Back to Contents - Back to Introduction   6. DESIGN & CONSERVATION   GENERAL POLICY AND POLICY CONTEXT     6.1 The quality of the external environment affects residents, visitors, and those who work in and travel through the Borough. It has an impact on the Borough's image, its economy, and the way the Borough is seen by the outside world as well as by those who live here. Higher standards of environmental quality and design are important in assisting the regeneration of the Borough and contributing to the quality of life. The Greenwich Strategy recognises how the role of a high quality environment contributes to the health, safety and wellbeing of all communities and aims to make the most of Borough’s historic heritage. 6.2 This chapter is concerned with environmental quality in terms of urban design; the external appearance of buildings, the design, appearance and usefulness of urban space and the quality of the townscape. New development should be seen as contributing towards a better quality environment as part of a coherent urban design framework which looks at how the urban environment is used and how it has an impact on the way development is planned. It is also concerned with conservation and heritage issues, and contains policies designed to promote a high standard of design, to preserve and enhance the existing character, to ensure the creation of a safe and accessible environment, to promote environmental improvements, and to ensure that the natural environment is not adversely affected. Specific policies on the natural environment and its protection and conservation are included in the Environmental Protection and Open Space Chapters. The general policies on design and conservation are:   SD1 The Council will encourage a high quality of design in all new developments and alterations to existing developments which positively contribute to the improvement of their accessibility, safety and the built and natural environment.   SD2 To preserve or enhance areas of recognised and valued character; for the Borough, and London as a whole, including historic landscapes, fine views, open land, wildlife habitats, woodland, trees, wetlands and wildflower meadows.   SD3 To preserve or enhance Conservation Areas, and to protect Listed Buildings of architectural or historic interest and their settings.   SD4 To improve areas of poor quality environment.   SD5 To promote the use of previously developed land and to ensure new developments make efficient and appropriate use of land.   start of chapter BOROUGH CONTEXT AND REASONS FOR PART ONE POLICIES     6.3 The Borough contains areas of unrivalled townscape quality and buildings of national importance, a royal heritage stretching back several centuries, and the longest waterfront of any London Borough. It also contains areas of poor environment, areas of deprivation, and older industrial and commercial areas with environmental problems. 6.4 Maritime Greenwich is an inscribed World Heritage Site, there are 20 Conservation Areas, almost 1000 statutory Listed Buildings, historic gardens and parks, sites of ancient monuments and areas of special character.  The control of development has to be seen in the context of the need to conserve this heritage whilst encouraging appropriate new development. This sustainable approach will facilitate economic and social development that also safeguards the environment in which we live; a process endorsed by the Council’s Local Agenda 21 Strategy. The Council attaches great importance to the need to encourage and promote a higher quality environment through design and conservation policies, by carrying out environmental improvements, by achieving high standards of design in new developments, by preserving the best of the past, and by helping to provide safe and secure environments for all.  The World Heritage Site Management Plan (2004) considers sympathetic design and conservation for the Maritime Greenwich World Heritage Site.  The Council has produced design guidelines to provide more detailed guidance for achieving a coherent and co-ordinated urban fabric. Design advice is available for specific Conservation Areas, in an Urban Design Strategy for Woolwich Town Centre and a Streetscape Manual for Greenwich Town Centre. 6.5 Changes to the existing environment should help meet the needs of local people and should help to promote good living and working conditions generally. New development in particular should take note of urban design principles and specific guidelines set out in the policies, including respect for the locality, and topography, character of adjoining buildings, local materials, context and scale, a proper relationship with the street, the creation of a legible environment, and concern for the needs of local residents. A high quality of development will assist in the regeneration of the Borough by making it more attractive to investment as well as to residents and workers. 6.6 The Borough has and continues to undergo, significant change resulting from inward investment and regeneration. The northern part of the Borough has seen developments along the Waterfront in particular, and redevelopment on a scale unrivalled in the Region. Sites including the Peninsula and Royal Arsenal have provided the Borough with the unprecedented opportunity to incorporate quality design with integrated transport links and new developments. Elsewhere, the pressures may be less intense, but no less important for residents who value their surroundings and wish for a pleasant and safe environment. It is important on this context to promote, in line with Government guidance, the reuse of previously developed land and the efficient and appropriate use of land. The target is that over 90% development will be on brownfield sites. 6.7 There are, also, areas of poor environment and deprivation where not only does good design need to be encouraged but where environmental improvements need to be targeted and promoted. The character of the Borough and the guidelines for design should not be used to prevent good imaginative design, for in appropriate locations, high quality buildings in a modern idiom will be welcomed. With its 13 kilometre waterfront, the Borough can offer opportunities where the very best modern designs can rival their historic counterparts in their imagination, style and ability to create a new environment worthy of the historic context. 6.8 The detailed policies are set out below in a number of distinct, but interrelated categories. Firstly, there are policies relating to urban design.  Secondly, Environmental Quality policies cover heritage issues including Conservation Areas and Listed Buildings, and thirdly Environmental Improvement policies conclude this chapter.     