HARROW UNITARY DEVELOPMENT PLAN Written Statement and Proposals Map

<< Back to Contents

PART 1 - 2. STRATEGIC CONTEXT AND PART 1 POLICIES

Introduction

National, South-East Regional and London Policy Context

Harrow's Role Within London

Vision for Harrow

Key Diagram

Population Context

The HUDP's Inter-Relationships With Other Strategies/Plans

Strategic Objectives

Indicators and Targets

PART 1 POLICIES
S1	The Form of Development and Pattern of Land Use
SEP1	Energy Use and Conservation (date of deletion 28th September 2007)
SEP2	Water (date of deletion 28th September 2007)
SEP3	Waste – General Principles (date of deletion 28th September 2007)
SEP4	Biodiversity and Natural Heritage (date of deletion 28th September 2007)
SEP5	Structural Features
SEP6	Areas of Special Character, Green Belt and Metropolitan Open Land (date of deletion 28th September 2007)
SD1	Quality of Design (date of deletion 28th September 2007)
SD2	Conservation Areas, Listed Buildings, Sites of Archaeological Importance and Historic Parks and Gardens (date of deletion 28th September 2007)
SD3	Mixed-Use Development (date of deletion 28th September 2007)
ST1	Land Uses and the Transport Network (date of deletion 28th September 2007)
ST2	Traffic Management (date of deletion 28th September 2007)
ST3	London-Wide Highway Network
ST4	London-Wide Transport Investment
ST5	London-Wide Traffic Restraint Proposals
SH1	Housing Provision and Housing Need (date of deletion 28th September 2007)
SH2	Housing Types and Mix (date of deletion 28th September 2007)
SEM1	Development and the Borough' s Regeneration Strategy
SEM2	Hierarchy of Town Centres
SEM3	Proposals for New Employment-Generating Development (date of deletion 28th September 2007)
SR1	Open-Air Leisure and Sporting Activities (date of deletion 28th September 2007)
SR2	Arts, Cultural, Entertainment, Tourist and Recreational Activities
SC1	Provision of Community Services (date of deletion 28th September 2007)
SI 1	Implementation and Resources
SI 2	Monitoring and Review (date of deletion 28th September 2007)

INTRODUCTION

2.1

The Introduction to this Plan referred to the global and European context for the development of a sustainable development strategy and policies in the UK. Planning policy guidance notes include advice on their practical application.

2.2

Sustainable development is a concept that aims to ensure that land use planning practices create and maintain:-

economic well-being through the equitable distribution of economic resources and infrastructures.

inclusive communities and a cohesive society through regeneration initiatives, helping people to help themselves, thus becoming part of the mainstream of society and enhancing their development without compromising the natural world.

effective protection of the environment and natural systems.

prudent use of the given stock of resources such as energy, water, trees, soil quality etc. and a reduction in the use of inappropriate materials which contribute towards global warming.

2.3

The link between these individual objectives are important as they all overlap, and thus mixed use schemes, mixed tenure, sustainable transport networks, renewable energy installations etc are all techniques which will be promoted and employed by the Council to ensure that sustainability is being secured.

2.4

These four sustainable development objectives need to be addressed at the same time if we are to ‘meet the needs of the present without compromising the ability of future generations to meet their own needs’.

2.5

It is important to acknowledge that the 1994 HUDP was essentially a character-based document, primarily reflecting concerns about the form and location of new development and its effect on the existing character of the Borough. Since the production of that Plan, however, greater understanding of the principles of sustainable development has resulted in a review of such matters as the need to use and conserve resources more effectively and efficiently, to reduce the need to travel, and how the form and location of development can contribute to delivering these. Government thinking has increasingly focused on the need to secure more sustainable development in social, economic and environmental terms, reflected in recent PPGs. Following publication of the Urban Task Force's report, the Government's latest thinking on the way forward was set out in the Urban White Paper – Our Towns and Cities: The Future – Delivering an Urban Renaissance, (2000). The Government's Green Paper 'Quality and Choice - a Decent Home for All' provided an important approach to the development of more sustainable communities. The challenge for the production of this replacement Plan is to identify the appropriate future role that Harrow should play in order to help make London a more vibrant and attractive place to live, and to develop policies which secure development that is compatible with a more sustainable way of living whilst paying due regard to issues of character and communities in the Borough.

2.6

This chapter identifies the strategic policies which will help deliver the key objectives for Harrow's future development. There is a need to ensure that the policies and proposals in the Plan are consistent with national, regional and strategic London objectives. Cross-Borough co-operation to provide consistent policy guidance on issues of mutual interest, together with facilitating joint-Borough schemes, should secure more effective use of resources. Where other strategies are subject to revision, the Plan will be monitored to ensure that appropriate policies and proposals, consistent with good land use planning practice, support them.

2.7

Strategic objectives and policies are of little value unless mechanisms are in place to enable an assessment to be made of action being taken to achieve them. Indicators perform this function, and headline indicators relevant to the circumstances in Harrow have been identified. In order to provide a firm direction for implementation of the Plan's policies, key targets have also been identified.

NATIONAL, SOUTH-EAST REGIONAL AND LONDON POLICY CONTEXT

2.8

Underpinning individual national PPGs is the Strategy for Sustainable Development for the UK: A Better Quality of Life (1999), which identified the following four main aims:

Social progress which recognises the needs of everyone;
Effective protection of the environment;
Prudent use of natural resources; and
Maintenance of high and stable levels of economic growth and employment.

2.9

To assist the measurement of progress towards more sustainable development, the strategy identified a number of headline indicators. A menu of more local indicators for measuring sustainable development and quality of life in local communities was subsequently published in July 2000. These inform a number of local authority strategies, or strategies in which the Council is a partner. The HUDP will be an important mechanism for enabling necessary development which secures identified and inter-related objectives.

NATIONAL PLANNING POLICY GUIDANCE NOTES (PPGs) AND STATEMENTS

2.10

Reviews of PPGs provide an up to date context for reviewing the strategic and policy content of development plans. PPG1, PPG3 and PPG13 in particular encompass some of the latest thinking on the practical application of sustainable development principles:-

PPG1:General Policy and Principles (1997) set out the revised agenda for the planning system which has fundamentally determined the form and content of the replacement HUDP. It sets out the Government's approach under three main themes-sustainable development, mixed-use and design. It is currently under review. It states that:-

Sustainable development aims to deliver economic development which will secure higher living standards while protecting and enhancing the environment. PPG1 reiterated the importance of the UK Strategy for Sustainable Development, first produced in 1994 and now superseded by the 1999 Strategy (see above). Objectives for creating a more sustainable pattern of development are highlighted, including:-

concentrating development for uses which generate a large number of trips in places well-served by public transport, especially town centres, rather than in out-of-centre locations; and
preferring the development of land within urban areas, particularly on previously-developed sites, provided that this creates or maintains a good living environment, before considering the development of greenfield sites.

Mixed-use developments are seen as a means of creating greater vitality and diversity and reducing the need to travel. They are seen as being more sustainable than development consisting of a single use, and development plans should include policies to promote new mixed-uses and retain existing ones, particularly in town centres and in areas highly accessible by means of transport other than the private car.

Good Design is seen as the aim of everyone engaged in the development process and can help promote sustainable development, improve the quality of the existing environment, attract business and investment and reinforce civic pride and a sense of place. Importantly, good design is seen as one way of securing public acceptance of necessary new development.

PPG13:Transport (2001) sets down objectives to integrate planning and transport at all levels in order to promote more sustainable transport and reduce the need to travel, especially by car. This will assist the Government's strategy on sustainable development, including promoting social inclusion, and revitalising towns and cities as places to live and work. Development plan policies should ensure close linkages with the local transport plan, whilst a range of more detailed advice aims to secure location of new development in order to reduce travel by car. Priority for people over traffic in town centres and other locations is also encouraged.

PPG3:Housing (2000) set out the Government's housing objectives, including the need to create more sustainable patterns of development, the need to secure the most efficient and effective use of land, seeking to reduce car dependence, and the promotion of good design in new housing developments.

