adapt and mitigate site the beyond or within risk flood increase not should Developments building. ofthe lifetime and safe resistant resilient, for for the occupants are flood developments proposed that to ensure applicants and developers with work /We will 33.4 Rapid Zones. Inundation within be permitted Highly as willUses classified and notVulnerable development basement dwellings areWestminster In cause. will development the that impact for the measures to adapt to incidences future and mitigate incorporate will they how demonstrate and location their with associated risk flood ofthe account should take /Developments appropriate 33.3 measures. and adaption of mitigation variety a through risk flood manage appropriately to essential is it it, with associated risk a flood has that land be will city the in of developments majority vast the Since targets. growth proposed to councils meet the developmentall the necessary accommodate areas to risk flood the outside land insufficient is there that shows 2018 SFRA draft The city. the in risk flood to manage important is /It 33.2 Risk Flood
are show on Map 20. Map on are show These water areasexperience flooding. surface to likely most are that city the in areas identified Water The Surface Plan Management system. drainage the or ground the into to soak able not is water the rainfall, ofintense periods After ground. the into absorbed is water which at speed reduces volume the surfaces andimpermeable of quantum associated the and development of density high The flooding. water surface from than less far is city the in system) sewer the from water (foul flooding sewer or and Thames) the (from flooding oftidal probability 33.7 /The FRA. the within Plans, Response of preparation Emergency Flood the of climate change. include will This term impacts long the consider must and event, aflood during protected be will building ofthe /users occupants the how demonstrate must they areas, risk flood within are located developments /Where 33.6 development. ofthe life the over change climate of ofimpacts take account and ofrisk degree the and development ofthe scale and type to the proportionate be must They site. the from egress and to safeaccess ensure and flood, ofany impact resistance and resilience measures to reduce the flood of use the show should FRA specific site The design. and layout appropriate through beyond and site the for risk flood reduce will development where the that possible demonstrate must Assessments /Site Flood Risk Specific 33.5 Assessments Risk Flood Specific Site ENVIRONMENT
112
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
Westminster boundary Local authority boundary Brent Rapid inundation zone Islington 0 - 30 minutes 31 - 60 minutes Flood Zone 3 Flood Zone 2
Camden
City
Kensington and Chelsea
Hammersmith and Fulham Southwark
Lambeth
0 1 2 Contains Ordnance Survey data © Crown copyright and database right 2017 [ km Wandsworth © Environment Agency copyright and/or database right 2017. All rights reserved.
Map 20: Flood Zones
113 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Surface Water Surface 21: Flooding Hotspots Map ENVIRONMENT 114
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
Sequential and exceptions tests asset to the city, not only helping to reduce the risk Centre, and assessed against specific site of surface water flooding but also contributing to constraints to enable delivery of the most 33.8 / We will apply the Sequential and Exceptions the city's natural capital and ecological value. Due sustainable system. tests to proposed developments as directed by to their multi-functional benefits, they are particularly the NPPF 2018 and current Planning Practice important for the extension of infrastructure 33.15 / The Mayor of London’s drainage hierarchy Guidance. Applicants should also complete the schemes. Soft landscaping and tree planting in sets out sequentially the measures, which should Flood Risk and Sustainable Drainage pro forma the city's public realm and / or major development be incorporated into schemes. Further detailed our website to confirm which tests will be required. schemes are required to minimise the quantity guidance will be given in supplementary guidance, Reference should be made to our SFRA for details of impermeable surfaces in the design. including further information on SuDS measures of appropriate adaptation and mitigation measures appropriate within Westminster. for developments in the Surface Water Flood Risk 33.12 / The SuDS incorporate a range of measures Hotspots and Rapid Inundation Zones. which help to drain surface water, reduce pollution of water entering the watercourse, reduce surface Infrastructure water flooding and attenuate surface water run off. 34. Managing local 33.9 / We will continue to work with the relevant They can be easily retrofitted into existing schemes. environmental effects authorities and agencies to support the timely A. The council will minimise the exposure implementation of the Thames Tunnel project, 33.13 / We require all development to aim to achieve of those that live and work in the city and including the connection of the combined sewer greenfield run off rates. Sustainable Drainage out natural environment to harmful pollutants outflows in the city. Strategies submitted with major schemes must through the following requirements: demonstrate how the design of the development 33.10 / The Thames Estuary 2100 Plan is the aligns with the drainage hierarchy set out in the CONTAMINATED LAND strategic flood management plan for London and London Plan. The strategy should also set out the the Thames Estuary. It focuses on tidal flooding proposed SuDS maintenance schedule for the site. B. Applicants are required to carry out and Westminster is located in the London City assessments and surveys as part of Zone. During the local plan period, we will work 33.14 / SuDS can be a multifunctional asset to the proposals for land which is potentially with Thames Water to identify and implement city, not only helping to reduce the risk of surface contaminate due to a previous land use measures that will enhance and where necessary water flooding but also contributing the city’s natural which identifies both the contaminant and the replace defence walls and active structure on capital and ecological value. Surface water discharge appropriate remediation measure for the site. the Thames during the life of the Plan. rates should be reduced to the Greenfield QBar rate, with surface water attenuation provided for CONSTRUCTION IMPACTS Sustainable drainage the peak 1% annual exceedance plus ‘upper end’ C. All major and basement developments climate change allowances. This rate should be 33.11 / Sustainable Drainage Systems (SuDS) are to comply with the Westminster Code assessed against the guidance contained within are an important management practise in new of Construction Practice (CoCP) 2017. “Sewers for Adoption” by the Water Research developments. SuDS can be a multifunctional
115 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS CONTENTS
Contaminated land LIGHT POLLUTION management facilities appropriate to 34.2 / To facilitate the rate of growth projected quantum of buildings, occupants D. All developments which incorporate during the life of the plan, developments will take and activities on site. external lighting schemes must be designed place on sites that have been used previously. to minimise the impact of detrimental glare Where sites were used for example, as gasworks, G. Developments that produce hazardous, and light spill on biodiversity, road users for industrial process or petrol stations there is a medical and or commercial catering and road infrastructure. possibility that the soil is contaminated. In order waste are required to integrate appropriate to ensure that the environmental and public health waste disposal facilities into the design NOISE POLLUTION risks associated with previous uses are minimised, of the scheme. the history of the land must be identified and used E. In accordance with the council’s as a basis for any required remediation measures. Noise Thresholds all developments H. All new developments (including extensions must demonstrate how they will: and change of use) must provide appropriate Construction Impacts facilities for the storage of separate waste 1. prevent noise intrusion to residential streams which are safe and convenient 34.3 / Our CoCP 2017, sets out the standards and development from external sources; to access for deposit and collection with measures that developers and construction firms 2. minimise noise from plant machinery sufficient capacity for projected current will adhere to during the construction of a buildings and internal activities; and future use. and street works. These measures and standards relate to a wide range of social and economic 3. minimise noise from servicing and delivery impacts from archaeology to air quality. The aim operations particularly if these occur out of the CoCP is to protect the environment and the of hours or during ‘shoulder’ hours’; 34.1 / The council will work with partners to ensure community whilst the building works take place. that the requirements of the various legislative 4. minimise noise from activities The length of time taken during the construction regimes associated with the different pollution affecting proposed and existing process varies not only with the scale of the types listed in the policy and their impact on residential uses; and development but also the other agencies and planning and development are complied with. organisations involved in the build. Construction 5. protect tranquillity in and around We will utilise opportunities that the management in the city often results in additional traffic, and open spaces. of pollution in the city provide to progress towards related detrimental vibration, noise and dust a circular economy which promotes our aims of impacts. Through the CoCP contractors and WASTE MANAGEMENT minimising pollution and maximising resource developers are required to engage with the efficiency. Further details of the thresholds and F. Major developments must provide local community and affected residents to give standards that developments are required to on-site recycling and composting waste advanced notice of, for example road closures achieve can be found on the council’s website and communicate how the scheme is progressing. and in forthcoming supplementary guidance.
116 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
34.4 / The council will ensure that its planning, work, culture, education and entertainment. add up to more than one million per week. As a licencing, environmental health and highways Noise is an inevitable by-product of these result of being the commercial centre of London functions work together to ensure that construction activities, but if uncontrolled can have a significant we produce the highest level of commercial waste of development schemes minimises avoidable impact. Ensuring that new developments are in the capital thanks to being at the commercial and detrimental impacts on adjacent buildings constructed and operated to ensure that noise centre of London. Our Special Policy Areas (SPAs) especially residential developments. levels are appropriate within buildings is part of like Harley Street combined with the large number our multi-disciplinary approach to noise pollution. of food, drink and related uses in the CAZ means Light pollution This approach has been successful in providing that we need some specialist waste disposals a year on year decrease in noise complaints in the facilities in the city. Standards for specialist waste 34.5 / Light pollution occurs when the outdoor city and we will continue to monitor our progress facilities are provided in our Technical Waste lighting disrupts nocturnal cycles and the night as part of our Greener City Action Plan updates. Guidance. The dense pattern of development in sky by causing glare and sky glow. The impact Westminster means that there are no sites within of light pollution is wide reaching. From retinal 34.8 / Through our local planning, public the city boundaries suitable for use for handling damage to the human iris, to disrupting the health and environmental health functions, and waste (there are, for example, no strategic industrial circadian cycle of animals. We are committed to collaboration with agencies (including the Police) locations in the city). The Municipal Waste ensuring the appropriate level of light emanates we work together to reduce noise pollution and Management Strategy (2016 – 2031) which sets from developments to ensure the maximum its impacts and protect noise sensitive receptors. out how waste is managed in the city provides enjoyment of facilities and safety to the wider The Westminster Noise Strategy (2010 – 2015) sets further guidance for applicants. public. This must be balanced against the out the overarching framework for mitigating noise detrimental impact of light during the evening in the city. Utilising a comprehensive evidence 34.10 / Our strategic focus is on waste reduction and night on biodiversity and residential amenity. base we have an accurate picture of the city’s and recycling in the city. The provision of an easy soundscape. The council will produce detailed to use waste streaming facility makes a significant 34.6 / We are committed to incorporating supplementary guidance, which, in conjunction difference to the amount of recycling that is carried reduced energy demand in every aspect of with our CoCP (2017), will ensure applicants, and out by those who live and work in the city. We are new developments. Lighting equipment must developers have a complete set of guidance on committed to ensuring that waste is managed be visually unobtrusive, use discrete fittings the appropriate ways to minimise noise impacts appropriately and efficiently in the city and will and cabling. The materials and format should in the city. continue to monitor and research opportunities be appropriate to the character of the area in for new sites in Westminster. We will work with design and intensity of illumination agreed. Managing waste local partners and London authorities to make arrangements to pool the waste apportionments Noise pollution 34.9 / Waste management is one of the greatest set by the London Plan to secure the best outcome challenges for a growing city. Westminster 34.7 / Many parts of Westminster experience day for residents. produces more than 180,000 tonnes of waste per long activity and have a thriving night time and year. Commercial and household waste collections evening economy. People come to the city for
117 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY C r e a t [ e d
b y :
V T H a a n m d 0 m
F B e u r r l e s h n m a t m i t h 1 a 2 K n k e m d n
s C i h n e g l t s o e n a W a n d s w C o o r n t t a h i n s
O r C d n a a m n c d e
e S u n r v e y
Map 22: Waste 22: Management Sites Map d a t a
¬« ¬« ¬« ©
C r o L W I M S n w o t i e n - r c c
v e s r L a c t o e o e a l m p
s t m a y r
I s i r e c u s n e i b g l c l t e l s i h e y h
n a t ENVIRONMENT t c t
c o e g a h o n l n r r t i m s C i n d
o t i b
i g n y n d p t o a y
g o o o c t b u
a f
f s e a o
d n b
S t t n a L n u e d e h o s o t d n p a e r e r u n
o d r e
r C t i d y C t g a h o h o i r w t t u y n
y 118 2 a n 0 r t 1 k y 7
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
35. Green infrastructure BIODIVERSITY, NATURE CONSERVATION be required to demonstrate how they AND TREES will create, restore and enhance green A. The council will protect and enhance infrastructure, biodiversity (habitats and Westminster’s green infrastructure E. The council will protect Sites of Importance species) and informal recreation and play (including Metropolitan Open Land) to for Natural Conservation (SINCs) (Map 26) spaces in the city. secure and maximise their environmental from development which will have a social economic and amenity value. detrimental impact on their ecological value. Development proposals must identify and 35.1 / We are proud of our green infrastructure. CITY GREENING minimise potential adverse effects on We appreciate its environmental, economic and species and habitats identified in the B. The council will prioritise city greening social value, and are committed to protecting it. The forthcoming Green Infrastructure Strategy. through the creation of new green variety and quantum of spaces (Map 23) including infrastructure that connects existing open Royal Parks, London Squares, parks with historic F. Development proposals adjacent to spaces along walking and cycling routes, significance and smaller amenity spaces and pocket existing trees, SINCs and biodiversity especially in areas of nature, open space parks contributes to the uniqueness of Westminster. assets must safeguard the appearance, and play space deficiency. The five Royal Parks in the city (Regent's Park, setting and ecological, cultural and Kensington Gardens, Green Park, Hyde Park, amenity value of those assets. C. Inclusive and accessible public open space St James' Park) are designated Metropolitan Open provision will be required in the identified Land (MOL). They are protected through both the G. Developments should incorporate new Opportunity and housing renewal areas, NPPF and the London Plan. The Royal Parks tree planting proposals to provide optimum and the key development sites identified constitute close to 90% of the open space in the canopy cover. The loss of trees will only be in Appendix 1. city. As well as the River Thames there are canals considered in exceptional circumstances2 and rivers which form part of London’s network in accordance with the British Standard D. Developments will be required to mitigate of waterways and waterbodies (see Map 17). 5837 2012 or equivalent. any detrimental impact on existing green infrastructure through ecological, heritage, 35.2 / Links between existing open spaces and OPEN SPACE, NATURE AND tranquil space and amenity quality waterbodies will be safeguarded. Natural Capital PLAYSPACE DEFICIENCY enhancements or were appropriate in the city has an important function in protecting the re-provision of open space. 1. Developments in areas of open space, and enhancing our heritage and townscape assets. nature and play space deficiency will The city boasts 21 historic parks and gardens including Buckingham Palace Gardens and Parliament Square which are Grade II* and 2 Trees in relation to design, demolition and construction Grade I listed, respectively. We will continue to work with the Mayor of London, The Royal Parks
119 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY [ H a a n m d 0 m
F B e u r r l e s h n m a t m i t h 1 a 2 K n k e m d n
s C i h n e g l t s o e n a W a n d s w C o o r n t t a h i n s