POLICIES   Urban Design     D1 Development proposals should be of a high quality of design and will be expected to:   i. Provide a positive relationship between the proposed and existing urban context by taking account of:     topography, landscape setting, ridges and natural features; existing townscape, local landmarks, views, and skylines; the architecture of surrounding buildings; the quality and nature of materials, both traditional and modern; established layout and spatial character; the scale, height, bulk and massing of adjacent townscape; features of architectural, historical, archaeological, biodiversity and their setting; the effective use of land; the potential for a mix of uses; patterns of activity, movement and circulation; the cultural diversity of the area.   ii. Promote local distinctiveness by providing a site-specific design solution.   iii. Demonstrate through proposed land uses, layout and design that the development contributes to a safe and secure environment for users and the public. (Policy D7)   iv. Achieve accessible and inclusive environments for all, including disabled people.   v. Integrate with existing path and circulation networks and patterns of activity.   vi. Create attractive, manageable well-functioning spaces within the site.   vii. Maintain adequate daylight and sunlight to adjoining buildings and land.   viii. Maximise energy conservation, through effective layout, orientation, use of appropriate materials, detailing and landscape design.   ix. Achieve the Building Research Establishment’s BREEAM excellent rating which addresses a wide variety of environmental issues   start of chapter   D2 Major development proposals and new build developments proposed for sensitive locations should be accompanied by a Design Statement setting out:   an analysis of the site and its environs; how the design relates to and enhances its urban context; how the development would relate to established patterns of movement and activity in the wider area; the implications of the development for urban sustainability; the principles behind the architectural and landscape design.   Developments and sensitive locations requiring a Design Statement include:   developments of more than 25 dwelling units; developments of more than 5,000 sqm; sites fronting the River Thames; within the Maritime Greenwich World Heritage Site; within or adjacent to conservation areas; within the setting of a listed building or scheduled ancient monument; within or affecting historic landscapes; within an area of special character.   start of chapter   Reason for D1 and  D2 6.9 The Council attaches great importance to the achievement of high quality design that adds to the high quality of the Borough’s environment and to Greenwich distinctiveness. The above policies are a basis for achieving good urban design and provide a benchmark from which development proposals can be assessed. They seek to ensure that new development is designed individually for the specific site and urban context in question. The Borough is not of uniform character but is made up of areas with distinct identities and developments should reflect this. Good and imaginative design for individual schemes can make a direct contribution to upgrading overall townscape quality. A high quality environment can be produced by careful design of townscape elements - layout, massing, materials, safety, relationship of buildings to each other and their surroundings, accessibility and treatment of spaces between buildings. The Building Research Establishments Environmental Assessment Method (BREEAM) is a flexible and independently verified environment assessment method, with environmental performance expressed on a scale of pass to excellent. To achieve sustainable development, developers are encouraged to attain the excellent standard. The particular requirements for residential extensions are set out in Policies D9 and D10 and Advice Note 2. 6.10 Planning Policy Statement 1: Delivering Sustainable Development (2005) states that high quality and inclusive design should be the aim of all those involved in the development process.  Good design should contribute positively to making places better for people. Design which is inappropriate, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.  ‘By Design: Urban Design in the Planning System – Towards Better Practice’ provides advice on implementing the Government’s commitment to good design. (DETR/CABE, 2000). The London Plan acknowledges that good design is central to all the objectives of the plan. 6.11 Design Statements are intended to explicitly demonstrate that a range of design issues have been taken into account in key locations and circumstances, that the development reacts to its urban context, that there has been an appropriately qualified and experienced design input, and account has been taken of creating a sustainable environment. The statement should include sufficient material to fully illustrate the design and impact of the proposal.  From 10 August 2006, under the Planning & Compulsory Purchase Act (2004), listed building consent applications (except for internal works) and planning applications (except for changes of use and most minor householder developments) must be accompanied by a design and access statement.   D3 Development proposals will be expected to take account of ecological factors as well as display a high standard of landscaping, in particular paying attention to the needs for:   i. The regard for the biodiversity and geological features of the site and the surrounding area, including protected species (See Policy O22).  These features should be respected and the area's natural character enhanced.   ii. A survey of flora and fauna on sites of defined ecological importance and on sites over 1 hectare to enable decisions to be made regarding their conservation.   iii. An appropriate level of survey to enable decisions to be made about the existing trees on the site. Development decisions will be based on the requirement:     a. To protect trees and their root systems from damage as a result of the development both during and after building operations;     b. To achieve an appropriate replacement of trees taking account of size, coverage and species where it is agreed that existing trees can be felled;     c. That landscaping schemes should include environmentally appropriate planting using locally native species and demonstrate appropriate irrigation plans for landscaping.     d. To ensure that planting design does not impact negatively on personal safety and accessibility.   