Our Towns and Cities: The Future – Delivering an Urban Renaissance was published as an Urban White Paper. It included a new vision of urban living to meet the following five main issues:-

To accommodate the new homes we will need by 2021;

To encourage people to remain and move back into urban areas;

To tackle the poor quality of life and lack of opportunities in certain urban areas;

To strengthen the factors in all urban areas which will enhance their economic success; and

To make sustainable urban living practical, affordable and attractive.

The new vision is of towns, cities and suburbs which offer a high quality of life and opportunity for all, not just a few. The Government wishes to see:-

people shaping the future of their community, supported by strong and truly representative local leaders;
people living in attractive, well kept towns and cities which use open space and buildings well;
good design and planning which makes it practical to live in a more environmentally sustainable way, with less noise, pollution and traffic congestion;
towns and cities able to create and share prosperity, investing to help all citizens reach their full potential; and
good quality services – health, education, housing, transport, finance, shopping, leisure and protection from crime – that meet the needs of the people and businesses wherever they are.

The Government considers that the urban renaissance will benefit everyone, making towns and cities vibrant and successful, and protecting the countryside from development pressure.

The South East and London Regional Context

2.11

Relevant guidance is provided by the Regional Planning Guidance for the South East (RPG9 2001), and the Mayor's London Plan (February 2004).

Regional Planning Guidance for the South East (RPG9 - 2001)

2.12

This provides a context for planning in London, and identified 12 main principles that should govern the continuing development of the region. It reflects a variety of guidance related to achieving sustainable development, embracing the urban renaissance and the need to concentrate development in urban areas, securing economy in the use of land, and integrating land use and transport.

Adjoining Local Planning Authorities in Hertfordshire

2.13

In addition to paying due regard to RPG9, the Council will also continue to liaise with adjoining authorities in Hertfordshire, and in particular comment on reviews of their development plans.

The London Plan

2.14

The regional strategic planning context is provided by the spatial development strategy for London, the Mayor’s London Plan (February 2004). The policies in this Plan have been drafted in the light of the vision, objectives and strategic policy content of the London Plan.

HARROW'S ROLE WITHIN LONDON

2.14b

Harrow has developed primarily as a residential area, and continues to perform an important role within the overall housing market of London. Its network of shopping centres contribute to the dynamism of retail activity in north-west London. As an outer suburban area it performs many similar dormitory functions as neighbouring boroughs (see Text Map 1). However, in respect of its economic, employment and regeneration activities, it is a more integral part of West London, a position reflected in its role as part of West London Leadership and the West London Alliance. The London Plan sets out a strategic framework for London's development and regeneration, and recognises the role of the West London corridors.

2.15

As part of its role, Harrow performs a number of other important strategic functions. Its high quality Green Belt provides important areas of accessible open space. Of similar importance are pockets of Metropolitan Open Land, whilst Green Chains link with Hillingdon to the west. The increased importance attached to the functions of a variety of open spaces includes recognition of their diverse roles, and in various instances the need to acknowledge their value to people outside the Borough and vice versa. In developing appropriate objectives and policies, due recognition has been paid to the opportunities and challenges in north-west and west London.

2.16

Developing a vision for Harrow requires paying due regard to the continuing need for development, the changing emphasis required by national guidance as briefly outlined above, together with a clear understanding of the role Harrow should play in London. It also reflects the extent to which the current pattern of land use and relationship with transport networks in Harrow is sustainable.

VISION FOR HARROW

2.17

A Borough that :

Performs a dynamic role as part of a more sustainable world city.
Plays a part in securing the sustainable use of natural resources.
Provides a healthy and safe environment.
Continues to be an attractive, vibrant and enjoyable place to live and work in.
Secures more sustainable communities, with greater access to local facilities.
Protects open spaces, affords improved access to them, and facilitates their more effective use and management.
Uses valuable land resources and buildings as effectively as possible, including by higher density of development in appropriate locations.
Protects its rich biodiversity.
Protects, and where necessary, enhances its rich built and natural heritage.
Provides better links between activities, with a choice of transport modes both to encourage more sustainable travel patterns and reduce the demand for, and necessity to, travel.
Provides a better choice of good quality housing that promotes developments with an appropriate mix of housing to cater for local needs thereby contributing to London's overall housing provision.
Provides more local job opportunities in order to reduce the need to travel.
Fosters and promotes appropriate economic development, which may include retailing, that is efficient, innovative and competitive.
Contains vibrant and healthy town centres which have a wide mix of uses.
Promotes development that contributes to improving the overall quality of life for residents, workers and visitors.
Contains a range of local community, educational, social and health facilities which are more easily accessible by sustainable means.
Secures development that enhances the sense of belonging through social, cultural and physical environmental links.
Provides good access to facilities and services for all.
Optimises the investment of resources in the Borough.
Responds positively to changing circumstances.

KEY DIAGRAM

2.18

Reflecting Harrow's role in London, the Key Diagram (see Map 2) identifies the main strategic elements:-

Areas of Special Character.
Green Belt.
Metropolitan Open Land.
Green Chains.
Sites of Metropolitan Importance for Nature Conservation, including Sites of Special Scientific Interest.
Regionally Important Geological Site (RIGS)
London Distributor Roads/Strategic Road.
Railway/Underground Stations.
Major Transport Interchanges.
Metropolitan and Major Shopping Centres.
Preferred Industrial Location.
Industrial Business Park.

POPULATION CONTEXT

2.19

Significant changes are occurring in the structure and composition of Harrow’s population. The population of Harrow has been steadily increasing in the last ten years. The 2001 Census recorded a resident population of 206,800, but the subsequent 2002 Mid-Year Estimate for Harrow records a population nearly 5,000 higher, at 211,600. This latter figure accounts for under enumeration in the 2001 Census. Projections (currently based on the 2001 Census figures) show that Harrow’s population could further increase by 5% in the 14 years to 2016. The number of people of retirement age is currently predicted to fall slightly in the same period. Other noteworthy changes are likely to be an increase in the number of people aged 15-29 and 45-64. A corresponding rise in the number of households is also taking place. In 1991, there were approximately 75,500 households in Harrow rising to over 79,100 by 2001.

2.20

Demographic changes need to be taken into account in the development of planning policies and proposals so that the Plan is appropriate to the needs of Harrow’s population. In particular, the changing household structure, with an on-going growth in single person and other multi-person households, will need to be reflected in housing policies. It is likely that the amount, type and size of housing provided at the end of the Plan period will need to be appreciably different from the current situation, if the housing needs of residents are to be more adequately addressed. Results from recent Housing Needs and Housing Condition Surveys have informed the preparation of the Plan and further results from the 2001 Census and subsequent household and population projections, based on the 2002 Mid-Year Estimates will supplement this information in due course.

2.21

Harrow is culturally diverse, with over 41% of residents of non-white ethnic origin in 2001. In four of Harrow’s 21 wards over 50% of residents are from non-white minority ethnic groups. Community services policies, in particular, need to address the diverse cultural backgrounds and aspirations of Harrow’s residents.

2.22

In 2001, 68.5% of residents aged 16-74 in Harrow were economically active (in work or seeking work) – 103,000 people and this proportion is expected to increase by 2016, in line with the overall population projections. With over 65,000 jobs provided in more than 7,500 businesses in Harrow (Annual Business Inquiry, 2001), significant proportions of residents already work outside the Borough. An increasing economically active workforce could lead to higher levels of out-commuting, which sustainable employment and transport policies will seek to address. Unemployment levels in Harrow are traditionally lower than in many other London Boroughs, with a current unemployment rate of 3.1% (ONS, October 2003). This compares to rates of 6.7% in neighbouring Brent, 4.2% in Ealing and 4.1% in Barnet.