O r C d n a a m n c d e
e S u n r v e y
d a t a
©
C r L W B P P o w o r u l e u i n c b v
s e L a c a l t o i
a l c m t R p
m e a
Map 23: Open Space 23: Map y I i O i r
b u s n i b O g p l b t s i h e h ENVIRONMENT p n e o t t t
o e e g n a n h n r n r t
C i d
S o N
t b
i S y n d p t e o a y
p o a o t t b u
a w a f c f a o
n b
c e S t o L a n u d e h o s r o d n a e e k u n
d r
r C t i d y C g a h o h o i r w t 120 t u y n
y 2 a n 0 r t 1 k y 7
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
and neighbouring boroughs to ensure the 35.5 / Approximately 65% of open spaces in the standard of sustainable design and construction continued strategic benefits of these important city are publicly accessible3. Increasing public as other developments across the city. assets. We are not responsible for the management access to private spaces and the ecological and or maintenance of the Royal Parks, however connectivity of green infrastructure across the 35.7 / The compactness of the city means that we are a statutory stakeholder for planning open space network will support our commitment developments are in close proximity to sites of applications within the vicinity of the Royal Parks. to maximising high quality open space in the heritage, amenity, and environmental importance. city, for all. Private spaces help to create a sense In accordance with the Agent of Change principle, 35.3 / New development must not have a of place. The cumulative benefits of tranquillity, it is important for applicants to ensure that proposed detrimental impact on the biodiversity, trees, sustainable drainage and biodiversity should not developments do not create any undesirable amenity noise flood risk management and wider be underestimated especially in a city as densely impacts on the city’s existing tranquil spaces, which climate resilience benefits that the city’s existing populated and developed as Westminster. are important for both the health and wellbeing high quality green infrastructure provides. We To ensure that appropriate balance between of residents, workers and visitors to the city. have defined the city’s tranquil spaces (Map 29) development and green infrastructure is retained, and will ensure that this important element of we will seek to ensure that an appropriate amount Biodiversity, nature conservation and trees our social infrastructure retains its inherent public of open space is retained in proximity to existing 35.8 / The city has a diverse range of flora and health benefits It should also protect the setting and proposed new developments. If a development fauna, much of which is found in the city’s flourishing of open spaces to enable realisation of these within a private residential garden falls outside of green infrastructure. The priority species for the benefits for the wider city. permitted development rights and requires planning city are bats, Buttoned Snout Moths, hedgehogs, permission, the city's policy requirements relating House Sparrows and Tawny Owls. They have been 35.4 / There are many opportunities for new to SuDS and green infrastructure will be applied. prioritised as they are important in the region and developments to improve the quality of our require conservation action. We will ensure that open spaces for example through SuDS and 35.6 / Buildings and structures within open spaces their habitats are protected to minimise the biodiversity measures. Currently not all of our form an important part of the aesthetic of the space detrimental impact of developments. Developments open spaces are publicly accessible or inclusive and can amplify the recreational and amenity value can often have a detrimental impact on biodiversity, for wheelchair users and people with physical of the space. Occasionally it will be necessary however, the built environment is also an important disabilities. We encourage applicants to work to redevelop the structures in the open space. habitat for species in the city. Native species with us and our partners to improve the landscaping Redevelopment is not an opportunity to increase included in hedgerows will be protected where and ecological value of our spaces. The opportunity or extend buildings. It is solely to ensure that the possible. Developments (temporary or permanent) to design out anti-social behaviour and the design and functionality of the building is appropriate that will have or are likely to have a detrimental perception of crime has real potential to enhance to the function of the open space and meeting the impact on any biodiversity asset in the city will the amenity and recreational value of open needs of users. Redevelopment of buildings in open not be permitted. spaces and adjacent developments. spaces will be required to achieve the same
3 Open Space Strategy Update 2016
121 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS CONTENTS
Open Space deficiency Areas deficient in publicly accessible play space and areas deficient in Open Brent Space>0.4ha consideIsrelidn gstuointable for informal play Westminster boundary Local authority boundary
Camden
City and County of the City of London
Kensington and Chelsea
Hammersmith and Fulham Southwark
Lambeth
0 1 2 [ km WandswConrttahins Ordnance Survey data © Crown copyright and database right 2017
Map 24: Open Space Deficiency
122 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
Westminster boundary Local authority boundary Brent Tranquil Open Spaces Islington
Camden
City
Kensington and Chelsea
Hammersmith and Fulham Southwark
Lambeth
0 1 2 [ km Wandsworth Contains Ordnance Survey data © Crown copyright and database right 2017
Map 25: Tranquil Spaces
123 CONTENTS 4 trees our to protecting we are committed reasons all For these noise impacts. detrimental and minimise building surfaces reflective highly glare the from ones and soften can attractive less screen or views important frame can they streets, and to buildings scale anatural provide ofto city,life. the thereby enhancing They quality beauty visual bring They are enormous. of trees values of townscape. Westminster’s The amenity They arecities. an integral component and historic London’s reputation as one of world’s the greatest to contribution make asignificant gardens private in or spaces open public parks in streets, on the whether 35.10 trees, /Westminster’s benefits. reduction and carbon value, providing air quality, amenity multi-functional of asset important are an SINCs capital, natural our of Like much city. ofthe centre the outside nature significant for our residential to accesscommunities is designation This SINCs. local and are borough remainder The for example). city, the outside are from Parks Hyde to visitors 35% of than (more significance national and importance regional have which SINCs, Eighteen Metropolitan hectares. more 3,000 than for account which city, the in (SINCs) Conservation for Natural ofImportance Sites are 33 /There 35.9 sequester carbon dioxide and carbon release sequester oxygen. to our city. They contributions environmental trees also make35.11 /Beyond aesthetics, CITY PLAN 2019 – 2040 2019 PLAN CITY equivalent. or 2012 5837 Standard British the with accordance In 4 .
regeneration, renewal and opportunity sites set renewalregeneration, and opportunity larger be the through will parks and local in district deficiency to identified address the opportunities only the pressure to development Due 28). (Map space open public in deficient is 35.14 city /The deficiency space play and nature space, Open city. for the strategy planning tree appropriate guidance on the provides further (2011) Strategy Tree Westminster The trees. ofsome felling the in result developments new where occasions be may there city the in growth demographic and economic projected the part as however city, the in protection oftree level 35.13 ahigh is /There are taken. process this in part important an play will that trees to plant opportunities all that to ensuring we are committed and important increasingly be to going is planning tree ofnew role the neutrality quality air towards moves city the As pollutants. to trap byhelping quality to air contribution their for also but for wildlife ahabitat as only not city, the in role important an play 35.12 trees /New strategy. biodiversity or tree ofalandscaping, part as submitted be should strategies planting tree All met. is by2050 by10% London cover in tree increased for target ofLondon's Mayor the that to ensuring air We quality. poor tackle arehelping committed form green corridors and make a to contribution contribute to sustainable drainage and systems streets, and buildings shade trees Additionally,
deficiency of open spaces in the city the in spaces open of deficiency recreational spaces and there tranquil is an overall amenity, 35.15 number of /Despite the high quality developments. new in infrastructure green and space open public improved or and new securing by spaces open ofsmall supply to the contribute should consider will how developments their applicants developments, other For plan. in this out 5 important habitat for biodiversity. The loss of front of front loss The for biodiversity. habitat important is recognised as an environment itself The built and noise attenuation. airdrainage, quality micro-climate, measures stabilising including adaptation change ofclimate arange to support also of but townscape and the character heritage for the only not important is ofbiodiversity range diverse a Having city. the in deficiency of nature areas significant there are still number of SINCs, city. in large Despite the the enhance biodiversity to opportunities all to utilise important is 35.16 /It map on 28. indicated as ofdeficiency areas in areas green and spaces open ofnew location the prioritise We will recreation. and amenity conservation, to nature contribution make apositive can appropriately managed and developed when and element of our green infrastructure important Spaces and Pocket These spaces Parks. are an Open Small are focussed spaces ofopen supply for increasing the are Opportunities limited. city the in parks local and ofdistrict number the to increase development pressures mean opportunities that Open Space Strategy Update 2016 Update Strategy Space Open ENVIRONMENT 5 . Continued
124
CONTENTS CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
Sites of Importance for Natural Conservation Metropolitan Importance Brent Borough Importance - Grade 1 Islington Borough Importance - Grade 2 Local Importance Westminster boundary Local authority boundary
Camden
City and County of the City of London
Kensington and Chelsea
Hammersmith and Fulham Southwark
Lambeth
0 1 2 [ km Wandsworth Contains Ordnance Survey data © Crown copyright and database right 2017
Map 26: SINCs
125 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS CONTENTS
Map 27: Nature Deficiency
126 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
gardens to car parking will not be supported. New developments should not increase the level 36. Energy an Energy Assessment shows that of deficit by ensuring appropriate provision and / it is not financial or technically viable A. All developments in the city will be or enhancement of priority species and habitats to achieve zero-carbon onsite; adaptable to the risks and consequences within or near the development. The London Plan associated with future changes in climate. 5. be designed to link to and extend identifies species and habitats, which require existing heat networks in the city strong nature conservation management to B. Major developments (including public (subject to the thermal load of the prevent them from declining. The forthcoming realm and infrastructure projects) will: development); and Green Infrastructure Strategy will provide additional information for applicants, to ensure 1. meet the carbon reduction targets 6. prioritise sustainably sourced that their developments incorporate appropriate set out in the London Plan policies construction materials and modern priority habitats and species as part of their and demonstrate in an Energy methods of construction. green infrastructure or biodiversity strategies. Assessment how energy demand and carbon emissions will be reduced C. Minor development will: 35.17 / There is a deficiency of play space in using renewable and low carbon 1. where feasible incorporate infrastructure the city6 which will increase if we do not ensure technologies in accordance with to allow immediate or future connection to that future developments provide sufficient each stage of the Mayor of London's a local Decentralised Heat Network; and opportunities for children and young people. energy and cooling hierarchies; Developments should not result in an increased 2. maximise energy efficiency and renewable 2. incorporate passive design measures deficiency across the city. We are committed energy generation where practicable. where feasible and utilise environmental to providing accessible and active play space performance standards (BREEAM7 or that caters for the needs of all children and equivalent) in conjunction with London young people in the city as well as their parents Plan requirements; and carers. Major residential development Climate change should provide the quantum of play space in 3. be designed and operated to minimise 36.1 / The impact of likely future climate change accordance with the Mayor of London’s Shaping the risk of internal overheating and over the period of this plan will be significant for Neighbourhoods Plan and Informal Recreation SPG include internal temperature modelling the city and those living, working and visiting here. (2012) or any subsequent replacement document. as part of the overall cooling strategy; Some of this impact is already locked in and will 4. provide a carbon offset payment, have to be addressed through adaptation measures. 6 Open Space Strategy Update 2016 secured by legal agreement where It is possible, however, to take action to reduce the extent of further change. Our priority is to minimise 7 Building Research Establishment Environmental future impacts by reducing carbon emissions now, Assessment Method with the aim of achieving zero carbon development. Technologies and best practice within the
127 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS CONTENTS
construction industry is moving at a fast pace. It is planning application process. The Mayor of elsewhere. Developers are strongly encouraged anticipated that during the life of the plan there will London's energy hierarchy sets out the criteria to engage with us through the pre-application be changes to how optimal building performance to maximise the sustainability and efficiency advice process to discuss how they are going is achieved. The council will publish supplementary of energy systems in developments. Where achieve the carbon reduction figure when it is a guidance to support the implementation of the developments and retrofitting projects do not combination of physical and financial measures. policies in this chapter. This will be updated utilise standard construction methods and / or Details of how the Westminster Emissions Fund regularly to reflect these improvements. It will incorporate new and emerging technologies, contribution will be calculated and administered provide the latest technical guidance to support developers are required to discuss their proposal in will be set out in supplementary guidance. the national and regional direction towards a low our pre-application process prior to the carbon and climate resilient Westminster. submission of the planning application. Decentralised energy 36.7 / The Decentralised Energy Masterplan for 36.2 / We recognise that the level of growth the Zero carbon Westminster (DEM) details appropriate locations for city is going to have a cumulative impact on energy 36.5 / The challenge of zero carbon development the proposed Westminster Energy Network and the demand and carbon levels. It is essential that minor will be achieved through a range of measures cost benefits associated with the proposed Network. sites utilise every opportunity to reduce emissions. and taking advantage of technical innovation. It provides information relating to the proposed sites, Applicants and developers are strongly encouraged We will work with developers, industry and local network and capacity of the Decentralised Energy to investigate how their proposals can be designed and regional partners to share best practise and Network (DEN). We will update this document and implemented to reduce their carbon impacts as knowledge in achieving this target. We will use regularly to reflect the changes to existing and part of the design rationale for their proposals. supplementary guidance to share best practice planned network. In addition, we will publish and draw attention to successful approaches supplementary guidance to assist applicants Adaptation to dealing with these issues in Westminster’s and developers through the application process. 36.3 / As the climate changes, so will the ways in unique circumstances. which people experience and use the urban realm Renewable energy and built environment. To help ensure the city Carbon offset 36.8 / The decarbonisation of the National Grid remains safe and comfortable, developments must 36.6 / The London Plan (adopted and draft) and will have a significant impact on the way that incorporate a range of energy, water, resource and the Mayor of London's Sustainable Design and developments in the city are built. Moving towards waste adaptation measures which that address the Construction SPG (2014) encourage authorities to generating electricity through natural gas and impact of climate change during the construction set up a Carbon Dioxide Offset Fund (COF). The renewables is going to significantly reduce the and occupation of the development. Westminster Emissions Fund is the mechanism that amount of carbon that is emitted from this source. enables developers who are unable to achieve the There are several technologies available for the Mitigation carbon targets sets set out in policies to meet the generation of energy through renewable sources. 36.4 / Major development schemes are required shortfall through a cash in lieu contribution which The density of development in the city means to submit an Energy Assessment as part of the can then be spent on projects to reduce emissions that some technologies are not appropriate
128 CITY PLAN 2019 – 2040 ENVIRONMENT CONTENTS
for developments and / or building types because Building Regulations baseline of their location and / or proximity to heritage and environmental assets in the city. Further advice Energy and information on appropriate technologies Be lean: use less energy efficiency for different development types will be provided target in forthcoming supplementary guidance.