iv. The retention of trees and the protection and enhancement of natural and ecological features, tree ridge lines, green corridors, wildlife habitats, boundary walls, surface materials, hedges and other features where these will contribute to the development.   v. The protection and enhancement of natural river features and corridors by appropriate landscaping and design. (See Policy O21)   start of chapter   Reason 6.12 Development sites that pay insufficient regard to existing ecological and natural landscape features can lead to an incoherent urban form and the unnecessary destruction of existing nature conservation interest.  Layouts need to be designed around existing vegetation and landscaping proposals should be an integral part of the application. The emphasis will be to soften the impact of the development in its setting and provide visual interest in the street scene and to contribute to nature conservation.  The Council will consult the Environment Agency on development proposals that directly affect the Boroughs rivers and watercourses.   D4 The Council will seek to achieve improvements to both the urban and natural environment in line with Policy SC2, e.g. street trees, footways, signs, provision of public art, creation and possible management of ecological habitat and interpretation projects.   start of chapter   Reason 6.13 The Council's overall approach to community benefits and planning obligations is set out in Policy SC2.  This policy recognises that there may be developments where it will be relevant for improvements to the urban and natural environment to be included. Examples of such improvements are given in the policy and would be secured by legal agreements where appropriate.   Parking and Access Arrangements     D5 The design and layout of access roads, cyclepaths, footpaths, parking and service areas should be attractive, safe, convenient and appropriate to the type and scale of the development.  Parking and service arrangements should work effectively and be designed to minimise their visual impact, ensuring that the amenity of neighbouring properties would not be unduly affected.   start of chapter   Reasons 6.14 The success of a development depends to a considerable extent upon the ease of access for pedestrians and vehicles. In residential areas, emphasis will be placed on providing for the safe and convenient movement of pedestrians in an attractive, well lit environment, particularly for people with disabilities, older people and people with young children.  Parking can cause considerable problems in terms of noise, pollution and loss of amenity, particularly in residential areas.  Parking should be provided in accordance with the parking standards set out in the Movement Chapter (Policies M23 to M27). The conversion of large residential dwellings should regard parking provision as an important consideration. (See Policies H5 and H6 and Advice Note 3: Planning Standards for Conversions).  Commercial developments should also incorporate significant landscaping within their design to ensure the parking provision does not dominate the site.  Advice on the colour used for cyclepaths should be sought from the Council to ensure conformity with cycle networks’ standards.   Access for People with Disabilities     D6 Applications for development (including the alteration, extension or change of use) of buildings and land to which the public have access should, where practical and reasonable, provide suitable access for disabled people   start of chapter   Reasons 6.15 Many buildings and open spaces are inaccessible to disabled people. Developers and other agencies should consider the needs of disabled people who might use the building or outdoor spaces as a place of work, or as visitors or customers.  Proposed developments must comply with the guidelines on access for the disabled ‘Designing for Accessibility’ (published by the Centre for Accessible Environments and available from the Council’s Access Officer). The Disability Discrimination Act 1995 contains provisions to improve access to services for disabled people. Safety and Security in the Environment   Safety and Security in the Environment D7 The Council will require all development to be designed to provide and improve personal safety and security in the environment particularly for women, children, minority ethnic communities, lesbians and gay men, older people and people with disabilities. The design of new developments can contribute to personal safety by:   i. Ensuring that paths, play areas and open spaces are overlooked by inhabited buildings, while maintaining the privacy of the inhabitants of these buildings;   ii. Avoiding the creation of spaces with ill-defined ownership and ensuring there is a clear distinction between public and private space.  Buildings and spaces around them should contribute towards developing public perception of the environment and their use of the spaces within it;   iii. Ensuring the development is well integrated into the existing pattern of pedestrian and vehicular movement and extends links with existing public routes;   iv. Ensuring that landscaping, planting and building does not create dark or secluded areas; and   v. Ensuring that good quality lighting is provided for streets and paths;   vi. Ensuring that community safety measures such as CCTV are provided where it is practical and appropriate.   start of chapter   Reason 6.16 People’s use of their environment is restricted by both the reality of danger to personal safety and their fears of insecurity. This is particularly so for disadvantaged groups. It is therefore both desirable and important that new developments should both provide a safe environment and improve it in areas where it is poor. Design that enables a building and its surrounding space to function and be used effectively is important. Good design will help people find their way around. Entrances for example should be clearly visible, path networks to link buildings and spaces should follow natural desire lines that people expect to take.  Traditional street patterns rather than cul-de-sac designs for example, enforce this, and contribute towards natural surveillance. An Advice Note ‘Designing for Personal Safety’ gives further guidance. This advice is supported by guidance from the Department for Transport, notably ‘Places, Streets and Movement’ (1998) and Design Bulletin no.32: Residential Roads and Footpaths.  PPS1: Delivering Sustainable Development (2005) advises that development plan design policies should aim to create safe and accessible environments where crime and disorder, or fear of crime, does not undermine the quality of life or community cohesion. 