THE HUDP'S INTERRELATIONSHIPS WITH OTHER STRATEGIES/PLANS

2.23

Local authorities have a duty to prepare 'community strategies' for promoting or improving the economic, social and environmental well-being of their areas, and contributing to the achievement of sustainable development in the UK. Just as PPGs are built around the principles of sustainable development, it is fundamentally important that all other strategies increase awareness and understanding of these principles, and promote action which is consistent with them. The key plans and strategies that integrate with the HUDP (and with which the HUDP integrates) include the Housing Strategy Statement 2000-2005, Local Transport Strategy (June 2000) and annual Local (Transport) Implementation Plan, Regeneration Strategy and its annual Action Plans, Community Care Plan and Children's Services' Plan, the Education Development Plan, and the Community Plan. Facilitating the economic, social and environmental well-being of the Borough in accordance with the principles of sustainable development is a primary purpose of the Plan. Whilst land use planning can help deliver many new initiatives which help to make Harrow a more sustainable community over time, it will require fundamental changes in lifestyles to occur in order for the quality of life of Harrow's residents to be enhanced. The constraints on effecting such changes within the remit of planning legislation needs to be recognised. The Council's Community Strategy is also likely to increasingly focus on sustainable development as its overarching theme, and embrace the principles of Local Agenda 21.

STRATEGIC OBJECTIVES

2.24

Having paid due regard to the above, and in order to address the problems and challenges facing the Borough, the following strategic objectives for the Plan have been formulated. Many are cross-cutting, reflecting their implementation through a number of policies in different chapters. Each strategic objective is accompanied by a detailed explanation of what is being sought:-

1. To support and enable a more sustainable pattern of land use in the Borough.

2.25

Sustainable development encompasses a wide range of aims impacting on the environmental, economic, health and social well-being of the Borough. In land use planning terms, the main challenges are securing the more effective use of land and buildings, including by higher residential densities, protecting open space and facilitating their most effective use and management, reducing travel demand and achieving development which is accessible by public transport. Priority should also be given to bringing empty property, and particularly housing, back into effective use, including by conversion or change of use if appropriate, as this would contribute to reducing pressures for new-build development. Securing more sustainable communities will be achieved, in part, by facilitating a better distribution of facilities and services accessible to all sections of the community. The use of finite natural resources, including sources of energy and water, should be minimised. In turn this should help to reduce pollution levels. There is also a need to secure the protection of wildlife and diversity of species (biodiversity) in the Borough. Sometimes attempting to achieve a variety of aims whilst promoting economic regeneration results in conflicts which have to be considered most carefully before allowing development to occur. As the rate of change in the land use in the Borough is slow, securing a more sustainable pattern of development will only be achieved over a considerable length of time. The purpose of the Plan's policies is to protect those elements of Harrow's land use pattern which already promote a sustainable way of living. For example, local parks which provide recreational opportunities within walking distance of residents' homes, promote health and well-being and provide a home for wildlife. Despite the suburban residential nature of much of the Borough, there is a need to maintain an appropriate balance between different types of land uses, and to recognise the fact that, if new residential development takes place, it requires infrastructure to support it (schools, shops, open spaces, community facilities etc). The Council, therefore, seeks to promote mixed-use developments which combine dwellings with other, complementary, uses. Securing increased access to local jobs is particularly important in reducing the need to travel. All the following strategic objectives also reflect aspects of sustainable development.

2. To protect and enhance the natural and built environment.

2.26

Part of the overall aim to achieve sustainable development involves protecting what is good about Harrow's existing environment. Areas important for nature conservation, Conservation Areas and Listed Buildings fall into this category. Open spaces have their own intrinsic value as wildlife habitats, absorbers of carbon dioxide, amenity space and easy to reach local recreational areas. Much of the Borough has a good suburban character. But there is much that can be done to enhance the natural and built environment, too. Examples include: improving air quality and mitigating the water pollution effects of developments, influencing the design and layout of buildings on site so that energy consumption and waste production are minimised; and requiring that new developments are designed to a high standard, taking account of the surrounding environment and the need to minimise the opportunities for crime.

3. To improve integration between land uses and the transport routes that serve them, particularly non-car routes, and reduce the need to travel.

2.27

Motor traffic is one of the major sources of pollution. The Government's aim is to reduce the need to travel, especially by car, and to promote more sustainable transport choices. In order to achieve this, workplaces, shops, schools, parks, for example, should be accessible to people's homes by public transport, or close enough and safe enough for walking or cycling to be viable options. Over time, the planning process can enable accessibility to be improved. Clustering potential journey destinations at locations such as town centres can also help to cut down the number of journeys by allowing several activities to be undertaken during one trip. A restraint based approach to both on-site and on-street parking will be taken to complement the measures taken to improve other modes.

4. To provide all new-build homes on previously-developed land with all homes (including affordable housing) built to a good quality.

2.28

Projected household growth in the London and South East region means that there is rising pressure for additional residential accommodation in Harrow, as elsewhere. The Housing Needs Survey 2000 identified 6,258 households as currently being in housing need, with a projected net housing need of an additional 6,659 households by 2005. The 1999 London Housing Capacity Study identified a potential of 5182 units in Harrow for the period 1997 to 2016. Protecting existing stock from loss is an important part of the policies for accommodating this demand. A balance is needed between the size and type of accommodation available and the range of housing needs; in particular, there is a need for a greater supply of affordable housing to meet the social inclusion goals for the Borough. The size and types of new housing units will need to address priority housing need, as well as securing a better fit between the overall household profile of the area and the housing stock. Current forecasts for household formation over the period of the Plan would suggest that many, though by no means all, of the new housing units will need to accommodate smaller households. But whilst there is an undoubted need for additional housing units, there needs to be a balance with other land uses in order to achieve a sustainable land use pattern. New homes will need access to local workplaces, shops, open space etc. The Council aims to secure all new housing for the Borough to be built on previously-developed sites, and will consider higher density housing in appropriate locations, such as in town centres, and other places with high accessibility to public transport. Housing development which has no, or very little, car parking provision will be encouraged where the mix of housing and location are appropriate. The design, construction and maintenance of new homes should achieve the optimum use of natural resources, and pay full regard to the needs of their occupants and visitors.

5. To promote economic development and facilitate a balanced economy, and help contribute to the provision of a range of jobs and training opportunities.

2.29

Securing appropriate economic development, including retail and commercial development, that is efficient, innovative and competitive, is vital to improving the overall quality of life for residents, workers and visitors. The service sector dominates the local economy, but the manufacturing sector still has a significant presence in Harrow, and retention of land in business or industrial use is vital. The aim is to create a balanced economy, with a variety of different jobs suiting a range of skills. It is also to increase the range and number of jobs. In particular, in encouraging new business developments, the Council favours job provision which matches the skills of the local workforce, or incorporates training for new skills. This is a vital part of equipping people to take up the challenge of new technologies in business, and is a key ingredient in tackling social exclusion. Through the Harrow Strategic Partnership, the Council will work with other key partners such as the local Colleges, the University of Westminster Harrow Campus, the Learning and Skills Council, the Small Business Service and the North West London Chamber of Commerce to foster new businesses, and to help equip existing ones to thrive. The growth of other areas of the local economy, such as tourism, will also be encouraged, where they can contribute to overall sustainability aims. Appropriate retail development is encouraged, particularly as a contribution to the vitality and viability of Town Centres (see below), and the existence of appropriate retail facilities in other areas is also important in securing sustainable communities in the Borough.

6. To maintain and enhance the vitality and viability of the Borough's town centres.

2.30

The Government now places far more emphasis on the importance of town centres, not just as the preferred location for new shopping development, but as the favoured location for a range of mixed-uses, typically to a higher density than elsewhere. Town centres are key employment areas - being the main office locations of the Borough, as well as providing retailing employment - and the proximity of uses such as shops, offices, residential units, leisure and community facilities can be of mutual benefit and help to maintain the vitality and viability of centres as a whole.

7. To improve the quality of life, the health and the safety of those who live, work and spend their leisure time in the Borough.