Urban heat island effect Be clean: supply energy efficiently 36.9 / As a central London city, the urban heat island effect plays a significant role in the level of wasted energy emitted in Westminster. Managing Be green: use the heat island effect through building design renewable 35% on site will play a central in adapting to future changes energy in climate. The combined impact of increasing carbon reduction temperatures and future growth has seen health impacts from the urban heat island effect grow Offset year on year. We are aware of the conflict that arises during the year for occupants who keep Zero carbon target windows closed to gain noise and air quality benefits but at the risk of overheating in buildings. This is especially true of buildings with a high level Figure 6. Energy hierarchy of glazing. As summers get warmer this conflict will be even greater and it is therefore essential that the design rationale maximises cooling to minimise the impact on building occupants.
Air conditioning 36.10 / Air conditioning systems provide an overheating is central to adapting to future climate immediate solution to cooling a building but changes. We want to ensure that all who live, work increase the energy demand of the development and reside in the city, especially the elderly and and exacerbate the urban heat island effect by children occupy buildings which are not overheated producing hot air which further warms the as this can lead to detrimental health effects. building. Incorporating low energy and passive Forthcoming supplementary guidance will set out design measures that manage the risk of a building our requirements for internal temperature modelling.
129 CONTENTS we improve of life quality the for everyone. placingBy of people the design the at heart the process, living. urban sustainable, in best very the exemplifies brilliantly to come. that Design generations Designin it. that adds to our heritage and character for of those well-being and health the but environment, our to enhance just not strives that Design people-centred. only design the us, For that works is design that’s hasbut to work for everyone. that meansIt’s different acity things to different people, of business. heart contemporary the with to shoulder shoulder of London stands heart historic AplaceWestminster of contrasts. where is acity the life for design A DESIGN
CONTENTS CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
37. Design principles PEOPLE-CENTRED DESIGN PROMOTING CONTEMPORARY DESIGN A. New development will incorporate C. All development will place people at the E. Imaginative contemporary architecture exemplary standards of high quality, heart of the design process, including and use of modern building techniques sustainable and inclusive urban design by incorporating inclusive and accessible and materials will be encouraged where and architecture befitting Westminster’s design principles, measures that reduce they result in buildings and public realm world-class status, environment and the opportunity for crime and anti-social embodying the highest standards of heritage and its diverse range of locally behaviour, and ensuring the amenity environmental sustainability that respect distinctive neighbourhoods. of new and existing users. and enhance their surroundings and Westminster’s heritage. RESPONDING TO WESTMINSTER’S CONTEXT SUSTAINABLE DESIGN B. All development will positively contribute to D. Development will enable the extended Westminster’s townscape and streetscape, lifetime of buildings and spaces and respond 37.1 / Central to delivering the right kind of having regard to: to the likely risks and consequences of growth that underpins this plan is ensuring that climate change by incorporating principles new development embodies the kind of high 1. the character and appearance of the of sustainable design, including: quality design that is indispensable to sustainable existing area, adjacent buildings, the development and a successful future for the spaces around and between them and 1. use of high quality durable materials city. Securing high quality design is a core the pattern and grain of existing streets; and detail; planning principle. 2. materials, building lines, scale, orientation, 2. providing flexible, high quality floorspace; access, definition, surface treatment, 37.2 / Given the exceptional high quality 3. high standards of resource efficiency; height and massing; of Westminster’s built environment and heritage, 4. enabling the incorporation of, or it is essential to ensure equally high-quality 3. the form, character and ecological value connection to, future services or facilities; architecture and appropriate urban design in all of parks, gardens and other open spaces; new developments. Westminster’s attractive built 5. minimising the need for plant and 4. Westminster’s waterways and environment, streetscape, and spacious parks are machinery; and waterbodies; and iconic and well-known symbols for central London 6. design and construction to enable and the UK, but are also characterised by a coherent 5. the preservation and enhancement effective management. human scale. These qualities underpin the city’s of the surrounding tree population. attractiveness as a place to live, work and visit and a high quality of life for everyone.
132 CITY PLAN 2019 – 2040 DESIGN CONTENTS
37.3 / We will prepare supplementary guidance design process means that the users of the Sustainable design on the application of this and other design policies. buildings and space are considered throughout all 37.9 / We want to encourage durable buildings design stages. We require developers to engage to leave our generations’ mark for generations Responding to Westminster’s context with local communities through collaborative and to come. Applicants should demonstrate that participatory design approaches. 37.4 / Design should always be site-specific and they have taken into account principles of respond well to local context and distinctiveness, sustainable design. This includes strategic design 37.7 / Buildings and places should be fully including Westminster’s differing roles as a place considerations, such as the orientation of buildings accessible and inclusive for all, including people to live, the heart of national life and government, and spaces and steps to adapt to likely climate of all ages and those with mobility impairment and as a business and commercial centre. It change and mitigate its likely future extent. or other health concerns. This is not only about should show how it will improve the quality of Excellence in design quality and floorspace physical access to buildings and places, but also existing residential neighbourhoods and, where adaptability should support the lifespan of different ways of improving wayfinding, to make appropriate, provide a successful foundation buildings. Connectivity to future services can the use the public realm easier, more pleasant and for new communities. include digital networks and sustainable energy safe. Applicants will be required to demonstrate that or district energy networks. Shared provision access provision has been considered effectively. 37.5 / Applicants should demonstrate that design for plant and machinery should be explored to Listed buildings and townscape considerations proposals are based on a thorough analysis and minimise their need. Finally, consideration should may provide additional challenges, and expert a good understanding of the development site, be given to how buildings and spaces will be advice should be sought. its setting and context, character and sense of managed by either private or public owners place, taking account of the built environment, and managers, to assure they remain of high 37.8 / Well-designed environments can help to streetscape, open spaces, trees, other vegetation quality over the lifetime of the development. minimise the opportunities for crime, anti-social and water elements. This analysis should include behaviour and reduce the fear of crime. All new the area’s physical form, its morphological and Promoting contemporary design developments should make every effort to contribute historical development, its uses, the nature and to increasing the safety and security in the built 37.10 / We welcome contemporary, high quality of the public realm, the relationship between environment through proactive design solutions quality architecture and state of the art building different parts of the city and the patterns to reduce crime and anti-social behaviour at the technology in appropriate locations, making the of movement and activities. initial stage of the design process. Architects most of opportunities they present to celebrate, are encouraged to seek expert advice from the enhance and reveal the existing built and People-centred design Metropolitan Police’s Security By Design advisors historic environment. 37.6 / We promote a city that works for everyone, and to consider the Metropolitan Police’s “Secured a city for all. Placing people at the heart of the by Design” guidance.
133 CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
38. Westminster’s heritage LISTED BUILDINGS J. Applicants for development which involves excavation or ground works in Westminster’s A. Westminster’s heritage assets and their E. Listed buildings and their settings will be archaeological priority areas or other areas settings will be sustained and their conserved. Proposals for their viable use suspected of having archaeological potential significance enhanced. Harm to heritage that helps restore, retain and maintain these will demonstrate that they have properly assets will be avoided or minimised. important heritage assets will be welcomed. evaluated the archaeological potential and significance of the site and assessed and B. Wherever practicable and appropriate, F. Demolition of listed buildings will only be planned for any archaeological implications development will optimise the positive considered in exceptional circumstances. of proposals. role of the historic environment, including The demolition of curtilage buildings will be in particular promoting public enjoyment considered where they restore or improve HISTORIC PARKS AND GARDENS and awareness of the city’s heritage. the historic character of the main building. K. Proposals affecting historic parks and C. Historic and other important buildings CONSERVATION AREAS gardens will safeguard their conservation will be upgraded sensitively, to improve values, appearance and wider setting and G. Development will conserve or enhance the their environmental performance and preserve their historic integrity. character, distinctiveness and appearance make them easily accessible by all users, of conservation areas and their settings whilst retaining their heritage value. NON-DESIGNATED HERITAGE ASSETS and will conserve and retain features that contribute positively to the significance L. The effect of development on the WESTMINSTER WORLD HERITAGE SITE of the conservation area. significance of non-designated heritage D. The authenticity and integrity, Outstanding assets will be taken into account. Universal Value and immediate and wider H. Unlisted buildings that make a positive A balanced judgement will be made setting of Westminster World Heritage site contribution to a conservation area will regarding the scale of any harm or loss comprising of the Palace of Westminster be conserved. Buildings that detract from of the heritage asset and the benefit and Westminster Abbey, and including the significance of a conservation area may of the proposed development. St. Margaret’s Church will be conserved be replaced where this improves appearance and enhanced. The wider setting includes and environmental performance. the protected silhouette as identified in 38.1 / Given the immense value of Westminster’s the Mayor’s London View Management ARCHAEOLOGY high quality and significant historic environment Framework and important views across, I. Scheduled Ancient Monuments and their and its importance to the city’s character and future out of, and towards the World Heritage Site. settings will be conserved. success, it is vital that the historic environment is respected, maintained and refurbished in ways
134 CITY PLAN 2019 – 2040 DESIGN CONTENTS
appropriate to its significance. This policy will be Site (WHS) and its setting, and promoting its use buildings need to remain economically viable if applied in conjunction with policy 39, Townscape and interpretation in ways that preserve and they are to be conserved in the long-term and and architecture, that sets out the detailed policy enhance its (OUV). We are working with partner suitable and sensitive changes of use can help approach to architectural and townscape elements, organisations to update the management plan secure this. It is a particular priority for us where which are often important parts of heritage assets for the site, which is a key tool for the long-term listed buildings are placed on Historic England’s and their settings. sustainable management of the site and its setting. “Heritage at Risk” register, to support necessary repair works and bring them back into active use 38.2 / In order to ensure sound decision-making 38.5 / Inscription as a World Heritage Site is based consistent with their heritage value. In finding the on development proposals, the significance of on the outstanding global importance of the site. optimum viable use for a listed building other the asset must be fully understood as well as the This is therefore a key material consideration to development plan policies may be applied flexibly impact of the proposal. Any harm will require clear take into account when determining planning to achieve long-term conservation of the building. and convincing justification, including identification applications affecting the WHS and its setting. Where a change of use is proposed, the building of any public benefits (which may include heritage Any application affecting the WHS will be assessed should, so far as possible, be capable of being benefits). The level of information submitted with to ensure its OUV is preserved or its significance converted into the new use without harmful the planning application should be proportionate enhanced or better revealed, in line with the World extensions or modifications. to the asset’s significance and the potential impact Heritage Convention. The Statement of Outstanding of the proposal. A heritage statement is usually Universal Value for the site sets out what makes 38.8 / The total demolition of any listed building required for a development proposal that impacts it significant and the key attributes of OUV will be constitutes substantial harm, as defined in national upon a heritage asset. identified in the management plan. policy. Total or substantial demolition which will result in substantial harm will only be considered 38.3 / Proposals for the sensitive upgrade of Listed buildings where exceptional circumstances have been environmental performance will be supported demonstrated. 38.6 / Even development which is at some distance where a careful approach to design and specification and may not physically affect a listed building ensures that the significance of the asset is not Conservation areas directly may harm its setting. Applicants should compromised by inappropriate interventions. therefore assess impacts upon setting as part 38.9 / Westminster has an exceptional range We encourage creative design approaches to of their application. Where it can be sustainably of conservation areas conserved for their special the upgrading of historic buildings when they achieved, development within the setting of a listed historic or architectural interest. It is particularly enhance their significance. building should take opportunities to enhance important that their character is retained and or better reveal its significance. enhanced, and that any new design is of high Westminster World Heritage Site architectural quality and appropriate to its 38.4 / We will work with partner organisations 38.7 / In general the best use for a building will context. We will keep conservation area appraisals to conserve the character, appearance and be that for which it was built, as this will very often up-to-date, which provide additional guidance ecological value of Westminster's World Heritage be part of its significance. However, most listed for applicants.