6.17 It is not the intention of this policy to promote development in the form of ’defended enclaves’ protected by security gates, accessible only to residents. Generally security is better promoted by ensuring that developments are permeable and overlooked as much as possible. Secure ’enclave’ developments are not considered to generally reduce crime and the fear of crime because such developments do not address the public realm and do not provide lively frontages.   Trees     D8 The Council will seek to maintain tree coverage, and will encourage tree planting in appropriate places, especially in areas of deficiency, and the care of existing trees. The planting of trees, particularly as part of new developments and townscape improvement schemes and particularly of native species, is encouraged. Tree preservation orders will be used to protect trees of environmental importance and visual amenity where their health or amenity is threatened.   start of chapter   Reason 6.18 The Borough's trees are important elements of the landscape and contribute to its visual and ecological character.  Tree planting will not be encouraged in places where this would be detrimental to existing nature conservation interests, such as valuable grasslands.  In Conservation Areas work to or the felling of trees requires consent.   Residential Extensions     D9 All new roof extensions should be designed to respect the scale and character of the host building, the street scene and the surrounding area and respect the amenities of adjoining occupiers.   start of chapter   Reason 6.19 To ensure that roof extensions do not have an adverse effect on the appearance of the building or street scene and do not detrimentally affect residential amenity. Detailed guidance for extensions are set out in Advice Note 2.   D10 Proposals for rear, side and other additions should be limited to a scale and design appropriate to the building and locality. They will need to meet the following criteria:   i. Two-storey extensions to the side of semi-detached houses will not be permitted unless they are designed to avoid a ‘terracing effect' in conjunction with adjacent extensions.   ii. Rear extensions will not be permitted where these could cause an unacceptable loss of amenity to adjoining occupiers by reducing the amount of daylight, sunlight or privacy they enjoy, interfere with a pleasant outlook or result in an increased sense of enclosure.   iii. In most cases a pitched roof will be required on side or rear extensions when they would be visible from the public highway.   start of chapter   Reason 6.20 Inappropriately designed extensions can adversely affect residential amenity, privacy and outlook.   Detailed guidance for extensions are set out in Advice Note 2.   Telecommunications Development     D11 Planning permission will normally be granted for telecommunications development provided that:   i. consideration has been given to locating a site which causes minimal visual impact - subject to operational needs;   ii. any proposal is sited, designed, coloured and landscaped so as to minimise visual impact on its setting and local environment;   iii. the special character and appearance of the Maritime Greenwich World Heritage Site, listed buildings, conservation areas and historic landscapes are preserved or enhanced;   iv. the possibility of sharing facilities, such as site, masts, and erecting antennae on existing buildings or other structures has been fully explored and demonstrated;   v. technologies to camouflage telecommunications apparatus have been fully explored; and   vi. any proposal meets International Commission on Non-Ionizing Radiation Protection (ICNIRP) guidelines for public exposure.   start of chapter   Reason 6.21 Modern telecommunications are an essential and beneficial element in the life of Greenwich’s residents and workforce. Telecommunications have the potential to contribute to sustainable development by enabling more people to work and carry out other functions from home, thus reducing the need to travel, traffic levels and pollution. However, the Council, and the Government, are concerned about the impact of telecommunications on the environment and the Council will seek to ensure that the townscape will not suffer an unnecessary proliferation of telecommunications structures and the lowering of environmental quality. 6.22 Much minor telecommunications development is covered by permitted development rights and therefore does not require planning permission, although is subject to prior notification procedures. Such procedures allow the local planning authority to consider, within 56 days, the siting and appearance of the proposed development. 6.23 The Council realises that there are concerns about the health risks telecommunications masts may pose. The Stewart Report (2000), considered concerns about the health effects from the use of mobile phones, base stations and transmitters. It concluded that “the balance of evidence does not suggest that mobile phone technologies put the health of the general population at risk.”  However, while finding that the balance of evidence suggested no health risk, the group did recommend tightening planning control over mast erection. The report also states that the possibility of harm cannot be ruled out with confidence and that the gaps in knowledge are sufficient to justify a precautionary approach to mobile phone technologies. It recommended compliance with International Commission on Non-Ionizing Radiation Protection (ICNIRP) guidelines for public exposure. PPG8: Telecommunications (2001) confirms that emissions from mobile phone base stations should meet ICNIRP guidelines for public exposure. Proposals for telecommunications masts will be required to demonstrate compliance with these guidelines. However, as a result of the Stewart Report and PPG8, there are no grounds for additional planning controls on telecommunications masts on health grounds. 6.24 PPG8 encourages planning authorities to include policies on telecommunications development in their development plans. The benefits that these developments bring are recognised and the policy seeks to allow such developments subject to criteria which aim to minimise their visual and environmental impact and to encourage the shared use of facilities.  Detailed guidance regarding the siting and appearance of mast and ancillary apparatus is given in PPG8.   Satellite Antennae     D12 Satellite antennae must be sensitively positioned on buildings in order to minimise their impact on the environment. They are not considered acceptable on Listed Buildings where the character of the building is adversely affected. In Conservation Areas satellite antennae are not normally acceptable when located on front or side walls or on chimneys, to buildings where they will be open to public view. New development should examine methods of reducing the need for satellite antennae by introducing centralised facilities.   