2.31

Quality of life encompasses a wide range of 'well-being' factors: pleasant surroundings, access to jobs and facilities, good sports and leisure facilities, a healthy environment free from pollution, good provision for the arts, culture and entertainment, and many more. Open spaces not only perform an important range of functions but can contribute to the sense of belonging in an area. This sense of community should be enhanced. Safety from crime and danger, both perceived and actual, are also important components. Land use planning cannot deliver all these, but in the design of new schemes in deciding on what uses should or should not go on any given site, and in promoting improvements to the streetscape and the public realm, careful planning can contribute significantly to crime reduction, creating a safer environment which helps to provide a good quality of life.

8. To encourage community activity in the Borough and to ensure adequate provision of community services.

2.32

The Borough benefits from a rich cultural diversity, which the Council wishes to foster. Cultural and religious facilities which enhance this diversity are welcomed, together with a full range of community services such as educational and medical facilities. Such facilities should ideally be located within easy access for their users, preferably within walking or cycling distance. Given the land use pattern of the Borough, this will usually mean a location within a residential area, town centre or local shopping parade. Promoting ease of accessibility to services and fostering community initiatives are important elements in helping to increase social inclusion.

9. To secure more sustainable communities by providing equality of opportunity to access facilities and services which address the diverse needs of the local community, ensure access for all to new development, and improved access elsewhere.

2.33

Achieving more sustainable communities involves ensuring that facilities and services are distributed and located in ways that allow easy access to them by all sections of the community, particularly housing, employment and medical opportunities. Securing appropriate access, in all senses, to facilities and services will encompass the needs of a diverse range of communities. These include a variety of ethnic communities who form a major part of Harrow's community, and an array of different groups within them. Ensuring easy access into, and around, buildings and open areas, benefits everyone, not just those who may have either permanent or temporary difficulties in getting about. Easy access involves not just level or ramped walkways, but the careful selection of surface treatments, clear and consistent signing and the design of logical and easily understood routes through an area. The needs of all persons with learning or physical disabilities (e.g. visually impaired, speech impaired, hearing impaired) should be accommodated in order to enable them to maximise their potential as members of the community.

10. To monitor effectively the performance of the Plan and in association with Harrow's Partners seek the resources to implement it.

2.34

Central government recommends that UDPs are reviewed fully every five years, but in reality the performance of policies needs to be monitored more frequently than that as pressure for certain types of development becomes apparent, and as Government policy changes, policies may need to be amended to retain their relevance. The policies and proposals in the replacement HUDP are aiming to bring about improvements in the environment and move towards greater sustainability. The success or otherwise of these policies and proposals will be assessed against a set of indicators and targets. Most of the proposals will require resources from the private and voluntary sector to achieve them, particularly from those working with the Council in the Harrow Partnership. Other ways to achieve a better environment are through Planning Obligations under Section 106 of the Town & Country Planning Act 1990, or other Legal Agreements, which are negotiated with developers, and form part of the grant of planning permission.

INDICATORS AND TARGETS

2.35

Harrow's indicators and targets are based on the UK Strategy for Sustainable Development (1999), the report 'Quality of Life Counts' (1999), and the handbook for a menu of local indicators of sustainable development entitled 'Local Quality of Life Counts’ (2000). All indicators and targets are specific and measurable. Wherever possible, baseline data available at the time of the first deposit of the Plan will be used. Baseline data in respect of indicators and targets is available on request.

1. To support and enable a more sustainable pattern of land use in the Borough.

Indicators –

1. Density of new residential development.

2. Density of residential development in and around town centres with good public transport accessibility.

3. Amount of mixed-use development.

4. Number of proposals for, or which incorporate, renewable energy.

5. Number of car-free housing schemes.

Targets –

1. New residential development to be built at a density of at least 150 habitable rooms per hectare.

2. Increase the average density of new residential development in locations with good public transport accessibility by at least 10% over the average residential density achieved in the 5-year period 1996-2000.

3. Net increase in the amount of mixed-use development.

4. Reduction in use of non-renewable resources, particularly fossil fuel energy

5. Increased use and generation of renewable energy in Harrow.

2. To protect and enhance the natural and built environment.

Indicators –

1. Loss of open space.

2. Change in number of Sites of Nature Conservation Importance.

3. Change in the area of the Borough covered by sites of Nature Conservation Importance.

4. % of Conservation Areas with policy guideline statements.

5. Number of trees covered by new Tree Preservation Orders (TPOs).

Targets-

1. No net loss of open space.

2. Increase in area of the Borough covered by Sites of Nature Conservation Importance and no loss in area of existing sites.

3. Increase in number of Sites of Nature Conservation Importance.

4. 100% of Conservation Areas to be covered by policy guideline statements by March 2004.

5. Net increase in number of trees covered by TPOs.

3. To improve integration between land uses and the transport routes that serve them, particularly non-car routes, and reduce the need to travel.

Indicators-

1. The amount of traffic overall.

2. Number of passenger kilometres travelled by public transport.

3. Number of medium/large development schemes designed to maximise integration of different modes and with pedestrian, cyclist and public transport user priority over the car.

4. Number of Travel Plans being prepared/implemented.

Targets-

1. 10% reduction on 1997 road traffic levels by 2010 (in terms of vehicle numbers).

2. Reduce the proportion of urban journeys undertaken by car to 35% by 2020.

3. All medium/large development schemes to be designed to maximise integration of different modes, with pedestrian, cyclist and public transport user priority over the car.

4. 10 Travel Plans to be implemented by employers, schools and community facilities over Plan period through the development control process.

4. To provide all new-build homes on previously developed land with all homes (including affordable housing) built to a good quality.

Indicators –

1. Amount of additional housing to contribute to regional requirement.

2. % of new homes built on previously developed land.

3. % of new housing permissions and completions classed as affordable housing.

4. Number of empty homes brought back into occupation.

Targets-

1. At least 6620 net additional homes to be provided in the period 1 January 1997 and 31 December 2016.

2. 100% of new homes to be provided on previously developed land.

3. At least 50% of all new units to be provided as affordable housing.

4. Bring 1,000 empty homes back into occupation in the period 1996-2006.

5. To promote economic development and facilitate a balanced economy, and help contribute to the provision of a range of jobs and training opportunities.

Indicators –

1. Loss of designated employment land.

2. Numbers of jobs provided by developments.

3. Number of training places created through new developments.

Targets-

1. No net loss in designated employment land.

2. No net decrease in the number of jobs as a result of development.

3. 200 training places to be created through new developments.

6. To maintain and enhance the vitality and viability of the Borough's town centres.

Indicators –

1. Proportion of gross retail floorspace out of town centres.

2. Vacancy levels in town centres.

3. Footfall levels.

Targets-

1. No more than 5% of gross retail floorspace out of town centre.

2. Vacancy rate overall for each centre to be no more than 10% of total measured retail frontage.

3. Within centres where such data is collected, average footfall levels not to fall significantly below 1999 levels.

7. To improve the quality of life, the health and the safety of those who live, work and spend their leisure time in the Borough.

Indicators –

1. Air quality levels (measured against National Air Quality Strategy (NAQS) levels).

2. Area of Closed Circuit Television (CCTV) coverage.

3. % of new educational, sports and cultural facilities that are dual use and accessible to the community.

Targets-

1. No incidents of nitrogen dioxide particulates exceeding the Government's objective levels by 2005.

2. Net increase in the area of the Borough covered by CCTV.

3. 100% of new educational, sports and cultural facilities should be capable of dual use and accessible to the community.

8. To encourage community activity in the Borough and to ensure the adequate provision of community services.

Indicator –

1. Changes in the amount of land/buildings in community use/community service use e.g doctors surgeries.

Target-

1. Net increase in the number of community uses.

Indicator –

1. Number of public buildings accessible to the public.

Targets-

Net increase in the number of accessible public buildings.

Net increase in the number of existing buildings and open spaces where accessibility is improved.

10. To effectively monitor the performance of the Plan, and seek the resources to implement it, in association with Harrow's Partners.