135 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Westminster World Site Westminster Heritage 28: Map DESIGN 136
CONTENTS CITY PLAN 2019 – 2040 DESIGN CONTENTS
38.10 / We expect all planning applications in, in APAs in tiers 1–3 must be accompanied by Non-designated heritage assets or affecting the setting of, conservation areas an archaeological desk based assessment 38.16 / Although the greatest level of conservation to be full applications, rather than outline and, where appropriate, field evaluations, to will be afforded to designated heritage assets and applications. Applications should be based demonstrate that the requirement to understand those which are considered to be of the highest on a full understanding of the significance of the the potential impact of proposed development on significance, non-designated heritage assets, conservation area, how key characteristics will archaeological significance has been met. All land are also distinctive elements of the local historic be affected by the proposal, including identifying outside APAs is treated as being in tier 4. Large environment recognised as having heritage any opportunities for enhancement. developments in these areas sometimes require significance which merits consideration in planning the same archaeological evidence as higher tiers. matters. Non-designated heritage assets may 38.11 / We will apply the tests of harm set out in be identified in Conservation Area Audits, national policy to unlisted buildings that make a Historic parks and gardens supplementary planning documents, specific positive contribution to a conservation area as set 38.14 / The Royal Parks and many other squares studies or in neighbourhood plans. A balanced out in a conservation area audit. Any replacement are included on Historic England’s Register of Parks judgement will be required in each case having buildings in a conservation area must respect its and Gardens of Special Historic Interest. The regard to the impact of proposed development character and appearance. Gardens Trust is a statutory consultee on planning in terms of the scale of any harm or loss and the applications for proposals affecting these assets. significance of the heritage asset involved. Archaeology 38.12 / The archaeology of Westminster is both 38.15 / Changes to the layout, design, use and a national and local asset and its preservation function of designed historic parks and gardens is a legitimate objective, against which the needs must ensure the retention and enhancement of development must be carefully balanced and of the significance of the asset(s) concerned. assessed. The destruction of such remains should Underground structures, for example car parks, be avoided wherever possible and should never or substantial infrastructure, can cause negative take place without prior archaeological excavation effects which has implications for the long term and record. function of such historic open spaces and their retention. Furthermore, excavation and development 38.13 / Areas and sites of archaeological priority or under parks and gardens can also have significant potential (known as archaeological priority areas, archaeological implications. or APAs) are defined areas based on evidence held in the Greater London Historic Environmental Record (GLHER). Applications for developments
137 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Map 29: Areas and or 29: sites Potential in of and Westminster Map Priority Archaeological Scheduled Monuments DESIGN 138
CONTENTS CITY PLAN 2019 – 2040 DESIGN CONTENTS
39.3 / A variety of spaces and features make a 39. Townscape and architecture and prevent the loss of important major contribution to the character and appearance architectural features. of townscapes across the city. They include many of A. Development will be sensitively designed, Westminster’s squares that are protected under the having regard to the prevailing scale, STRATEGIC VIEWS terms of the London Squares Preservation Act 1931. character, external materials, architectural The preservation and / or restoration of these quality and degree of uniformity in the E. New development within designated features and spaces is particularly important surrounding townscape. strategic views and protected vistas when heritage assets or their settings are affected. will demonstrably enhance their Conservation area audits are a source of information B. Spaces and features that form an important characteristics, composition and on features that have been identified for their element in local townscapes will be significance, and will remedy past special architectural and / or historic interest. conserved, including façades, boundary damage to views wherever possible. walls and railings, historic roof forms or Extensive developments structures, lightwells, traditional shopfronts, historic street furniture, squares, parks and 39.4 / Extensive developments are relatively 39.1 / The densely developed townscape gardens. Where possible, lost or damaged infrequent in Westminster. Most are likely to be character and the concentration of heritage features will be reinstated or restored. covered by site briefs or design guides. Where assets in Westminster mean that most they do exist or become available, their potential development opportunities are within existing EXTENSIVE DEVELOPMENTS to improve the quality and functionality of the area areas of established townscape. We seek to must be realised. A comprehensive, integrated C. Development of a sufficient scale conserve the character of existing streets and design approach including buildings, public realm, to differentiate it from the surrounding neighbourhoods, and celebrate the high quality streets, infrastructure is required to maximise the townscape will maximise opportunities architecture in the city. opportunities for positive change, taking into to enhance the character, quality and account the wider setting. functionality of the site and its surroundings, 39.2 / We recognise that there is greater potential including through creating new compositions for modern interpretation and regeneration in Alterations and extensions and points of interest. certain areas of Westminster, whilst in other areas, the quality and / or uniformity of the existing 39.5 / Even small-scale alterations can have a ALTERATIONS AND EXTENSIONS townscape demands a more conservative significant impact on townscape character if they approach in strict compliance with the existing are poorly designed or of inappropriate design, D. Alterations and extensions will be clearly context. The general principle is that the more detailing or material. Extensions should be subordinate to the existing building, unified the townscape, the greater coherence subordinate, respecting the scale of the existing respect the character of adjoining with the original scale, form and materials. Greater buildings and normally at the rear of properties. properties, avoid adverse visual impacts coherence will particularly be required in historic Care should be taken not to disfigure buildings or areas such as conservation areas. upset their proportions with oversized extensions.
139 CONTENTS CITY PLAN 2019 – 2040 2019 PLAN CITY Map 30: Strategic in views Westminster 30: Map DESIGN 140
CONTENTS CITY PLAN 2019 – 2040 DESIGN CONTENTS
Strategic views MANSARD EXTENSIONS ON 39.6 / The London skyline and long distance views 40. Density and building height COMMERCIAL UNITS are important to London’s townscape and historic A. Development will optimise the density character. Strategic views and protected vistas are of the site, making the most efficient use D. To allow for new homes and new identified in the London Plan. This includes the of land. Proposals will have regard to other commercial space, we will positively iconic view of the Palace of Westminster from the development proposals in the vicinity of the consider applications in predominately River Thames, the protected vista of the Palace development, and maximise opportunities commercial areas for mansard extensions of Westminster from the Summit of Parliament Hill to align proposals. Density including up to two storeys provided it is of exemplary as well as the vista of St Paul’s Cathedral from building height will be design-led. design and does not adversely impact on Primrose Hill. residential amenity or heritage and does B. Developments higher than their not disrupt the uniformity of the roofline 39.7 / New development should make a surroundings will only be supported when from street level. positive contribution to the characteristics and it is demonstrated that building higher is compositions of the protected vista. A proactive the only way to make the most efficient MAXIMUM BUILDING HEIGHTS IN COUNCIL approach to view enhancement by repairing past use of the site, and design, heritage and RENEWAL AREAS damaging development by the improvement to neighbourly development policies are met. E. The maximum building height will be significant views will be encouraged. In particular, around 12 storeys in the Church Street the opportunity should be taken to reduce the MANSARD EXTENSIONS FOR and Edgware Road Housing Renewal Area scale and impact of existing buildings in the RESIDENTIAL PROPERTIES and around 16 storeys in the Ebury Bridge foreground or middle ground of the strategic C. To allow households to add an extra Estate Housing Renewal Area. Flexibility views. Careful consideration of building materials, bedroom for growing families, we will will be applied to building height on infill finishes and tone can make a proposal more positively consider applications for a sites on other council estates. sympathetic to long distance views. mansard extension up to one additional storey on any residential property as long MAXIMUM BUILDING HEIGHTS IN as it is of exemplary design and does not THE OPPORTUNITY AREAS adversely impact on residential amenity or F. In the Victoria and Paddington Opportunity heritage and does not disrupt the Areas, higher buildings will not add more uniformity of the roofline from street level. than twice the prevailing height of the surrounding area up to a maximum of 20 storeys in Paddington Opportunity Area and 12 storeys in Victoria Opportunity Area.
141 CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
40.2 / Proposals for developments higher than their G. Proposals in Tottenham Court Road of the surrounding area and the wider surroundings should provide evidence that other Opportunity Area will respect the prevailing London townscape; options have been explored to make efficient use building height of the surrounding area. of the site without adding additional height. 3. contributes to significant improvement of the local public realm; H. In exceptional circumstances, proposals Mansard extensions exceeding the building heights in this 4. will not have an adverse impact on the 40.3 / Upwards extensions can help meet the policy may be considered when they: Westminster World Heritage Site and growth ambitions of this plan. They can provide its setting, or on other heritage assets room for expanding families, provide additional 1. are less than 30 storeys in Paddington or their settings; and housing units, and allow businesses to grow, Opportunity Area and 18 storeys in 5. will not impact adversely on strategic as part of single or mixed use developments. Victoria Opportunity Area; views, or upon the views obtained from Upwards extensions will need to respect the wider 2. demonstrate support from the local the River Thames, the Grand Union townscape setting and enforce the architecture and neighbouring communities; Canal, Regent's Canal, the Thames of the building and will normally not be allowed Policy Area, and the Royal Parks. where a mansard roof already exists. Regard 3. make a significant contribution to must also be given to heritage assets and their the housing and economic objectives J. Negative local impacts must be avoided, settings. However, this does not mean that these of this plan; and or robustly mitigated, including on daylight, developments are never possible when heritage outlook, air quality, wind turbulence and 4. are of exemplary design. assets are affected; the highest standards of design other micro-climatic effects, reflected glare, can contribute to the enhancement of Westminster’s aviation, navigation, telecommunications DESIGN CRITERIA historic environment. Extensions to commercial interference and character and amenity buildings of up to two storeys will only apply in I. To optimise the siting and design within the of surrounding buildings. the predominantly commercial areas of the West Westminster context, any proposal for a End Retail and Leisure Special Policy Area, the higher building will demonstrate that it: Opportunity Areas or in designated town centres. 40.1 / Development will need to optimise densities 1. is of excellent design and execution, to deliver the growth objectives of this plan. It is Maximum building heights including materials, representing the often not necessary to go up to build densely, as best of contemporary architecture and most of Westminster’s existing built environment 40.4 / Most of Westminster is not suitable for embodying the highest standards of showcases. Density should be design-led having higher buildings as they would adversely impact sustainable design and construction, regard to the other policies in this plan, with on local character, the historic environment, safety and security; particular regard to design, heritage, and open spaces and the amenity of residents. neighbourly development policies. 2. will make a positive contribution to the vitality, appearance, character and form
142 CITY PLAN 2019 – 2040 DESIGN CONTENTS
40.5 / In the key growth and renewal areas of the areas. The prevailing context height of the site Design criteria city, there is some scope for some higher buildings must be taken into account in determining the 40.12 / Proposals for higher buildings are to make a more significant contribution to housing appropriate height. expected to provide a detailed analysis setting and economic objectives. However, building out how all requirements in this and other relevant heights should be appropriate to the context 40.8 / Our renewal areas will be intensified by policies in this plan are met. of the surrounding area. building denser including higher buildings of a local scale in appropriate locations. The maximum 40.13 / When suitable, proposals should improve 40.6 / The maximum heights help protect the heights stated in the policy align with our the wider townscape, enhance the skyline and character of Westminster’s diverse neighbourhoods regeneration plans and will be applied flexibly for improve the legibility of the area, ensuring tall and provide clarity to local communities and these areas to enable the delivery of these buildings are attractive city elements that contribute developers. The policy approach makes clear strategically important housing delivery sites. positively to the image and built environment of that we support higher buildings in appropriate London. Because of their potential impact, they locations and when they are well designed, 40.9 / Tottenham Court Road has very little capacity will only be supported where it is demonstrated but that tall buildings are not appropriate for higher buildings due to existing higher and tall that they will enhance the qualities of their immediate in Westminster. buildings, constrains from strategic views and limited and wider settings without detriment to local site availability, justifying the policy approach. distinctiveness or heritage values, including 40.7 / The policy sets out maximum heights through views. for different growth areas in Westminster. In the 40.10 / Although Westminster is generally not Victoria and Paddington Opportunity Areas, suitable for tall buildings, we recognise that 40.14 / We will expect that any proposals will be buildings will not exceed twice the prevailing developments exceeding the maximum heights can of demonstrably excellent architectural quality, height of surrounding area (known as context in some instances provide a significant contribution proportion and relationship to adjacent buildings height), excluding clusters of existing tall buildings. to the housing and economic objectives of this plan. and the surrounding urban grain, ensuring that In Victoria the context height is around six storeys, Proposals of up to three times the context height the skyline of Westminster is enhanced. External allowing a maximum of 12 storeys. In Paddington may be considered in the Victoria and Paddington building materials and detailing must be high the context height is around ten storeys, allowing a Opportunity Areas where exceptional circumstances quality and contribute positively to the character maximum of 20 storeys. The approach for these have been demonstrated, including support from of the neighbourhood. Proposals must also areas takes account of existing building heights for communities living in the areas impacted by the demonstrate that opportunities to improve the these areas including consented schemes. proposal in compliance with the council’s Statement functionality, permeability, accessibility and However, the majority of development in the of Community Involvement to demonstrate. character of the surrounding public realm have respective areas is not expected to reach or come been identified and taken. In applying this policy, close to the maximum heights as the other 40.11 / We will prepare supplementary guidance the cumulative impact of high-rise buildings in an requirements of this policy also apply to these on the application of this policy. area over time will be taken into consideration.