start of chapter   Reason 6.25 The installation of satellite antennae can have an adverse visual impact on the facades of individual buildings and the overall townscape, particularly in residential areas, Conservation Areas, and on blocks of flats, where the cumulative effect can be particularly severe.   Shopfronts and Signs     D13 The Council will require applications for planning permission for shopfronts and express consent for signs to take into account the following criteria:   i. New shopfronts including fascias and signs should be designed to respect established proportions in the immediate area.   ii. New shopfronts should not adversely affect highway and pedestrian safety.   iii. The proposed replacement of traditional shopfronts should respect the features and proportions of the original shopfront, using traditional materials as far as possible. Modern materials may be acceptable where the appearance of a traditional shopfront can be created.   iv. Illuminated fascias and external lighting will not be permitted where they affect the character of the building or the amenities of the adjacent area.   v. All new shopfronts must be accessible to people with disabilities. Where the proposed replacement of traditional shopfronts is concerned this objective will be pursued where it is practicable.   vi. Where proposed, security grilles should be of the open mesh variety.   vii. Externally located grilles or security shutters will not normally be acceptable on traditional and historic shopfronts, or in Conservation Areas.   start of chapter   Reason 6.26 Well designed shopfronts and signs can contribute towards the overall environmental enhancement of an area. Where traditional shopfronts contribute to the character or appearance of an area, especially a conservation area, their retention and repair will be encouraged. Solid metal grilles over shopfronts are particularly inappropriate as they are perceived to make a street appear more dangerous, creating problems and fears about personal safety. The Council has produced an Advice Note "Design Guidance for Shopfronts", which provides additional guidance for shopfronts within the borough. For shopfronts and signs within Greenwich Town Centre the Council has produced two design guidelines, “Design Guidance for Shopfronts in Greenwich Town centre” and “Design Guidance for Shop Signs, Advertisements and Illumination in Greenwich Town Centre”.   Street Furniture     D14 The Council will encourage street furniture to be of a good quality, consistent and attractive in design that is sensitive to the local character of the area.  Street furniture should be purposeful; sited to minimise visual clutter and obstruction, particularly for those with mobility restrictions.   start of chapter   Reason 6.27 Street furniture plays an important role in our built and natural environment, however it is important that it is designed and sited to be both functional and visually attractive.  Particular areas within the Borough may also advocate a style of street furniture relating to their historic connection or tourism function. Where design guidelines have been prepared for such areas, i.e. Greenwich Town Centre Streetscape Manual, these should be given due regard.  The Council will also seek to influence the design and siting of street furniture provided by other authorities i.e. telephone boxes, public utility boxes, through normal consultation procedures.   Advertisements     D15 The Council will normally give express consent for large poster or other advertisement displays provided they:   i. Do not adversely affect the amenity of residential areas, open spaces, Conservation Areas or Areas of Special Character and are not in a position where they would have an adverse effect on the setting of a Listed Building.   ii. Harmonise with the scale and character of the surrounding area and are not fixed to flank walls where they would be unduly dominant.   iii. Do not adversely affect public safety including pedestrians and drivers   start of chapter   Reason 6.28 Advertisement displays can often be unsightly, detract from the character of an environment and have an adverse effect on the amenity of the area, particularly the sensitive locations identified in the policy. Their size can often look out of place with their surroundings and they are sometimes located where they are likely to create a road safety hazard.  PPG19: Outdoor Advertisement Control (1992) emphasises outdoor advertising is essential to commercial activity but can be prominent and unsuitable in some locations.  TfL will be consulted where they are the designated Highway Authority.   Conservation Areas     D16 Planning permission will only be granted for proposals which preserve or enhance the character or appearance of Conservation Areas, taking into account local scale, the established pattern of development and landscape, building form and materials.  Where the character or appearance of a Conservation Area is threatened by inappropriate development the Council will seek to control these through the use of Article 4 Directions. Development on sites in the vicinity of a Conservation Area and which would have a visual effect on its character or appearance, should respect the setting of that area.   start of chapter   Reason 6.29 National policy on Conservation Areas and Listed Buildings is found in PPG15: ‘Planning and the Historic Environment’’. Circular 14/97 also places a requirement on Local Planning Authorities to pay special attention to preserving or enhancing the historic environment.  PPG15 and the Circular direct the designation of Conservation Areas in recognition of the area’s “special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance”. 6.30 The Borough's Conservation Areas have special qualities and character which could be adversely affected by inappropriate development (see Map 8 and Proposals Map). Applications for the erection of buildings within Conservation Areas should in most cases be submitted in full. Where outline applications are appropriate they will normally be required to provide details of siting, design and the means of access. In any instance where it is decided that an application ought not to be considered separately from all or any of the reserved matters, the procedure specified by Article 3(2) of the General Development Procedure Order (1995) will be invoked. 