Indicator –

1. Comprehensive set of indicators and targets incorporated in Plan and monitored on an annual basis.

Target-

1. To achieve overall attainment of the targets in the Plan.

PART 1 POLICIES

Top

The Form of Development and Pattern of Land Use

THE COUNCIL SEEKS TO SECURE A FORM AND PATTERN OF DEVELOPMENT IN THE BOROUGH THAT ACCORDS WITH THE PRINCIPLES OF SUSTAINABLE DEVELOPMENT, AND ACHIEVES THE FOLLOWING:-

DEVELOPMENT THAT REDUCES THE NEED TO TRAVEL, AND FACILITATES AND ENCOURAGES TRAVEL BY MORE SUSTAINABLE MODES;

FULL AND EFFECTIVE USE OF LAND AND BUILDINGS;

CONSERVATION AND ENHANCEMENT OF NATURAL RESOURCES;

DEVELOPMENT THAT MINIMISES WASTE AND REDUCES POLLUTION; AND

INCREASED SOCIAL INCLUSION.

2.36

Sustainable development is the idea of ensuring a better quality of life for everyone, now and for generations to come. However, this must be achieved within the environmental carrying capacity of global and local eco-systems. The key to achieving this will be finding ways to accommodate and work with natural processes rather than against them. In order to determine whether a development makes a positive contribution, it is necessary to consider a wide range of factors that contribute to a development's 'ecological footprint', that is its wider impact on the environment. In particular, the location, design and built form of development should secure sustainable use of resources, facilitate sustainable lifestyles and complementary economic activities and contribute to the creation of equitable, socially inclusive communities. While it is clearly possible to enhance some renewable resources such as air, land and water, securing an improved quality of life for residents in the Borough requires that this is carried out at every opportunity. The best that can be hoped for of non-renewable resources such as coal and other minerals is that they are conserved or their rate of depletion is reduced. The pattern and distribution of land uses influences the need to travel, and the mode of transport used, and has resource implications and environmental impacts. The Council will therefore seek development that secures a distribution of land uses that reduces the need to travel, thereby saving energy and time, reducing pollution and helping to provide good air quality and which takes due account of current population trends. With regard to local biodiversity, some sites will also be ‘non renewable’ or incapable of replacement. Furthermore, encouragement will be given to modes of travel, such as walking and cycling, which reduce reliance on the use of the private motorcar.

2.37

Land is a finite resource and quality of land is a factor influencing where development occurs, and in what form. Full and effective use of existing land and buildings will need to be made. This will involve maximising the use of previously developed land and buildings in order to accommodate future needs. This will help to reduce pressures for development on greenfield sites, many of which will need to be subject to more effective management and use if the vision and strategic objectives of the Plan are to be achieved. At the same time, it is recognised that increased development may well conflict with other Plan objectives, for example, protecting and enhancing the nature conservation interest. It is important that a balanced view is taken in assessing individual proposals. The Council recognises the many valuable roles performed by, and uses that depend upon, open land, and is committed to ensuring that practically all built development in the Borough takes place on previously-developed land, since open land once lost is virtually irreplaceable. In Harrow, redevelopment will form a significant proportion of new development, particularly in locations where higher densities are to be encouraged, and offers an opportunity to secure a more ecologically sensitive and sustainable form of development and pattern of land use across the Borough. In other situations, however, it will be preferable to conserve resources by the retention, refurbishment, adaptation and extension of buildings. Bringing empty property of all types back into effective use will also contribute significantly to securing the effective use of all buildings.

2.38

The location, design (including built form) and layout of buildings should minimise resource consumption, including energy and water resources, and the amount of waste and pollution produced. New development can provide an opportunity to enhance natural resources, including local biodiversity. Use of sustainable construction materials and techniques, including where possible, use of local materials and resources and disposal of waste in line with the proximity principle, will also secure the conservation of resources. The Council wishes to see good practice in all new development, encourages renewable energy and low energy schemes, and will seek demonstration projects exemplifying the principles of sustainable design, use and construction. Developments are more likely to contribute towards sustainability where they provide local employment and use local labour in their construction and maintenance. More effective use of land and resources will also be achieved by flexible forms of development that can accommodate dual or multi-use or future changes of use, new technologies or other changed requirements.

2.39

Development that reduces the need to travel should increase access to local employment, shops, services and facilities, and so raise local living standards. Key factors likely to contribute to sustainable communities include social inclusion, a vibrant local economy and environmental protection. Commercial viability should not be achieved at the expense of an unacceptable impact on the environment or wider community. Where possible, a long-term approach should be taken as schemes which appear more expensive in the short term are often cost effective over the long term. Flexible, well-designed buildings and public spaces will extend accessibility to all sections of the community, and lead to more durable and useable buildings and spaces. Greater social inclusion will also be achieved where housing developments accommodate a variety of housing types and mix, by providing appropriate levels of affordable housing, and providing a better choice of good quality housing.

Top

Energy Use and Conservation (Date of deletion 28th September 2007)

SEP1

IN ASSESSING THE IMPACT OF DEVELOPMENT PROPOSALS THE COUNCIL WILL TAKE INTO ACCOUNT THEIR CONTRIBUTION TOWARDS REDUCING THE USE OF AND RELIANCE ON FOSSIL FUEL ENERGY.

2.40

Many, including the UK Government, consider Climate Change to be the most serious environmental problem we face. To achieve the reduction in CO2 emissions required to stabilise the climate, overall energy consumption will have to be reduced. Meeting Kyoto targets for CO2 emissions requires large reductions in greenhouse gas emissions and a shift away from fossil fuel energy to using less or non-polluting forms of energy. Planning has an important role to play in facilitating this shift, by providing a framework that maximises opportunities for energy efficiency, renewable energy and low energy schemes through the development process. Buildings account for the majority of energy use, through their construction, extraction and quarrying for building materials, and subsequent maintenance and use. Sustainable development requires greater recognition of the environmental, social and economic impacts that arise from exploiting resources, burning fossil fuels, transporting fuels, power generating facilities and inefficient use of energy.

2.41

The Council considers energy conservation, energy efficiency and sustainable resource uses are a material consideration in determining planning applications, an approach that is endorsed by PPG12. Whilst new buildings obviously offer significant opportunities for incorporating energy and resource conservation measures, opportunities may also arise in relation to adaptations of and extensions to existing properties, and changes of use. However, it is acknowledged that with existing buildings the scope for securing major improvements is likely to be more limited. The type of measures considered appropriate will depend on the scale and nature of the proposed development. Statements made in support of applications, demonstrating how these matters have been considered, including a description of how energy demand and reliance on fossil fuels are minimised, will assist the Council in evaluating proposals. Reliance on securing conservation of energy resources solely under the requirements of building control legislation or other legislation will not necessarily satisfy the requirements of the policies, as design considerations can play an important part in securing such benefits.

Top

Water (Date of deletion 28th September 2007)

SEP2

THE COUNCIL WILL ENSURE DEVELOPMENT IS CONSISTENT WITH THE NEED TO CONSERVE WATER RESOURCES, SAFEGUARD FLOODPLAINS, WATERTABLES, WATERCOURSES AND RIVER CORRIDORS, MINIMISE FLOOD RISK AND REDUCE WATER POLLUTION.

2.42

Water is a renewable, but not unlimited, resource. Factors affecting quality and quantity of supply include run-off and leaching from roads, agricultural and urban areas and water abstraction. New development and changes of use can add to existing pressures, placing demands on water supply, quality, drainage and sewerage infrastructure. Water conservation is likely to become increasingly important as climate change and increased water consumption affect stability of supply. Water conservation measures will thus be essential to safeguarding supply and ensuring supplies continue to be available in future.

2.43

Inappropriate development can be at risk of flooding or, by increasing surface water run-off, increasing the risk of flooding elsewhere, endangering lives and damaging property. New development will not be allowed in areas prone to flooding, nor in floodplains (essential for overflow purposes), and where development could lead to flooding downstream. Areas at risk in Harrow include not only the floodplain but some areas outside it. Flooding in the Borough is not restricted to main rivers and can be from ordinary watercourses, public sewers and highway drains. Council records indicate that flooding from all sources potentially affects more than 2000 properties and over 100 roads. Determining flood risk requires consideration of the water run-off for the whole catchment area of rivers, not just floodplains. The Council will consult statutory and other organisations in assessing flood risk, the suitability of proposed development and any mitigation measures necessary.