143 CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
41.1 / The public realm refers to all the physically 41. Public realm 7. create new quiet routes; and and visually public, accessible space which form the setting for human interaction, such as streets, A. Development will contribute to a well- 8. provide facilities for pedestrians pavements, forecourts, squares, parks, open designed public realm with use of high to rest and relax, including seating. spaces and building facades. All such spaces must quality and durable materials capable of be carefully designed, using high quality materials easy maintenance and cleaning, and the PUBLIC ART, STATUES AND MONUMENTS and detailing which respect and enhance the integration of high quality soft landscaping C. Applicants will be encouraged to provide existing character of areas within the city. The as part of the streetscape design. high quality public art as an integral part public realm will be carefully managed and of the design of new major developments. maintained, so far as possible limiting visual clutter AN INCLUSIVE AND ACCESSIBLE and litter, discouraging graffiti and deterring anti- PUBLIC REALM D. New statues, monuments or memorials social behaviour and crime to ensure the amenity, B. The public realm will be safe, attractive in the public realm will be directed outside wellbeing and health for residents and visitors. and accessible to all. Development will, of the Monument Saturation Zone. as far as practicable: 41.2 / Places should be distinctive, attractive and SIGNS AND ADVERTISEMENTS of the highest quality, allowing people to meet, 1. maximise pedestrian convenience congregate and socialise, as well as providing in through-routes, access and E. Signs and advertisements will not cause opportunity for quiet enjoyment. They should also, entrance points, along desire unacceptable harm to amenity or public wherever possible, make the most of opportunities lines and at crossings; safety by being sensitively designed to green the urban realm where suitable through and located in the street-scene and 2. provide step-free legible access; new planting in an appropriate format. Ongoing wider townscape. maintenance of the public realm is a key 3. design out conflicts between consideration and will be secured through transport modes; F. Pedestrian signage will be consistent planning conditions and / or legal agreements with Legible London or any subsequent 4. enhance space through decluttering, where appropriate. successor standard. resurfacing and improving accessibility; An inclusive and accessible public realm 5. improve wayfinding and signage; 41.3 / Given the pressures on space in central 6. improve lighting and follow the London, ensuring an inclusive public environment principles of designing out crime; means that particular priority must be given to the needs of pedestrians, with a special focus on disabled people, children and others with
144 CITY PLAN 2019 – 2040 DESIGN CONTENTS
Map 31: Monument Saturation Zones
145 CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
particular mobility requirements. The public realm Signs and advertisements must be a safe and accessible environment for 41.6 / Signs and advertisements are common 42. Basement development people with a range of needs, including those features in many parts of Westminster, in particular A. All applications for basement development suffering from dementia. The provision of drinking in the more commercial areas of the West End. will be accompanied by: water fountains will be encouraged in appropriate Although they play a role in providing information, locations, subject to long term management plans. 1. a signed pro forma Appendix A control of signs and advertisements is important of the council’s Code of Construction as they can have significant impacts on the quality Public art, statues and monuments Practice; and and appearance of the street scene. They may 41.4 / Public art demonstrates a shared commitment also affect amenity and public safety, including 2. a structural methodology statement by the council and developers to high quality highway safety, and can damage the appearance and appropriate self-certification from public places and a public affirmation of pride of the streetscape and the architectural integrity of a suitably qualified engineer. in new development projects. It contributes to our built environment. On the other hand, properly creating a sense of place and a visually stimulating planned, executed and managed, advertising can B. New basements and extensions to existing environment, which adds to public enjoyment enhance peoples’ experience of the public realm. basements will: of the public realm. We will work with the industry to find ways of 1. not extend beneath more than 50% ensuring the most is made of the positive aspects. of the depth of the garden, or a maximum 41.5 / Westminster has an outstanding heritage of four metres where the longest distance of more than 300 statues and memorials. Many of 41.7 / Legible London provides a pedestrian between the existing building and any these were by the leading artists of their day and signage system that has been installed at more site boundary is eight metres or less; are major works of art in their own right. Of almost than 1,700 locations across the capital, and 450 half of all memorials, 47% are situated in the royal within Westminster, to aid effective wayfinding. 2. leave a margin of undeveloped garden and governmental heart of Westminster – a The uniform nature of these signs is critical to land1 proportionate to the scale of the relatively small area centred on Whitehall and in their successful interpretation (particularly development and the size of the garden the Royal Parks. It is not possible to continue to across borough boundaries), and as such all around the entire site boundary; accommodate new statues and monuments in future pedestrian signs should be consistent in 3. provide a minimum of one metre of soil Westminster on the same scale as in the past, design and quality. depth (plus minimum 200mm drainage and the most central areas are already saturated. layer) and adequate overall soil volume However, new statues and monuments are strongly above the top cover of the basement; encouraged in other areas of Westminster, where public art is under-represented. 4. not encroach more than 1.8m under any
1 See glossary for definition
146 CITY PLAN 2019 – 2040 DESIGN CONTENTS
42.2 / While the Building Regulations determine biodiversity and local amenity. Standards for part of the adjacent highway and retain a whether the detailed design of buildings and their extent of the garden are intended to strike a minimum vertical depth below the footway foundations will allow the buildings to be constructed balance between allowing development, while or carriageway of 900mm between the and used safely, national policy states that the ensuring a substantial area remains undeveloped highway surface and vault structure; planning system should ensure development is to ensure adequate drainage. The policy limits suitable for its site, taking into account issues such basement development to one storey below 5. not compromise more than one storey – as ground conditions and land instability. To this the lowest original floor unless exceptional exceptions may be made on large sites end we require that adequate site investigation circumstances are demonstrated. with high levels of accessibility for information, prepared by a competent person, construction; is presented to demonstrate the impacts of the 42.5 / Work to basement vaults can restrict 6. incorporate sustainable drainage proposed development have been understood. the space available for services in the highway systems and / or any other mitigation and may make it difficult to access cables, pipes, measures recommended in the structural 42.3 / The construction works associated with sewers, etc. for maintenance and to provide statement or flood risk assessment to basement excavation can often have a serious essential items of street furniture. In order to address surface water and sewerage impact on quality of life and often last longer than ensure that services and essential street furniture flooding; and other residential extensions with the potential to can be provided, adequate space must be cause significant disruption to neighbours during available between the highway and any 7. conserve the character and appearance the course of works. Applicants for basement excavation proposed under the highway. of the existing building, garden setting development must therefore demonstrate that or the surrounding area, ensuring reasonable consideration has been given to 42.6 / Applications adjacent to or affecting the lightwells, plant, vents, skylights and potential impact of construction on amenity in line Transport for London Road Network (TLRN) or public means of escape will be sensitively with the council’s adopted Code of Construction transport infrastructure should seek advice from designed and discreetly located. Practice which seeks to create a clear link between Transport for London. Development on land within planning and other relevant legislation and the land identified for Crossrail 2 Safeguarding shall processes, ensuring these work together and issues be subject to consultation with Transport for London are followed through and enforced where necessary. as defined in the Safeguarding Directions (2015). 42.1 / Basement extensions have become an increasingly common form of development in 42.4 / Limiting the extent and depth of basement 42.7 / Applicants for basement excavation Westminster in recent years. Although often development can help reduce both the risks works are strongly encouraged to consult hidden from public view, such basement excavation associated with basement development and with neighbouring occupiers prior to submitting can have significant impacts on the amenity of mitigate negative environmental and amenity an application. Evidence of engagement with neighbouring occupiers and may affect ground impacts. The policy also provides for better neighbouring occupiers, including a schedule conditions, biodiversity, heritage assets, local accommodation with natural ventilation, and for and timetable of works may be requested as character and garden settings. reduction in the amount of excavation and waste supporting information with planning applications. material generated and in the impact on drainage,
147 CITY PLAN 2019 – 2040 DESIGN CONTENTS CONTENTS
43.1 / Westminster attracts millions of visitors 43.4 / In light of a significant vulnerability to 43. Security measures as an international tourist destination, the centre terrorism, we will use planning conditions where for government and the location for many other appropriate and request legal agreements to in high-risk development institutions, businesses as well as educational, ensure design and other measures required and the public realm medical and cultural venues. For these reasons under this policy are incorporated and maintained, it has places and uses that are terrorist targets – including effective management of access to both A. Development will provide an integrated as shown by recent attacks. It is a priority to ensure private space and that accessible to the public. approach to security of the site including and maintain a safe and secure environment for Legal agreements may make provision for long- buildings and any associated public people visiting, residing and working in Westminster. term management and maintenance of security or private spaces. measures at the expense of the applicant. 43.2 / Building and public realm schemes will B. Development and / or public realm be assessed as part of the planning application improvement proposals will be required to process to ensure their resilience against incorporate appropriate counter-terrorism emergencies including terrorism and related measures advised by the Metropolitan hazards. This assessment will be based on advice Police and / or the council. Where from the relevant authorities, in particular the appropriate, the retrofitting of existing Metropolitan Police. Applicants are encouraged buildings and spaces may be required. to contact the Metropolitan Police’s Crime Prevention Officers for initial advice. C. All security measures will be designed and implemented to take account of the 43.3 / Secured By Design aspects, including functionality of the area and the needs of counter-terrorism, should be considered at the its users, and will be sensitively designed outset of the design process to minimise potential to respect the surrounding context and physical risks, deter terrorism, detect terrorist public realm. activity and help mitigate its effects. Security measures and surveillance equipment must, wherever possible, be sensitively designed and positioned to avoid detrimental visual effects, as Westminster’s historic townscapes are sensitive to visual intrusion. Measures should provide effective protection, not compromise good design, and not defer vulnerabilities elsewhere in the area.
148 CONTENTS CITY PLAN 2019 – 2040 IMPLEMENTATION AND MONITORING CONTENTS CONTENTS
IMPLEMENTATION AND MONITORING
Encouraging Development Development Management Working with partners and stakeholders We will prepare additional information including City Plan, Neighbourhood Plan, London Plan We will work with neighbouring authorities, technical notes and supplementary planning and national planning policies will be implemented agencies and partner organisations including Documents (SPDs) to implement these policies through Westminster’s Development Management the GLA and community groups to deliver a effectively, support the efficient use of land and process. We will continue to utilise our Open Forum range of services and realise the benefits of the delivery of the right kind of growth in the city. network to liaise with resident groups and the an integrated approach to development and designated Neighbourhood Forums. Legal to ensure the realisation of shared objectives. Viability agreements including Section 106, Community Infrastructure Levy (CIL), Carbon and Air Quality Monitoring Developers should factor in the costs of delivering Offset funds will also be used to help deliver the the City Plan objectives when considering potential The council will monitor the implementation of City Plan. We will allocate council resources development proposals or site purchases. Where City Plan policies to ensure that the objectives and (including capital funding) to support the City Plan proposals meet the policies in this plan, it will be targets within the plan, as well as the programme and funding from other sources e.g. Greater London assumed that they are viable. It is up to the applicant for infrastructure set out in the IDP, are met. Through Authority (GLA), Department for Environment Food to demonstrate whether particular circumstances the Integrated Impact Assessment (IIA), the annual and Rural Affairs Defra and lottery will be used to justify the need for a viability assessment at Authority Monitoring Report and Westminster’s implement the City Plan. We will only use compulsory application stage. Such circumstances could include: Monitoring Framework we will keep economic, social purchase powers where it is demonstrated that and environmental trends and risks under review. –– where development is proposed on an there is a compelling case that it will enable the unallocated site of a different type to those used acquisition of land to help deliver our planning The table on pages 151 to 154 sets out Westminster’s in the viability assessment that informed this plan; and regeneration objectives. key monitoring indicators which will be used to –– where further information on infrastructure monitor success towards meeting the objectives in Infrastructure delivery or site costs is required; this plan. Where no trigger is listed, Key Performance The Infrastructure Delivery Plan (IDP) will set out Indicators will be reviewed annually against the –– where the type of development proposed the key locations, sites and infrastructure, which are Authority Monitoring Report. is significantly different from standard models essential for the successful implementation of the of development e.g. build to rent; and City Plan’s strategic policies. It will also detail the –– where economic circumstances have significantly timescales for delivery and funding mechanisms. The changed since the plan was adopted. Infrastructure Delivery Statement (IDS) will monitor delivery of the IDP and will be updated regularly.