6.31 Article 4 Directions will be used to control changes to the appearance of buildings and their settings that would otherwise not require planning permission, and which might cumulatively harm the character or appearance of the area e.g., window replacement. Article 4 Directions have been issued for West Greenwich (Randall Place & Churchfields), Progress Estate, Ashburnham Triangle, Shrewsbury Park Estate, East Greenwich, Rectory Field, Trenchard Street and Greenwich Town Centre.  The Council will also promote the enhancement of conservation areas by the preparation of character appraisals and statements.    D17 Demolition of buildings and structures that positively contribute to the character or appearance of a conservation area will be resisted. Conservation Area consent for the demolition of buildings will normally be given only when planning permission has been granted for redevelopment which complies with the requirements of Policy D16. When demolition is permitted it will be subject to the building remaining until a contract for redevelopment is let.     start of chapter   Map 8: Conservation Areas       Reason 6.32 Conservation Areas will contain a number of buildings which are not listed but do contribute to the character and appearance of the area and are worthy of retention. The policy also enables the Council to assess the comparative quality of existing and proposed development and ensure that new development will enhance the character and appearance of the Conservation Area.   Listed Buildings     D18 There will be a presumption in favour of the preservation of Listed Buildings.  Listed Building Consent will only be granted for demolition or partial demolition in exceptional circumstances, and will be assessed against the following criteria:   i. The condition of the building and the cost of repairs relative to its importance.   ii. The adequacy of efforts made to return the building in use.   iii. The merits of alternative proposals for the site.   start of chapter   Reason 6.33 Listed Buildings make an important contribution to the townscape of the Borough and the Council attaches great importance to their protection and preservation. Any application for substantial demolition will be required to produce convincing evidence to demonstrate that every effort has been made to sustain existing uses or find new ones. In line with the guidance in PPG15 (paras 3.16-3.19) applicants for listed building consent must be able to fully justify their proposals and will need to demonstrate why works which affect the character of an existing building are desirable or necessary.   D19 Proposals for external or internal alterations or additions to Listed Buildings should respect the integrity of the buildings, and harmonise with their special architectural or historic character. Where consent is required for internal alterations, features of interest should be respected and left in-situ wherever possible.   start of chapter   Reason 6.34 Repairs and alterations, even on a small scale, can jeopardise the architectural integrity of the building. The Council will need to be satisfied that any such works will not lead to this result. Applications for Listed Building consent should be accompanied by plans to scale, indicating all the proposals in detail, including elevational drawings where appropriate, to clearly show the development in the context of the street scene.   D20 The Council will resist proposals for development which would detract from the setting and proportions of a Listed Building or group.   start of chapter   Reason 6.35 The setting of a Listed Building can be fundamental to its character and appearance and often forms part of its original design and layout.   D21 Proposals for changes of use of Listed Buildings will only be granted planning permission if it is no longer in its original or other established historic use and the new use is beneficial to the building and is compatible with its character and features of historic interest. Such a change of use should not conflict with other policies in the Plan.   start of chapter   Reason 6.36 The use for which some Listed Buildings were originally designed is sometimes no longer tenable. If buildings in this situation are left empty there is a danger they will fall into disrepair. In order to secure their continued beneficial use other plan policies may be applied more flexibly should the individual circumstances dictate.   D22 The Council will assist English Heritage to maintain and revise regularly, a Register of Listed Buildings at risk from neglect and decay. The Council will promote action, including the use of building repair notices and urgent works notices, where appropriate, to bring about the reuse and repair of buildings on the register.   start of chapter   Reason 6.37 English Heritage in London, in conjunction with the Boroughs maintains a Register of Listed Buildings at risk from neglect and decay. The Council will assist English Heritage in revising the Register and in promoting appropriate action to bring about their repair and reuse. Grants from English Heritage may be available for this purpose.   D23 In considering proposals affecting buildings on the Local List of Buildings of Architectural or Historic Interest, substantial weight will be given to protecting and conserving the particular characteristics that account for their designation. Consequently, proposals for the demolition or unsympathetic alteration of Locally Listed Buildings will be discouraged.   start of chapter   Reason 6.38 Whilst not benefiting from the same degree of protection afforded to statutory listed buildings, locally listed buildings are an important part of the Borough’s built heritage and consequently every effort will be made to ensure their long term retention, maintenance and use.  Where these buildings are located within a Conservation Area, Policies D16 and D17 apply.  The Local List will be updated on a regular basis.     World Heritage Site     6.39 The Maritime Greenwich World Heritage Site was inscribed in 1997. It was the 16th such site in the UK. The policy for the Site is included in the Greenwich section of the town centre chapter. (Policy TC7).   D24 Proposals which would adversely affect the character or appearance of historic landscapes will not be permitted.   start of chapter   Reason 6.40 Historic landscapes, which include parks, gardens and their settings, are an essential part of the Borough's heritage too.  Their unique character should be protected from the adverse effects of development.  English Heritage has prepared a register of parks and gardens of special historic interest. The three sites in Greenwich, which are listed on the register, are Greenwich Park, Well Hall Pleasaunce and Eltham Palace.   