2.44

The Council supports the Environmental Objectives as set out in the North London Local Environment Agency Plan. In determining planning applications, regard will be given to the requirements of the Environment Agency, Thames Water Utilities and water undertakers concerning development on floodplains, the effect of new development on drainage, and the protection of watercourses, river corridors, wet areas and the water cycle from adverse effects, including pollution and tipping. The views of nature conservation interests will also be sought. Environment Agency objectives as set out in the North London Local Environment Agency Plan (2001) are: to promote development that provides long term environmental gain, to protect and enhance natural areas around rivers, to improve poor water quality; and to ensure water resources are managed so that the needs of the environment and waterway users are in balance with supply. Key concerns identified include climate change, managing water resources, enhancing biodiversity and delivering integrated river basin management.

2.45

Climate change is likely to impact upon water quality, water resources and flood defences and be manifested in more extreme weather patterns. There may be an increase in the severity and frequency of storms, leading to flash flooding and storm sewer overflows. Periods of drought may also be more common. Information currently available suggests that areas at risk are not expected to change much, rather, it is the level of risk that is expected to increase. The Council will support proposals that help to restore water tables to former levels where appropriate, that is where this would be beneficial and there would be no danger to human life or damage to properties. Consultation and regular exchange of information will be essential to maintaining or improving water quality, preventing increased flood risk and managing water resources in the Borough, and ensuring all relevant data and expertise are brought to bear in the decision making process.

2.46

The Borough’s floodplains are shown on the Proposals Map. The Council will work with the Environment Agency, drainage and sewerage authorities and other organisations to identify other areas at risk from flooding, and preventative measures needed.

Top

Waste - General Principles (Date of deletion 28th September 2007)

SEP3

PROPOSALS FOR WASTE MANAGEMENT FACILITIES WILL BE DETERMINED IN ACCORDANCE WITH THE BEST PRACTICABLE ENVIRONMENTAL OPTION. THE FOLLOWING PRINCIPLES OF SUSTAINABLE WASTE MANAGEMENT WILL BE USED AS A BASIS FOR ASSESSMENT:-

THE WASTE HIERARCHY - WASTE MANAGEMENT OPTIONS SHOULD BE CONSIDERED IN THE FOLLOWING ORDER, FROM THE MOST TO THE LEAST SUSTAINABLE: WASTE REDUCTION, RE-USE, RECYCLING/COMPOSTING, ENERGY RECOVERY FROM WASTE, DISPOSAL BY LANDFILL;

THE PROXIMITY PRINCIPLE - WASTE SHOULD BE MANAGED AS CLOSE AS POSSIBLE TO WHERE IT IS PRODUCED; AND

REGIONAL SELF-SUFFICIENCY - WASTE SHOULD BE MANAGED AND DISPOSE DISPOSED OF WITHIN THE REGION IN WHICH IT IS PRODUCED.

2.47

Types of waste management facilities include waste separation and recycling facilities, composting facilities, incinerators, waste to energy facilities, including newer technologies such as fluidised bed combustion and energy recovery from anaerobic digestion, landfill or landraising and waste transfer stations. Their impact varies considerably, depending on the type of facility, size, scale of operations and location and measures taken to minimise adverse effects. Much of the impact of larger operations will arise from the movement of traffic.

2.48

The above principles of sustainable waste management reflect those set out in the Government's Waste Strategy and PPG10 (1999) and provide a basis for assessing the best practicable environmental option (BPEO). They should be considered in conjunction with one another. Other factors to consider include impact on the local environment and residential amenity. Local authorities are advised by the Government not to become too reliant on a single waste management option.

2.49

The waste hierarchy does not rule out disposal by landfill, but assumes that for most wastes, this would be used as a last resort and only after considering other options first. In view of the shortage of landfill sites in and around Harrow, waste reduction, re-use, recycling and composting offer ways to achieve the proximity principle and work towards greater self-sufficiency.

2.50

Energy recovery from waste technologies, such as incineration with combined heat and power (CHP), may have a role to play in reducing the amount of waste being landfilled, but development of these technologies should not be to the detriment of expanding options higher up the waste hierarchy. Incineration should only be considered for materials that cannot be re-used or recycled and should normally incorporate heat and/or energy recovery such as CHP. Incineration without energy recovery is wasteful of resources and unlikely to represent BPEO, with the exception of certain clinical and hazardous wastes. Modern incinerators are much cleaner than older models, but require expensive technology to meet emissions standards. There remains some concern and uncertainty about the health effects of dioxins which incinerators produce in small amounts.

2.51

Waste should be dealt with as close as possible to where it is produced, to reduce environmental costs associated with transporting it. Longer distances may be acceptable where transport is by rail. Consideration also needs to be given to the acceptability of a particular type of facility in a particular location, in terms of ecological impact and impact on residential amenity.

2.52

Proposals for facilities, falling within the scope of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, likely to give rise to significant environmental effects, will require an Environmental Impact Assessment (EIA). In such cases, the Council may consult the Environment Agency and other relevant bodies to ensure all issues are identified and addressed before advising developers as to whether an EIA is required and of measures they might take to minimise environmental impact. Developers are advised to prepare planning and pollution control applications concurrently, drawing on the same information to minimise delays and costs.

Top

Biodiversity and Natural Heritage (Date of deletion 28th September 2007)

SEP4

THE COUNCIL IS COMMITTED TO CONSERVING AND ENHANCING THE BIODIVERSITY AND NATURAL HERITAGE OF THE BOROUGH FOR THE BENEFIT OF CURRENT AND FUTURE GENERATIONS AND WILL ENSURE THAT EFFECTS UPON BIODIVERSITY, WILDLIFE, WILDLIFE HABITATS AND SITES OF GEOLOGICAL IMPORTANCE ARE GIVEN FULL WEIGHT WHEN DETERMINING PLANNING APPLICATIONS.

2.53

Biodiversity (variety of wildlife) is important throughout Harrow and therefore all development has a potential impact on nature conservation. Biodiversity is considered an essential component of environmental quality. The impact of development proposals on priority species and habitats identified in Harrow, and the London, Regional or National Biodiversity Action Plans (BAPs) will be a material consideration when determining planning applications. Developers will be encouraged to incorporate measures to enhance biodiversity. The Council will protect sites of nature conservation importance as shown on the Proposals Map, and other areas supporting priority species and habitats, and will encourage organisations and individuals to participate in wildlife conservation throughout the Borough. There is one regionally important geological site (RIGS) at Pinner Chalk Mines which requires protection.

2.54

The Borough's natural heritage makes a major contribution to local identity and quality of life. Accessible natural areas provide valuable recreational and educational opportunities. Growing awareness of the damage inflicted on the environment and the resulting harm to wildlife has occurred alongside greater appreciation of the value of wildlife and natural areas, and the contribution these make to individual and community life and well being. Securing protection of the Borough's natural heritage is therefore important.

Top

Structural Features

SEP5

THE COUNCIL WILL SEEK THE PROTECTION AND ENHANCEMENT OF THE FOLLOWING STRUCTURAL FEATURES:-

AREAS OF SPECIAL CHARACTER;

GREEN BELT;

METROPOLITAN OPEN LAND;

GREEN CHAINS;

PUBLIC OPEN SPACE, HISTORIC PARKS AND GARDENS;

PRIVATE OPEN SPACE;

EDUCATIONAL OPEN SPACE;

ALLOTMENTS;

CEMETERIES;

INFORMAL OPEN SPACE;

TREE MASSES AND SPINES;

REAR GARDEN INTERFACES;

AREAS EXHIBITING A HIGH QUALITY OF STREETSIDE GREENNESS AND FORECOURT GREENERY;

WATERCOURSES, RIVER CORRIDORS, WETLANDS AND OTHER WATER FEATURES; AND

SITES OF SPECIAL SCIENTIFIC INTEREST (SSSI’S) AND OTHER SITES OF NATURE CONSERVATION IMPORTANCE, NAMELY THE COUNTRYSIDE CONSERVATION AREA, SITES OF LOCAL AND METROPOLITAN IMPORTANCE AND SITES PENDING SUCH DESIGNATION.