150 CITY PLAN 2019 – 2040 IMPLEMENTATION AND MONITORING CONTENTS
Monitoring Framework
Key Performance Indicators City Plan objectives Data source Trigger for review / review mechanism
1 Delivery of new homes (floorspace, units by 1, 9 Westminster Delivery is 10% below target size and tenure) against target of 1,495 new City Council for three consecutive years homes per year between 2018 / 2019 and 2039 / 2040
2 Delivery of affordable homes (floorspace, 1, 9 Westminster Total number of new affordable homes units and location of delivery) against target City Council does not meet target after five years of at least 35% of all new homes delivered
3 Delivery of homes through the Affordable 1, 9 Westminster Housing Fund (floorspace and units) City Council
4 Delivery of accommodation for elderly 1, 9 Westminster Review the SHMA for all accommodation people and students (floorspace and units) City Council types within five years.
5 Delivery of office floor space across the 2, 9 Net reduction in floor space CAZ and opportunity areas
6 Delivery of retail floor space by type 2, 3, 9 Westminster Net reduction in floor space within the town centre hierarchy and CAZ City Council
7 Delivery of visitor accommodation 2, 3, 9 Westminster Net reduction in floor space floor space City Council
8 Loss of public houses through change 3, 4 Westminster Losses reach 15% of current number of use or demolition. City Council
151 CITY PLAN 2019 – 2040 IMPLEMENTATION AND MONITORING CONTENTS CONTENTS
9 Change in land uses in the Special Policy 3, 4, 6, 9 Westminster Areas (SPAs) City Council
10 Delivery of community floor space 4, 6, 9 Westminster Annual review against IDP City Council
11 Delivery of play space in areas of play 6, 8, 9 Westminster space deficiency City Council
12 Change in number of jobs by sectors 2, 3, 4 Westminster Net loss in total jobs and or increase and levels of worklessness City Council in levels of worklessness
13 Employment, skills and training opportunities 2, 3, 4 Westminster Regular review with Westminster secured through Section 106 contributions City Council City Council employment service
14 Noise complaints received 7, 8 Westminster City Council
15 Delivery of public realm schemes 5, 8, 9 Westminster Review against IDP City Council
16 Utility infrastructure improvements 8, 9 Westminster Review against IDP and development City Council
17 Number of designated heritage assets 10 Westminster No loss City Council and Historic England
18 Number of heritage assets at risk 10 Historic England Less than 1% of stock and removed from the register
152 CITY PLAN 2019 – 2040 IMPLEMENTATION AND MONITORING CONTENTS
19 Delivery of walking and cycling 5, 9 Westminster Review against IDP infrastructure schemes City Council
20 Installation of electric vehicle charging 5, 9 Westminster points by type City Council
21 Number of applications approved for 5, 9 Westminster residential development without car parking City Council
22 Delivery of car and cycle parking spaces 5 Westminster City Council
23 Applications that include 7, 8 Westminster renewable technologies City Council
24 Capacity of new waste and 7, 8 Westminster recycling facilities City Council
25 Applications granted planning 7, 8 Environment No more than 1% of applications permitted permission against Environment Agency Agency advice on flood risk
26 Reduction of NOx and carbon dioxide 7 DEFRA N/A emissions, and particulate matter (PM2.5 and PM10) concentration against national and regional Air Quality targets
27 Net change Sites of Importance for 8 Westminster Deterioration in quality or net loss Nature Conservation (SINCs) and City Council designated open space and GLA
153 CITY PLAN 2019 – 2040 IMPLEMENTATION AND MONITORING CONTENTS CONTENTS
28 Improvements to parks, play areas 6, 8, 9 Westminster Review against IDP and other open spaces City Council
29 Number of open spaces awarded 8 Green Flag Awards the Green Flag Award Website
30 Applications incorporating living 8, 9 Westminster walls and roofs City Council
154 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
APPENDICES Appendix 1: Key Development Sites The sites set out below are of strategic importance to the delivery of Westminster’s City Plan. It includes sites necessary for the delivery of major infrastructure projects, or for the regeneration of an area. It also includes residential sites which propose more than 50 units and housing renewal sites. Sites which are under construction and expected to be completed by 2018 / 19 have been excluded.
Map reference Site area Address Preferred / expected Notes Expected number In the number (ha) uses of residential units CAZ
Sites within West End Retail and Leisure Special Policy Area
1 0.13 First Chicago House, Residential, office, retail. 108 Yes 90 Long Acre, London, WC2E 9RA
2 0.47 Shaftesbury Avenue Commercial, social, Over-site development At least 50 Yes (Cinema) residential and expected once Crossrail public spaces. 2 complete.
3 0.36 Soho Square Commercial, social, Over-site development n/a Yes (highway only) residential and expected once Crossrail public spaces. 2 complete.
155 CITY PLAN 2019 – 2040 APPENDICES CONTENTS CONTENTS
4 0.17 Tottenham Court Road Theatre / performance Crossrail site, works 30 Yes Station (Eastern Ticket venue. Retail, offices underway. Expected Hall) 135–155 Charing and residential. completion 2023 / 24. Cross Road and 12 Also within Tottenham Court Sutton Row – the Road Opportunity Area. Goslett Yard site, WC2
5 0.24 Tottenham Court Road Crossrail infrastructure, Crossrail site, works 92 Yes Station (Western Ticket retail, office and underway. Expected Hall) Site bounded by residential. completion of over-site 91–101 Oxford Street, development 2022 / 23. 93–102 Dean Street, Also within Tottenham Court 1–12 Great Chapel Road Opportunity Area. Street and Diadem Court, W1
6 0.32 Tottenham Court Road Transport use, retail, Crossrail site, works 30 Yes Station (Eastern Ticket offices, residential. underway. Expected Hall) Site bounded by completion 2023 / 24. 1–23 Oxford Street, Also within Tottenham Court 1–6 Falconberg Court, Road Opportunity Area. 157–165 Charing Cross Road including the Astoria Theatre – the Astoria site, WC2
Sites within Paddington Opportunity Area and NWEDA
7 6.99 Paddington New Yard, Transport infrastructure, Crossrail elements of the At least 200 Yes W9 mixed use (office, scheme due to be completed residential, retail, December 2018, releasing restaurant, café, hotel). the site for development. Owned by Tower Transit. Also within NWEDA.
156 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
8 0.29 Capital House Mixed use including Owned by TfL At least 50 Yes retail, new entrance to Edgware Road station.
9 1.02 Edgware Road Station, Transport, infrastructure Principal existing use: 10 Yes Chapel Street, NW1 and station improvements, London Underground station. housing, retail.
10 4.44 St Mary's Hospital, Teaching hospital. Contains two listed buildings. 58 Yes Praed Street, W2 Also residential, leisure, Principal existing uses are offices and retail use. St Mary’s Hospital, Imperial Medical College of Science, Technology and Medicine. Pre-application discussions have taken place.
11 1.10 North Westminster Priority to social and Under construction. 335 Yes Community School community. Residential Estimated completion site, North Wharf also likely. 2020 / 21. Road, W2
12 1.01 The Travis Perkins Residential, commercial Pre-application discussions 150 Yes Building, 149–157 and community uses, have taken place (2016). Harrow Road open space. Also within NWEDA.
13 0.25 1 Merchant Square, W2 Residential, hotel. Permission granted and 222 Yes building work has started.
14 6.52 Paddington Station Transport infrastructure Grade I listed station. n/a Yes and Environs (including and mixed commercial Crossrail site. Coordinated Paddington Mail, W2) uses. with Transport for London. Permission granted.
157 CITY PLAN 2019 – 2040 APPENDICES CONTENTS CONTENTS
Sites within Victoria Opportunity Area
15 0.03 Stockley House, 130 Residential, retail 110 Yes Wilton Road, London (A1 / A3 / A4).
16 0.37 New Scotland Yard, Office, retail (A1 / A3), Under construction. 246 Yes 8–10 Broadway, residential. Estimated completion 2021. London, SW1H 0BG
17 0.55 Terminus Place, Wilton Space for transport and n/a Yes Road / Victoria Street, public space. Building for SW1 mixed use.
18 4.73 Victoria Railway Transport and n/a Yes Station, SW1 commercial uses.
19 0.16 Portland House, Residential, retail. Permission granted, 206 Yes Bressenden Place, SW1 work not started.
20 1.44 Victoria Coach Station Commercial, social, Over-site development At least 100 Yes – Departures Terminal residential and public expected once Crossrail spaces. 2 complete.
21 0.15 Terminal House, Commercial, social, Over-site development At least 40 Yes Buckingham residential and public expected once Crossrail Palace Road spaces. 2 complete.
22 1.22 Ebury Gate and Commercial, social, Over-site development At least 100 Yes Belgrave House residential and public expected once Crossrail spaces. 2 complete.
158 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
Sites within North West Economic Development Area (NWEDA)
23 0.56 Westbourne Park Mixed use, employment At least 50 No Bus Garage and residential.
Sites within Church Street / Edgware Road Housing Regeneration Area
24 0.36 Development Site at Residential. Permission granted. 178 Yes 14–17 Paddington Green London
25 57.51 Church Street Residential. Includes the Edgware Road 1006 Yes Masterplan Housing Zone and the (September 2017) following sites: Parsons North, Luton Street, Ashbridge / Cosway, Lisson Arches, West End Gate and Lyons Place.
Other sites
26 0.62 103–131 Queensway, Mixed use. Pending decision. 21 No 8–16 Moscow Road, 1,3,4a, 6 Salem Road and 24–32 Queens Mews W2
27 1.19 Whiteleys Centre Residential, retail, hotel, 129 No Queensway London cinema, gym, crèche. W2 4YH
28 1.86 St John's Wood Residential with Work has started but no 171 No Barracks, NW8 community uses. major demolition work yet.
159 CITY PLAN 2019 – 2040 APPENDICES CONTENTS CONTENTS
29 0.11 11 Belgrave Road, Residential. 85 Yes London, SW1V 1TS
30 0.99 Old War Office Residential. 88 Yes Whitehall London SW1A 2EU
31 0.27 Broadway Complex, Residential, office, retail. Currently Transport 112 Yes 55 Broadway, London, for London HQ. SW1H 0AZ
32 0.46 New Court 48 Carey Residential, gym / 221 Yes Street London WC2A fitness centre. 2JE
33 0.18 Development Site at Residential, bar, 207 Yes Millbank Complex, arts / culture facility, 25 Millbank, London, hotel, café. SW1P 4QP
34 0.62 Ergon House corner Residential, retail. Permission granted. 108 Yes of Horseferry Road and Dean Bradley Street 9 Millbank, SW1
35 1.46 Knightsbridge / Hyde Residential including Reliant upon primary 128 Yes Park Barracks on-site affordable. legislation and the MoD finding alternative stables.
160 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
36 1.00 Queen Alexandra Residential, cultural and Pre-application discussions 150 Yes Military Hospital, office use, green open have taken place. John Islip Street, SW1 play space.
37 1.88 Ebury Bridge Estate Residential, new retail Permission granted for 414 Yes and community facilities. 435 units Now unviable. Seeking new permission.