Strategic Views     D25 Strategic views of St. Paul's Cathedral from Greenwich Park and Blackheath Point shown on the Proposal Map will be protected from the intrusion of new developments:   i. By limiting all proposed developments within the viewing corridor from Greenwich Park to a height of 30 metres A.O.D. (Above Ordnance Datum).   ii. By the careful consideration of proposals which could infringe on the development plane from Blackheath Point.   start of chapter   Reason 6.41 Government directions require the Council to protect the designated strategic views and wider setting of St. Paul's Cathedral seen from Greenwich Park and Blackheath Point. In order to preserve the integrity of existing views but allow sufficient scope for redevelopment it will be necessary to control the height of new buildings or structures within reasonable parameters. In the London Plan it is proposed to replace these views with a London Protection Framework which will include the strategic views as ‘London Panoramas’ and also include ‘River Prospects’ and ‘Townscape and Linear Views’.  The Framework is to be published as Supplementary Planning Guidance to the London Plan incorporating Management Plans for each of the views.   D26 The setting of St. Paul's Cathedral in relation to both the skyline and the foreground of views from Greenwich Park and Blackheath Point will be protected and enhanced.  In the case of the Greenwich Park view a height threshold of 30 metres (A.O.D.) will be applied, whilst the development plane from Blackheath Point will be applicable in considering the impact of the proposal on these areas.  Development within the wider setting consultation area, which would exceed the height thresholds and which would seriously detract from the views of St. Paul's Cathedral, will not normally be permitted.   start of chapter   Reason 6.42 The foreground of the view(s) is important to the setting of the Cathedral, and development that would adversely affect this, even if not directly obstructing the views will be resisted. The foreground of views from Greenwich Park and Blackheath Point consist of the historic areas of Greenwich Town Centre and Deptford, including Deptford Creek.  It is characterised by the sharp change in levels from the Blackheath plateau down to the low-lying riverside areas. 6.43 The setting of the Cathedral in the skyline will be maintained by ensuring that the height, location and materials of proposed buildings within the defined wider setting and backdrop consultation areas do not adversely affect its prominence. Careful consideration of building materials and tone can make a proposal more sympathetic in long distance views. 6.44 The Council will consult other local authorities when a planning application is submitted for a development that exceeds the 30 metres (A.O.D.) threshold from the Greenwich Park view, and the development plane in the case of the Blackheath Point view, in the protected areas. 6.45 The strategic views of St. Paul's Cathedral from Greenwich Park and Blackheath Point cross the West Greenwich conservation area.  From there they traverse the Boroughs of Lewisham, Southwark, Camden, Tower Hamlets and the City of Westminster and the Corporation of London.  Consultation between these authorities and the Mayor of London is essential to secure the objectives of this policy.   Local Views     D27 Planning permission will be given for development which would not have a seriously adverse effect on the overall perspective and essential quality of the Local Views as listed below and as identified on Map 9:   a. Shooter's Hill to Central London;   b. Shrewsbury Park towards the lower Thames;   c. Castlewood towards S.E. London;   d. Eaglesfield Recreation Ground towards Bexley and the Lower Thames;   e. Eltham Park (North) to Central London;   f. Winns Common to the lower Thames;   g. Thames-side panorama from the Thames Barrier open space;   h. St. Mary's Churchyard towards Mast Pond Wharf and beyond;   i. Docklands panorama from the Wolfe Monument;   j. Eltham Palace to Central London;   k. Millennium Dome from Central Park.   start of chapter   Reason 6.46 These views are an important element in the character of the Borough, particularly where these provide views of the River Thames and its banks (see also Thames Policy Area W2). All these views are from publicly accessible spaces and offer panoramas, vistas and other views of landmarks and water-space recognised for their contribution to the local built and natural environment. Inappropriately designed or sited buildings or structures within the views can have an adverse impact on the quality of the view.  The London Plan encourages Boroughs to designate and manage local views.   Map 9: Local Areas   High Buildings     D28 Planning permission for high buildings will be granted within Woolwich Town Centre, Thamesmead Town Centre and at key locations in the Waterfront area.  Planning applications for high buildings will be assessed using the following criteria:   i. Proposals should be of outstanding architectural and urban design quality and act as a landmark.   ii. Proposals shouldsecure a complete and well-designed setting, including hard and soft landscaping, to facilitate interaction at street level.   iii. Proposals should be set in a Borough (or wider) urban design analysis.   iv. Proposals should take account of proximity to public transport facilities/interchanges.   v. Proposals should take account of visual impact on:     a. conservation areas;     b. metropolitan open land and other open spaces, their settings and views from them;     c. listed buildings and their settings;     d. strategic views;     e. local views;     f. historic parks and gardens; and     g. the world heritage site.     h. the River Thames and other waterways   vi. Proposals should emphasise or contribute to a point of civic or visual significance or a centre of urban activity or regeneration, both locally and in relation to the local and wider area from which it will be visible.   vii. Proposals should relate positively to topographical features and other high buildings and contribute positively to the image and built environment of London.   viii. Proposals shouldenhance the skyline by ensuring that the roof top design is of high quality.   