IN CONSIDERING PROPOSALS WHICH AFFECT A STRUCTURAL FEATURE, AN ASSESSMENT WILL BE UNDERTAKEN OF THE CONTRIBUTION THE SITE MAKES TO THE DISTRIBUTION OF LAND USES AND PHYSICAL CHARACTER OF THE LOCALITY AND TO THE CUMULATIVE VALUE OF THE CATEGORY OF THE STRUCTURAL FEATURE IN WHICH IT FALLS.

2.55

Achieving a more sustainable pattern of land use will be strongly influenced by the need to protect, and secure the appropriate management of, a range of open areas and natural features which perform a vital role in relation to the overall urban fabric, not only of Harrow, but London as a whole. The above list contains comparatively large areas of open space of strategic land use importance for London (A-D). It also includes features which have a more local impact both in terms of their importance to the district and locality in which they are situated but, because of their cumulative impact, are of structural importance to the overall character of the Borough (E-N). Features A-D above are shown on the Proposals Map. The other defined areas of open space (E-K), are largely undeveloped and their “open” nature reflects the key role they perform in ensuring that the whole of the existing urban area does not become developed and reflects the concept of containing the spread of development embodied in Green Belt policies. They are also shown on the Proposals Map. Features L-N, whilst not constituting specific land uses in their own right, are often important elements within areas of residential land use. Because of their potential impact on the design of development proposals, detailed consideration of these matters are contained in Chapter 4 - Design and the Built Environment.

2.56

In assessing the contribution an individual site makes to securing the strategic objectives of the Plan, the Council will consider a variety of factors. These are set down in the relevant Part 2 policies.

Top

Areas of Special Character, Green Belt and Metropolitan Open Land (Date of deletion 28th September 2007)

SEP6

THE COUNCIL WILL IDENTIFY APPROPRIATE USES ON LAND DESIGNATED AS AN AREA OF SPECIAL CHARACTER, GREEN BELT OR METROPOLITAN OPEN LAND. IN CONSIDERING DEVELOPMENT PROPOSALS IN THESE AREAS, THE COUNCIL WILL ENSURE THAT SUCH DEVELOPMENTS HAVE NO SIGNIFICANT ADVERSE IMPACT ON THE INTEGRITY, CHARACTER, APPEARANCE, AMENITY AND NATURE CONSERVATION VALUE OF THE SITE AND THE SURROUNDING AREA, OR ON PUBLIC ACCESS AND ENJOYMENT OF THE COUNTRYSIDE.

2.57

There will be a general presumption against inappropriate development on land designated as an Area of Special Character, Green Belt or Metropolitan Open Land. The Council will consider the impact of the proposed development on the character, amenity and appearance of the area. However, the Council welcomes appropriate uses which maintain and enhance these areas by acceptable forms of development (e.g. informal recreation facilities), and wishes to ensure that all forms of development are appropriate to the size, scale and character of the protected area. The Council will wish to minimise any adverse effects upon the character of the location of the development to the greatest extent possible through careful site detailing, landscaping and sympathetic architectural design.

2.58

The boundaries of the Green Belt have been reviewed, and the extent of Metropolitan Open Land reviewed in accordance with criteria in the London Plan. The revised boundaries are shown on the Proposals Map.

Top

Quality of Design (Date of deletion 28th September 2007)

SD1

THE COUNCIL WILL SEEK AN APPROPRIATE STANDARD OF DESIGN AND LAYOUT IN ALL DEVELOPMENT REQUIRING PLANNING PERMISSION WITH THE AIM OF IMPROVING THE QUALITY OF THE BUILT ENVIRONMENT, FACILITATING ACCESS, ESPECIALLY BY SUSTAINABLE MODES, AND ENHANCING THE CHARACTER AND APPEARANCE OF THE BOROUGH.

2.59

Much of the Borough’s attraction lies in the consistent quality of the design and layout of its buildings and public spaces. The Council is committed to securing the highest quality of development throughout the Borough, which maintains and enhances the variety and diversity of Harrow's built environment. It is important to ensure that all new development achieves a high standard of design which has proper regard to the particular characteristics of the site and its integration with the surrounding area. It applies both to the design of individual buildings and wider urban design considerations, including the relationship between buildings and the public spaces around them where people meet and move about. The Council will therefore promote a design-based approach to development that encourages quality and innovation rather than the application of prescribed standards. Good design has wide benefits, improving the quality of the environment, reinforcing civic pride and helping to secure a more sustainable pattern of development. It should also help to preserve the character of areas where the design and layout of existing development is of a high standard.

Top

Conservation Areas, Listed Buildings, Sites of Archaeological Importance, and Historic Parks and Gardens (Date of deletion 28th September 2007)

SD2

THE COUNCIL WILL PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OF CONSERVATION AREAS, PRESERVE THE SPECIAL INTEREST OF LISTED BUILDINGS AND PROTECT SITES OF ARCHAEOLOGICAL IMPORTANCE AND HISTORIC PARKS AND GARDENS.

2.60

Conservation Areas, Listed Buildings, archaeological features and Historic Parks and Gardens are of strategic importance as part of London’s built heritage and will be rigorously protected from harm, and enhancements sought where possible. The Council, as Local Planning Authority, has powers to designate parts of the Borough as Conservation Areas and, in the exercise of its functions under the Planning Acts, has a general duty to pay special attention to the desirability of preserving or enhancing the character or appearance of such areas. This duty will be given priority over other planning policies. In addition to the Statutory List compiled by the Secretary of State for the Department for Culture, Media and Sport, the Council maintains a local list of buildings of special architectural or historic interest. Both are published as Supplementary Planning Guidance to this Plan.

2.61

Change of use under these circumstances may fall within the category of "Enabling Development". Enabling Development is not a statutory term, although it has been established in the courts as a legitimate planning tool. It is generally used to denote a development that would be unacceptable in planning terms but for the fact that it would bring benefits to a heritage asset such as a listed building, sufficiently to justify it being carried out. The benefit to be secured by enabling development is typically the survival of the asset through rescue from decay, bringing it into beneficial use, securing its long-term future by some form of endowment, enhancing it, or its setting, by reversing inappropriate past development, or making it more accessible to the public. Enabling development will only be acceptable where the benefits to the community are clear, and clearly outweigh any disbenefits, and where the heritage asset and its setting are not materially harmed.

2.62

In addition, the applicant will have to demonstrate that the proposals will secure the long term future of the site in beneficial use, and without detrimental fragmentation; that the development proposed is the minimum necessary to secure the future of the heritage asset; that sufficient financial assistance to secure the future of the heritage asset is not available from another source; and that the need for the development stems from the nature of the heritage asset, rather than from the circumstances of the owner. Further information on enabling development is available in English Heritage's Policy Statement "Enabling Development and the Conservation of Heritage Assets", and detailed practical guidance in their "Proposals for Enabling Development Affecting Heritage Assets".

Top

Mixed-Use Development (Date of deletion 28th September 2007)

SD3

THE COUNCIL WILL PROMOTE MIXED-USE DEVELOPMENT, PARTICULARLY IN TOWN CENTRES AND OTHER AREAS WITH GOOD PUBLIC TRANSPORT ACCESSIBILITY, AND SEEK TO RETAIN DEVELOPMENT ALREADY IN MIXED-USE. IN OTHER LOCATIONS, A MIXTURE OF USES MAY BE SOUGHT.

2.63

Harrow is predominantly a residential suburb, with relatively little tradition of mixed-use development, except in town centre locations and some employment locations.