161 CITY PLAN 2019 – 2040 APPENDICES CONTENTS CONTENTS
Appendix 2: Parking Standards Where parking is provided in accordance with Disabled parking and motorcycle / moped parking Cycle parking the standards below, spaces will be reserved should be provided in accordance with the London for the sole permanent use of residents of the Minimum cycle parking should be provided Plan standard. development, with spaces allocated to individual in accordance with the London Plan. addresses or property numbers. Car clubs Cycle facilities Where parking is provided, free membership to Showers, changing facilities and lockers should a Carplus accredited car club will be secured for Housing type / size Maximum spaces per be provided for cyclists at all new workplaces, the occupiers of all residential units who qualify unit (average) hospitals and health facilities, and places of further for 25 years. The demand for car club bays arising and higher education. At least one shower will from this requirement should be assessed as part 2 bedrooms or less 0.5 spaces be installed for every 20 cycle parking spaces of the Transport Assessment or Statement. If provided (with a minimum of one shower), and necessary, off-street parking will be provided by 3 bedrooms or more 1 space one locker will be provided per cycle space. These the developer in a publicly accessible location. facilities will be conveniently located in relation to the cycle parking spaces and accessible to all staff Non-residential parking for disabled persons (and students where applicable). Type of parking Provision required Disabled parking for non-residential uses should be provided in accordance with the Electric Charging A least 50% active London Plan standard. Facilities provision, with passive provision for remaining spaces
162 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
Appendix 3: Schedule of Strategic Policies
Strategic policies Non-strategic policies
Policy number Policy clause Policy number Policy clause
1 Whole policy 8 C
2 Whole policy 11 Whole policy
3 Whole policy 12 Whole policy
4 Whole policy 13 C
5 Whole policy 15 E, G, H
6 Whole policy 16 B, C
7 Whole policy 17 C, D, E, H, I
8 A, B, D 18 C, D, E
9 Whole policy 21 C
10 Whole policy 22 C
13 A, B 23 D
14 Whole policy 25 Whole policy
15 A, B, C, D, F, I 26 B, C
163 CITY PLAN 2019 – 2040 APPENDICES CONTENTS CONTENTS
16 A 29 E, F
17 A, B, F, G 30 C, E
18 A, B 31 C, D
19 Whole policy 33 E, F
20 Whole policy 34 B, C, D, E
21 A, B 42 Whole policy
22 A, B 43 Whole policy
23 A, B, C
24 Whole policy
26 A
27 Whole policy
28 Whole policy
29 A, B, C, D
30 A, B, F, G
31 A, B
32 Whole policy
33 A, B, C, D
164 CITY PLAN 2019 – 2040 APPENDICES CONTENTS
34 A, F, G, H
35 Whole policy
36 Whole policy
37 Whole policy
38 Whole policy
39 Whole policy
40 Whole policy
41 Whole policy
165 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS CONTENTS
GLOSSARY
Unless provided in the table below, definitions Appropriate marketing Combined heat and power detailed in the National Planning Policy Framework Has been prominently marketed for the existing The combined production of electricity and and the London Plan apply. use, with reasonable terms and conditions, as usable heat is known as Combined Heat and certified by an appropriately qualified professional, Power (CHP). Steam or hot water, which would Accessibility independently verified by the council at the otherwise be rejected when electricity alone is The ability of all people, including elderly and applicant’s expense. produced, is used for space or process heating. disabled people, those with young children and those carrying luggage and shopping, to reach Central Activities Zone (CAZ) Commercial use / development / floorspace places and facilities, and to move around and A diverse area covering Central London and Comprises all A uses, all B uses, C1 Hotels, use those places and facilities. extending across ten London boroughs, as private C3 hospitals, private D1 Non-residential designated by an indicative boundary in the institutions such as medical care and schools, Active frontages London Plan. private D2 Assembly and leisure such as private A ground floor frontage which generates passing gyms and clubs, and commercial sui generis trade and provides a ‘shop-type’ window display CAZ retail clusters uses in accordance with the Town and Country with interest at street level. Clusters of retail activity within the CAZ that Planning (Use Classes) Order and its have been designated through the London Plan subsequent amendments. Ambient noise or the City Plan. Ongoing sound in the environment such as from Comparison goods transport and industry, as distinct from individual Character Predominantly durable goods and services where events, such as a noisy all-night party. Unless The distinctive or typical quality of a building or customers may wish to compare prices / quality / stated otherwise, noise includes vibration. area; as described by historic fabric; appearance; type of product sold, with other similar products townscape; and land uses. sold in other shops. Comparison goods retail use Amenity spaces falls within A1 Retail in accordance with the Town Private or public spaces that provide opportunities Civic amenity spaces and Country Planning (Use Classes) Order and its for informal activities close to home or work and Includes civic and market squares and other subsequent amendments. which contribute to the appearance of localities hard surfaced community areas designed for or developments. They are normally small spaces pedestrians with the primary purpose of providing Convenience goods where workers or visitors can relax, areas used a setting for civic buildings, and urban spaces Basic goods or services which people may need for dog walking, play, rest or quiet enjoyment, for public congregation and public events. on a weekly, if not daily, basis. Convenience goods or merely to provide visual amenity in densely retail uses include grocers and newsagents, and built-up developments.
166 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS
fall within A1 Retail in accordance with the Town Designing out crime Evening economy and Country Planning (Use Classes) Order and Using the design of the built environment to minimise Economic activity where main business hours its subsequent amendments. opportunities for criminal and anti-social behaviour, are between 6pm and midnight (e.g. restaurants, through matters such as provision of appropriate theatres, public houses). Creative industries layout, active frontages, suitable lighting etc. Generic term for the following sub-groups: Family housing District Heating Network (DHN) A housing unit with between three and five –– Creative Content: includes enterprises that A network of pipes carrying that connects energy bedrooms. For affordable housing, units with two produce intellectual property, usually copyright production equipment with energy customers. bedrooms may be considered suitable for families, protected, distributed to customers and They can range from several metres to several but this will be at the discretion of the council audiences through sales, advertising or kilometres in length. based on need on the council’s waiting lists and subscription to earn revenue (e.g. broadcasters, the size of the unit. record companies, and all kinds of publishers District centre including software, computer games and Service centre, usually with up to one hundred Flood-related infrastructure electronic publishing). commercial premises of various kinds, with a Includes infrastructure to defend against and –– Creative Experience: includes enterprises which predominantly retail function. manage flooding from a number of sources core business model is based around selling the including tidal, fluvial and surface water flooding, right for consumers to witness or experience Entertainment uses such as the Embankment Wall and Thames Tunnel. specific activities, performances or locations Uses predominantly or partly used for entertainment (e.g. live theatre, music, opera and dance). purposes: it includes D2 uses including live music Freight consolidation centre venues and sui generis uses including nightclubs, A facility for the collection of goods from a number –– Creative Originals: includes enterprises based casinos, amusement arcades and shisha premises. of recipients, that are then sorted into fewer vehicles on the manufacture, production or sale of The entertainment uses that are not considered for the final leg of the journey, in order to reduce physical artefacts, the value of which derive within this definition are sports halls, swimming the overall number of freight movements. from their perceived creative or cultural value baths, gymnasiums, skating rinks, other indoor or and exclusivity (e.g. designer fashion, bespoke outdoor sports or recreation areas, concert halls, Garden land tailoring, craft-based activities such as jewellery cinemas and theatres. The site area excluding the footprint of the and arts and antiques). original building. –– Creative Services: includes enterprises based Essential infrastructure around providing Creative Services for clients Essential transport and utility infrastructure (including Greenfield run off rates earning revenues in exchange for giving up their mass evacuation routes, electricity generating The runoff (due to rainfall) that would occur from time and intellectual property (e.g. architects, power stations and water treatment works) and a site in its undeveloped and undisturbed state. advertising agencies, graphic design, new wind turbines. As set out in the Technical Guidance media design and post production. to the National Planning Policy Framework.
167 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS CONTENTS
Gross floorspace –– basement dwellings; Idling Method of assessing the extent of building (or Unnecessarily running a motor vehicles engine –– basement dwellings; land) occupied by a use. This should be measured when the vehicle is not in motion. as Gross Internal Area in accordance with the –– caravans, mobile homes and park homes RICS Code of Measuring Practice, or subsequent intended for permanent residential use; and Infill development replacement professional guidance, but excluding The insertion of one or more new buildings within –– installations requiring hazardous substances the following areas: a continuous street façade or frontage. consent as set out in the Technical Guidance –– voids in atria; to the National Planning Policy Framework. Intermediate housing –– internal lightwells; Homes for rent provided at a cost at least 20% Highway below market rents (including service charges –– double or triple height areas should An area of land to allow the public to move along where applicable) or low cost homes for sale be measured only once; a route. Includes the carriageway (for vehicles) and as defined in the NPPF (2018). the footway (for pedestrians). The council (and in –– screened or unroofed plant areas, plant places the Royal Parks and Transport for London) rooms, substation rooms, and other operational International centre are the highway authority, responsible for voids not reasonably capable of commercial Town centre at the top of London’s town centre maintaining the highway. or residential use; hierarchy of international reputation and attracting global visitors. –– internal and external car parking areas; Historic fabric Surviving original and historic fabric in the form –– internal and external cycle parking areas In-vessel composting of buildings, their structure, details and decoration. and associated facilities; and An industrial form of composting biodegradable waste within an enclosed container, where –– servicing bays, vehicle circulation and areas Host scheme conditions such as air flow, temperature and exclusively reserved for refuse and recycling The development is the one which forms the emissions are controlled. storage and handling. original application which triggers a requirement for affordable housing and which is first assessed Land use swaps and packages Highly vulnerable uses for whether it can provide on-site affordable Where two (land use swap) or more (land use Relating to flood risk. Uses include: housing in whole or part. package) sites are considered as a single application –– police stations, ambulance stations and for the purposes of determining a planning Human scale development fire stations and command centres and application. These are used to meet the policy Development of a scale and form suitable for telecommunications; objectives required over more than one site. people to interact with and where pedestrians feel –– installations required to be operational comfortable by the scale and massing of buildings during flooding; and open spaces making up the public realm. –– emergency dispersal points;
168 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS
Legibility Major development (large scale) Modular homes The degree to which a place can be easily Development where the proposed number of new Pre-engineered building units that are delivered understood and moved through. residential units to be attained from the proposal and assembles as large or volumetric components is 200 or more. Or a site area of more than 4 or as substantial parts of a building. These can Linear open spaces hectares; or the proposed gross floorspace to be include whole rooms, parts of rooms, or separate Open spaces and towpaths alongside the Thames, built created is 10,000 sq m or more, or a site area highly serviced units such as toilets or lifts. In canals and other waterways; paths; disused railways; of 2 hectares or more. relation to module homes off-site construction nature conservation areas; and other routes that refers to buildings, structures or parts manufactured provide opportunities for informal recreation. Often Major development (small scale) (and wholly or partially assembled) away from the characterised by features or attractive areas which Development where: the proposed number site before installation in their final position. are not fully accessible to the public but contribute of new residential units to be attained from the to the enjoyment of the space. proposal is between 10 and 199 or a site area of Natural capital between 0.5 hectares and less than 4 hectares; Natural assets (including goods (food and timber) Local distinctiveness or the proposed gross floorspace to be built and services (clean air and water)) that directly The positive features of a place and its created is between 1,000 sq m and 9,999 sq m and indirectly benefits the human population. In communities which contribute to its special or a site area of between 1 hectares and less Westminster Natural Capital includes green character and sense of place. than 2 hectares. infrastructure (open spaces, green roofs, SINCs) blue infrastructure (the River Thames, lakes) Major centre Local service provider as well the land, air and biodiversity in the city. Predominantly retail centre providing a range Westminster City Council, the National Health of services to a wide catchment area. Service or related organisations such as a Primary Neighbourhood forum Care Trust, the Metropolitan Police, Registered A community group of residents or businesses that Meanwhile use Provider and other public sector services such has been established to prepare a neighbourhood Short-term use of temporarily empty buildings as job centres and courts, and voluntary sector plan for their area. such as shops until they can be brought back organisations operating within the city. These into commercial use. are public social and community uses. Night-time economy Economic activity that occurs between midnight Metropolitan open land Local centre and 7am, e.g. late night bars, casinos, night-clubs. Strategically important open space defined Small centre, usually containing convenience goods in the London Plan. In Westminster, this comprises shops, local service uses, restaurants, cafés and Noise sensitive receptors the Royal Parks – St James’s Park, Hyde Park, pubs, mainly providing facilities for people living Comprises residential use, educational Kensington Gardens, Green Park and Regents or working nearby. establishments, hospitals, hotels, hostels, Park. Metropolitan Open Land is afforded the concert halls, theatres, law courts, and same protection as green belt land. broadcasting and recording studios.
169 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS CONTENTS
Non self-contained homes scale development. The Areas will provide Platform based delivery A home with some shared space or facilities substantial numbers of new employment and Delivery of goods ordered via the internet or e.g. with a private bedroom but shared bathroom, housing opportunities. mobile applications; e.g. Just Eat, Deliveroo etc. kitchen and / or living room. Original building Pocket parks Off-street parking In relation to a building existing on 1 July Small areas of open space that provide natural Dedicated parking that is provided away from 1948, as existing on that date and, in relation to a surfaces and shaded areas for informal play and the street, which can include garages, driveways, building built on or after 1st July 1948, as so built. passive recreation that sometimes have seating surface level and multi-storey car parks. and play equipment, with a size guide of under Parking stress area 0.4 hectares. On-street parking Area where annual parking surveys indicate Parking that is permitted on the street as 80% and higher usage throughout the day / night, Predominantly commercial neighbourhoods opposed to within a designated car park. in compliance with any restrictions that exist. Parking Areas of the Central Activity Zone where the surveys address daytime and weekday overnight majority of ground floor uses comprise of a Open space parking, and include bays that residents’ permits range of commercial activity. All land in Westminster that is predominantly can be used during the day (i.e. residents’ and undeveloped other than by buildings or structures shared use bays only) and all other spaces that Protected species that are ancillary to the open space use. It includes can be parked in without paying overnight (i.e. Certain plant and animal species protected to a broad range of types of open space within the all visitor bays and single yellow lines that are various degrees in law, particularly the Wildlife city, in public or private ownership and whether not otherwise restricted). and Countryside Act, 1981 (as amended). public access is unrestricted, limited or restricted. Includes all parks and gardens, regardless of Pedestrian clear zone Private members’ clubs size (whether public or private); the River Thames The area available for the pedestrian (including Clubs which are only open to members who pay and the canals and their towpaths; civic spaces; wheelchair user, pram, buggy) to walk without a subscription and may also have to meet other children’s playgrounds, including school obstruction. Also known as the ‘clear footway width’. criteria. These are considered to be a private playgrounds; ballcourts and other outdoor The useable zone to accommodate the flow of leisure use, and are sui generis uses in accordance sports facilities; amenity green spaces, such pedestrians between the street furniture zones with the Town and Country Planning (Use Classes) as open spaces on housing estates; churchyards; (and space to use the street furniture) at the back of and its subsequent amendments. and community gardens. footway (if any) and that placed adjacent to the kerb (if any). The minimum width for any new design Public realm Opportunity areas should be two metres but may need to be greater The parts of the city in either public or private Areas defined in the London Plan with good when foot traffic is more intense. In intensely used ownerships which are available free for everyone public transport accessibility that provide London’s locations it may have to be the full width available, to use or see, including streets, squares and parks. principle opportunities for accommodating large- even if this is less than the desirable width for the peak time foot traffic if it were being designed today.