start of chapter   Reason 6.47 High buildings and structures are inappropriate in most areas of the Borough due to being out of scale and character with their surroundings. The Borough’s character comprises extensive areas of low-rise townscape including suburban residential areas and large areas of green open land. Other areas also particularly sensitive to the presence of high structures and buildings are set out below. However, in certain locations high buildings may be considered appropriate, assessed in particular on their standard of urban design, architecture and the need to meet functional considerations and can make a positive contribution to the environment. Guidance on tall buildings (2001) published by English Heritage and CABE gives further advice. Areas considered to be particularly inappropriate for high buildings are:   i. Areas with a visual relationship to important and famous buildings (e.g. Old Royal Naval College/ National Maritime Museum, Charlton House, Royal Artillery Barracks).   ii. Areas within or with a visual relationship to areas of special character (e.g. World Heritage Site and buffer zone and Conservation Areas), high environmental quality, or major open landscape (e.g. Blackheath, Greenwich Park, the Green Chain)   iii. Areas where high buildings would spoil traditional, famous or locally important views (see Policies D25, D26 & D27)   iv. Major high points, tree slopes and ridges, including developed sites where protection of the skyline is paramount (e.g. Shooter's Hill, Bostall Ridge, Eltham Ridge).   Areas of Special Character     D29 Within Areas of Special Character defined on the Proposals Map, special consideration will be given to the safeguarding, restoration and enhancement of character, scale and quality of open spaces and associated buildings. Skylines and distant views both to and from the Areas of Special Character will be protected.   start of chapter   Reason 6.48 Areas of special character are areas that form a key part of the landscape character of the Borough. They are defined on the Proposals Map and the policy seeks to ensure development proposals do not adversely affect their character.  In Greenwich these include the Blackheath/Greenwich Park open spaces, Shooters Hill, Abbey Ridge and Bostall Woods areas (Bostall Woods, Castle Wood, Eltham Common, Oxleas Wood, Shooters Hill Golf Course, Eltham Park, Woolwich Common, Avery Hill and sports-ground). The Countryside Commission in its document "Strategic Guidance for Heritage Land in London" has identified the Shooters Hill Ridge area as Heritage Land due to its high landscape value, historic parks, ancient countryside, and nature conservation value. A landscape strategy for the improvement of the Blackheath open space has been prepared (2004). 6.49 The Thameside area is covered by the Thames Policy Area designation (See Policy W2)   Archaeology     D30 The Council will expect applicants to properly assess and plan for the impact of proposed developments on archaeological remains where they fall within ‘Areas of Archaeological Potential' as defined on the constraints Map 10. In certain instances preliminary archaeological site investigations may be required before proposals are considered. The Council will seek to secure the co-operation of developers in the excavation, recording and publication of archaeological finds before development takes place by use of planning conditions/legal agreements as appropriate.     D31 At identified sites of known archaeological remains of national importance, including scheduled monuments, there will be a presumption in favour of the physical preservation of the remains in situ and to allow for public access and display and to preserve their settings.  For sites of lesser importance the Council will seek to preserve the remains in situ, but where this is not feasible the remains should either be investigated, excavated and removed from the site, or investigated, excavated and recorded before destruction. Appropriate conditions/legal agreements may be used to ensure this is satisfied.   start of chapter   Reason 6.50 Archaeological remains are a finite and fragile resource vulnerable to modern developments.PPG16 gives guidance on how archaeological remains should be preserved or recorded. It recommends that UDPs should include policies for the protection, enhancement and preservation of sites of archaeological interest and of their settings, as well as a map defining where these policies apply. The Borough's archaeological heritage represents a local community asset that is desirable to preserve and utilise both as an educational and recreational resource. The objectives of new development can often conflict with the need to preserve, or to remove and record such remains.  Potential developers should be alerted early on in the planning process of likely remains so as to secure their preservation.  Early discussion with the Council and English Heritage is encouraged.  The support of local archaeological groups is essential to this process. The potential for discovery of significant remains in large areas of the Borough is high, whilst the opportunity to record and preserve such finite resources is usually restricted to one occasion. The Greenwich Heritage Centre is a potential location for the retention of remains.   Map 10: Areas of Archeological Potential 6.51 The Council will also:   i. Pursue land use policies which are sensitive to the potential threat development can pose to archaeological remains and adopt a flexible approach to the design of new development in areas where the preservation of archaeological remains is paramount.   ii. Encourage co-operation amongst landowners, developers and archaeological groups by promoting the principles laid down in the British Archaeologists and Developers Liaison Group Code of Practice.   iii. Encourage developers to allow an appropriate level of archaeological investigation where significant remains are unexpectedly discovered during construction, and if applicable make provision for the preservation or recording of such finds by a recognised archaeological organisation.   Environmental Improvements     D32 Subject to the availability of resources the Council will initiate environmental improvements, and will work with voluntary groups and other agencies to encourage environmental improvements in areas of poor environment, particularly in the Waterfront, areas of deprivation, and industrial and commercial areas, and assist in nature conservation schemes.   start of chapter   Reason 6.52 The Council recognises the importance of such improvements as contributing towards overall environmental enhancement of areas and improving the quality of people’s lives.   D33 The Council will encourage the temporary use of vacant land awaiting development, particularly by local groups, for appropriate uses, e.g. nature conservation purposes.   start of chapter   Reason 6.53 To overcome problems of unsightliness and blight. However the temporary use is not intended to prevent the long-term use and/or development of the site.     start of chapter