170 CITY PLAN 2019 – 2040 GLOSSARY CONTENTS
Rapid inundation zone Sites of Importance for Nature Conservation Social and affordable rented housing Low-lying areas close to the River Thames which (SINCs) Housing owned by local authorities and private would rapidly inundate (flood) to significant levels The Greater London Authority designated SINCs registered providers for which the rent is set in if the Embankment Wall was breached. to highlight areas of ecological value that are rich accordance with the Government’s rent policy for in wildlife within the city. The sites are graded as social rent or affordable rent. It may also be owned Registered providers being of Metropolitan, Borough or Local Importance. by other persons and provided under equivalent Registered Providers are owners and managers Sites of Metropolitan Importance are those which rental arrangements to the above, as agreed with of affordable housing who are regulated by contain the best examples of London’s habitats the local authority or with Homes England. Government. Most operate on a not-for-profit basis and rare species that are of significance to London. and use any trading surplus to maintain existing Sites of Borough Importance are those identified Soundscape homes and to help finance new ones. Registered to have an importance to Westminster and any The overall quality of an acoustic environment as Providers can include the Council, housing damage would mean a significant loss to the city. a place for human experience. Soundscape design associations, housing trusts and cooperatives, A site of Local Importance is identified because might include preserving, reducing or eliminating registered charities, or non-profit making of its value to the nearby community, especially certain sounds or combining and balancing provident societies or companies. in areas that are deficient in wildlife sites. sounds to create or enhance an attractive and stimulating acoustic environment. Retail frontage Small open spaces A street level frontage characterised by Gardens, sitting-out areas, children’s play spaces Specialist housing a predominance of shop-type premises. or other areas of a specialist nature, including Affordable housing, hostels, Houses in Multiple nature conservation areas, with a size guide Occupation, housing for those with special needs Sense of place of under 2 hectares. including elderly people, students, people with The unique perception of a place created by its learning or physical disabilities, or mental health local buildings, streets, open spaces and activities. Community facilities / infrastructure problems, or other supported accommodation. The more distinctive the place the greater the Facilities / infrastructure available to the local These fall within the C2 and C3 Use Classes, sense of it being special. A character which is community. These can be publicly or privately or are classified as sui generis uses. greater than the sum of the constituent parts. run, and consist of buildings and external spaces. They include health facilities; education facilities; Specialist housing for older people Shoulder hours social services uses; sports and recreation Housing that is intended specifically for occupation Those hours that book-end peak times e.g. facilities; community meeting halls; youth centres; by older people. It may not necessarily fall into 6am–7am or 10am–11am for the morning peak. local arts facilities, and public toilets. The majority the C3 Use Class and can include sheltered of community facilities / infrastructure fall within accommodation where the occupants have no C2 (Residential Institutions), D1 (Non-residential or a low level of support; extra-care catering for Institutions) and D2 (Assembly and Leisure) old or vulnerable people who have an existing or use classes. foreseeable physical, sensory, cognitive or mental health impairment – a range of facilities (e.g. 24
171 CONTENTS non-self-contained residential accommodation non-self-contained be provided; residential care / nursing providing care) may domiciliary workers, care for health base and classes and facilities a provision, fitness ofmeal kind some or arestaurant activities, centre day room, laundry room, aguest lounge, resident’s hour access support, to emergency – 2040 2019 PLAN CITY causing a significant change to the skyline. the to change asignificant causing surroundings, its than taller A substantially building Tall building vehicles. and electric occupancy and licensedlight rail / tram cabs; and high ferry, coaches,Underground, passenger buses, rail, including transport public of movement; means non-vehicular andWalking, other cycling modes transport Sustainable sewers. and drains into directly runs that water ratesurface of and flow volume, total the reduces that away in hardstandings and from buildings water manage run-off that surface drainage techniques and measuresSustainable drainage systems Sustainable package. accommodation ofthe part a critical to care or nursing is and all personal residents provided are routinely services meals and personal in house care team provide a consistent presence, and manager Ascheme ofdementia. levels high including impairment, or mental sensory physical, have illness or ofage byreason who for people
or the five year housing land supply. land housing year five the or Sites Development Key identified the in included not is for and planned not has that Development Windfall development and visitors. talent businesses, tocontinues attract West in the End so investment it secure further sector, to and seeks resident that communities, private and public the between A partnership (WEP) West Partnership End facilities. watersports and piers moorings, boat e.g. to function, location awaterside require that Uses Water related uses galleries and parks. cafés, museums, waterside, e.g. restaurants, ofthe use public enhance can that but location, require doUses that not necessarily a waterfront Waterfront enhancing uses installed. surfacing impermeable haveany not does which Land Undeveloped garden land RiskFlood Assessment. Strategic Westminster’s in modelled been have a breachdefence flood tidal in the These walk. occur for will flooding to which depth Predicted Tidal breach flood level
against significant harm or harm exploitation. significant against themselves after to look unable be may or is and illness; or age ofdisability, byreason support or / and ofcare need in be may or is who Someone Vulnerable people road. main the on pedestrians and vehicles cyclists, see to road minor the on traffic allows that junction or access ofan Feature splays Visibility GLOSSARY
172
CONTENTS APPENDICES CONTENTS
173 CONTENTS
will contribute to the delivery delivery to the contribute will Plan City Westminster's STRATEGIES WESTMINSTER’S of other strategies. of other suite council's of the CITY PLAN 2019 – 2040 2019 PLAN CITY
L
o
c
a
l
I
m
p
H
l
e
e
m
a
l
e
t
h
n
t a
a
n
t
d i
o
W
W n
e
P e
s
l l
t a l
b
m
n
e
i :
n
i
T n
s
r
g
t
a
e
n
S r
(
D
s
t C
r
p r
a i a
t
o
t f y
e
t
r
)
C t g
O
D y o
p
u
e f
e
o
n
l
i n
r
c v
i W C e S
l
p h r
A
e
y
u
a
i
s
r
r
c
P
c
t
Q e
m
h l
a
u a
S
i
n
n
n a
t
r s
d l u
e i
t
t
p e
e
B
y A
t
r
i
o t
A
o
M
2
(
d c
D C
a 0
2
t
i
r
v s i
1 a i
o 0
t e 7 t
f
e
n t
3 y r –
)
r
s
1
H
2 P
P
i
f
t
(
o 0 l
l
y o 2
a a
u
2
n
n S
0 r s
2
i
t
(
1
n
2
r A 2
1
g a (
0
0 ) 2
t l
S
e 1
1 l
0
D 3
t
8
g
r
e
1 –
a )
y
6 m
t
2
e
(
)
e
0 2 g
n
y 0 1
t
i 8
a
( 1
2
8
S
(
0
2
) t
r 1
0 a 5
t
) e 1
3 g
y )
(
e C
m
o
m
e
m
r
g
u
i
n
n
i g
t
y
)
(
C
2
o
0
h
1
e
8
s
) i
o
n
e R E
c
o p
n
o
o
r
m t
(
i
2 c
0 D
1 e
8 v
e
)
l o
p
m
e
n
t
F
r
a
m
L
e
o
w c
a
o
l
F
r
k l
o
o (
2
d
0
R
1
i
s 5
k
)
M
a
n
a
g
e
m
e
n
t
S
t
r
a
t
e
g
H
y
o
u
(
s e
i
n
m
g
e S
t
r r
g a APPENDICES
t
e i
n
g
g
y
D )
(
i
r 2
e
0 c
t
i
1 o
7 n
) o
f
T
r
a
v
e
l
S
t
a
t
e
m
e
n
t
( 2
0 1 5 )
CONTENTS
Sa fer W est mins ter P artn ersh We ip S stm trate in gy ste 2017 r C –20 ity 20 Co (20 un 17) cil Str ate gic Pl S an ta 20 te 17– m 20 en 20 t o (2 f C 017 om ) m un ity In vo St lv at em S em e ta e nt te n (2 m t o 0 e f 14 n L ) t ic o e n ns A in fff g S o P t rd o r a lic a b y te l g e (2 i H 0 c o 16 F u ) l s o in o g d R P i o s lic k i A e s s s ( W e 2 a s 0 l s 17
k m ) i A
n e
g
D n
S t C
e 2 t i
c r 0
e a t
W t 16 y
n e
e
g ( f
t 2 r s y o
a E t 0
l c m 2 1 r i
6
s o 0 i ) A e n 1
n s 7
d o l t – l e m 2 E r 0 n i c N 2 e o 7 D r ( D i g s ( e 2 y r e v a 0
M e f S 1 t t 7 l ) a o r ) M a s p t t m a e e r g r e k p y n e l ( a t t 2 s n S 0 S t 1 f r t 7 o a r a ) r t e t t e h g g e y y
C ( e ( 2 i m t y 0 e 1 o r 8 g f )
W i n
g e ) s ( t 2 m 0
i n 1 8 s
t ) e
r
( 2
0
1
4
)
L
o
c
a
l
I
m
p
H
l
e
e
m
a
l
e
t
h
n
t a
a
n
t
d i
o
W
W n
e
P e
s
l l
t a
l
b m
n
e
i :
n
i
T n
s
r
g
t
a
e
n
S r
(
D
s
t C
r
p r
a i a
t
o
t f y
e
t
r
)
C t g
O
D y o
p
u
e f
e
o
n
l
i n
r
c v
i W C e S
l
p h r
A
e
y
u
a
i
s
r
r
c
P
c
t
Q e
m
h l
a
u a
S
i
n
n
n a
t
r s
d l u
e i
t
t
p e
e
B
y A
t
r
i
o t
A
o
M
2
(
d c
D C
a 0
2
t
i
r
v s i
1 a i
o 0
t e 7 t
f
e
n t
3 y r –
)
r
s
1
H
2 P
P
i
f
t
(
o 0 l
l
y o 2
a a
u
2
n
n S
0 r s
2
i
t
(
1
n
2
r A 2
1
g a (
0
0 ) 2
t l
S
e 1
1 l
0
D 3
t
8
g
r
e
1 –
a )
y
6 m
t
2
e
(
)
e
0 2 g
n
y 0 1
t
i 8
a
( 1
2
8
S
(
0
2
) t
r 1
0 a 5
t
) e 1
3 g
y )
(
e C
m
o
m
e
m
r
g
u
i
n
n
i g
t
y
)
(
C
2
o
0
h
1
e
8
s
) i
o
n
e R E
c
o p
n
o
o
r
m t
(
i
2 c
0 D
1 e
8 v
e
)
l o
p
m
e
n
t
F
r
a
m
L
e
o
w c
a
o
l
F
r
k l
o
o (
2
d
0
R
1
i
s 5
k
)
M
a
n
a
g
e
m
e
n
t
S
t
r
a
t
e
g
H
y
o
u
(
s e
i
n
m
g
e S
t
r r
g a
t
e i
n
g
g
y
D )
(
i
r 2
e
0 c
t
i
1 o
7 n
) o
f
T
r
a
v
e
l
S
t
a
t
e
m
e
n
t
( 2
0 1 5 )
CONTENTS
Saf er W – 2040 2019 PLAN CITY est mins ter P artn ersh We ip S stm trate in gy ste 2017 r C –20 ity 20 Co (20 un 17) cil Str ate gic Pl S an ta 20 te 17– m 20 en 20 t o (2 f C 017 om ) m un ity In vo St lv at em S em e ta e nt te n (2 m t o 0 e f 14 n L ) t ic o e n ns A in fff g S o P t rd o r a lic a b y te l g e (2 i H 0 c o 16 F u ) l s o in o g d R P i o s lic k i A e s s s ( W e 2 a s 0 l s 17
k m ) i A
n e
g
D n
S t C
e 2 t i
c r 0
e a t
W t 16 y
n e
e
g ( f
t 2 r s y o
a E t 0
l c m 2 1 r i
6
s o 0 i ) A e n 1
n s 7
d o l t – l e m 2 E r 0 n i c N 2 e o 7 D r ( D i g s ( e 2 y r e v a 0
M e f S 1 t t 7 l ) a o r ) M a s p t t m a e e r g r e k p y n e l ( a t t 2 s n S 0 S t 1 f r t 7 o a r a ) r t e t t e h g g e y y
C ( e ( 2 i m t y 0 e 1 o r 8 g f )
W i n
g e ) s ( t 2 m 0
i n 1 8 s
t ) e
r
( 2
0
1
4
) APPENDICES 175 To find out more about the City Plan please visit westminster.gov.uk/cityplan2040