2.64

Mixed-use developments can play a significant role in securing more sustainable development. They can help reduce overall travel needs, and in appropriate locations, encourage the use of public transport, cycling, or walking as sustainable alternatives to the car. Within town centres they can help to increase vitality and viability and improve public safety by increasing the level of activity, particularly during the evenings. The mixture of uses can be very diverse and, provided that they are compatible, will stimulate the economic, social, leisure and community welfare of such areas. They can also assist in creating more sustainable communities than exist at present, by increasing the range and nature of activities in a more accessible form. In areas with good access to public transport, mixed-use schemes can provide an opportunity to increase densities and the general intensity of development. There may also be opportunities to promote mixed-use development in the regeneration of other areas, for example, in work/live schemes.

2.65

In promoting mixed-use developments, either in conversions or on redevelopment, the Council will require a satisfactory relationship to be achieved between the constituent uses and with adjoining properties and the surrounding area, such that the amenities of occupiers and nearby residents are not adversely affected. The Council acknowledges that the mix, proportion and relationship between uses in any individual proposal will differ, depending on the location, and that it would therefore be inappropriate to be unduly prescriptive in its approach to assessing its merits. Innovative mixtures of uses and design solutions which secure the most effective use of land will generally be supported.

2.66

Whilst the major opportunities for securing mixed-use development lie in town centres and other areas with good public transport accessibility, there may be situations where it is appropriate to seek a mixture of uses over a wider area. For example, proposals for new residential development may increase demand for local employment and a variety of facilities and support services. Increases in the demand for additional school places, doctors and dental practices, community, sports and leisure facilities, for example, may require local solutions. The Council may therefore enter into an agreement with a developer to secure the provision of additional facilities or an appropriate contribution to assist the provision of facilities which meets this increased demand.

Top

Land Uses and the Transport Network (Date of deletion 28th September 2007)

ST1

PROPOSALS FOR THE DEVELOPMENT AND REDEVELOPMENT OF LAND AND BUILDINGS IN THE BOROUGH MUST ACCORD WITH THE FOLLOWING CRITERIA:-

MAJOR TRIP-GENERATING DEVELOPMENTS SHOULD BE LOCATED WHERE THERE IS GOOD PUBLIC TRANSPORT, CYCLE AND PEDESTRIAN ACCESS;

NEW DEVELOPMENTS WHICH EXPAND THE RANGE OF FACILITIES, INCLUDING LOCAL FACILITIES, THAT CAN BE VISITED IN ONE TRIP WILL BE ENCOURAGED TO LOCATE IN TOWN CENTRES; AND

MIXED-USE AND HIGHER DENSITY DEVELOPMENT WILL BE ENCOURAGED TO LOCATE WHERE PUBLIC TRANSPORT ACCESS IS GOOD.

2.67

The Council's overall aim is to improve the quality of the local environment through promotion of alternative modes of transport other than the car and the reduction in the amount of journeys made. The Council’s policy which seeks to concentrate major facilities in areas of good accessibility complements its vision for tackling the growing congestion, pollution and environmental damage caused by motorised traffic, set out in the Local Transport Strategy. It is essential to ensure that the land use implications of major developments are fully assessed and that any proposals for development do not prejudice other Council policies. The policy also supports the wider strategic aims of traffic reduction, promoting and encouraging walking and cycling and ensuring the vitality and viability of town centres.

2.68

The guiding principles for the location of all new development as indicated in this policy, are in accordance with current central government guidance. It should enable major trip-generating developments to be located in a more sustainable way and without detrimental effect on either traffic flows, the public highway network or the public transport network. The location of complementary facilities - whether in Harrow Metropolitan Centre or in the District and Local Centres - encourages several journey purposes to be carried out in one trip. Good local facilities can help to shorten distances travelled and short distances are more likely to be walked or cycled. The careful location of new developments in relation to the transport infrastructure is one of the main contributions land use planning can make towards creating a more sustainable Borough, where the impact of everyday activities on the environment is minimised.

Top

Traffic Management (Date of deletion 28th September 2007)

ST2

TRAFFIC MANAGEMENT MEASURES WITH THE OBJECTIVES OF REDUCING GROWING CONGESTION, POLLUTION AND ENVIRONMENTAL DAMAGE WILL BE IMPLEMENTED ON THE BOROUGH’S HIGHWAY NETWORK GIVING PUBLIC TRANSPORT, TAXIS, CYCLES AND PEDESTRIANS PRIORITY, AND RECOGNISING SERVICING NEEDS.

2.69

PPG13 indicates that in town centres, local neighbourhoods, and other areas with a mixture of land uses, priority should be given to people over ease of traffic movement, and more roadspace should be given to pedestrians, cyclists and public transport. This will largely involve managing the existing highway network by reallocating roadspace and installing priority measures in favour of these three modes of transport. In some cases, increasing the highway capacity slightly may also be necessary, but again only in order to favour these sustainable modes of transport. It is recognised that the immediate effect of some traffic management measures in some locations may be to increase local congestion, and marginally to increase pollution levels. But, in the longer term, as more motorists are persuaded to use more sustainable means of transport by this reallocation of roadspace and priority, the net effect on congestion, pollution and environmental damage will be beneficial. Nevertheless, in certain sensitive locations, the short-term disbenefits of congestion and pollution may not be acceptable. In these cases, traffic management measures will either not be implemented, or a different type will be implemented to that which would normally have been considered for that location. Excluding certain types of motorised traffic altogether from these areas may be one option. See also Policy T12.

Top

London-Wide Highway Network

ST3

THE COUNCIL HAS ADOPTED THE LONDON ROAD HIERARCHY, AND WILL APPLY APPROPRIATE TRAFFIC MANAGEMENT MEASURES FOR A PARTICULAR ROAD ACCORDING TO WHETHER IT IS DESIGNATED FOR THROUGH, DISTRIBUTOR OR LOCAL TRAFFIC.

2.70

The London Plan sets out a London Road Hierarchy, within which all the roads in the Borough have been designated at one of three levels, according to the purpose of the road. The three levels are: Strategic Routes; London Distributors; Borough Distributor/Local Access roads. The Proposals Map and Text Map 15 show all the roads in the Borough according to their classifications.

2.71

The road network hierarchy is a fundamental component of the highway strategy. This allocates particular journey and vehicle types to an appropriate category of road depending on their destination. The aim is to maintain or improve amenity for the Borough’s residents and improve road safety by ensuring through traffic and heavy goods vehicles are kept off inappropriate roads. Balanced against this must be a recognition of the contribution made to the economy, both national and local, of goods vehicles of all sizes and that efficient movement of goods is essential to achieving the regeneration objectives of the HUDP.

2.72

The role of the Strategic Route network is to:

provide London with efficient links to the national road network;

ii)

provide for long distance journeys on the national road network; and

iii)

reduce traffic demands on London Distributor Roads.

2.73

A short section of the M1 motorway is the only length of Strategic Route in the Borough. The M25, A40, A406 and the M1 encircle the Borough and form a system of high capacity Strategic Routes to destinations nationwide, enabling most through traffic to avoid the Borough.

2.74

London Distributor Roads are designed to:

provide a link to the Strategic Route network;

ii)

cater for through traffic, including heavy goods vehicles;

iii)

cater for the London Bus Priority Network and other bus routes, and

iv)

distribute traffic between different areas of the Borough.

2.75

The role of the local road network (Borough Distributor and Local Access Roads) is to provide:

for local traffic;

ii)

access to buildings; and

iii)

access to the London Distributor Road network, for motor vehicles, cyclists and pedestrians.

2.76

Borough Distributor Roads serve to link a group of Local Access Roads (such as a housing or industrial estate) to the London Distributor Network. Whilst essentially local in nature, and often with residential and other properties directly accessing onto the highway, further direct accesses for certain types of development may not be appropriate. Some are designated as ‘B’ or ‘classified unnumbered’ roads in the national classification, and if that is so, then new accesses to properties along them will require planning permission.

2.77

Borough Distributor Roads have been divided into two categories, namely restricted and unrestricted. The majority of the Borough Distributor network fall within the Heavy Goods Vehicle (HGV) Ban Zones where goods vehicles over 7.5 tonnes are not permitted, except for access and therefore are classified as restricted. It is the Council’s intention, subject, where necessary, to the agreement of neighbouring local authorities, that most of the Borough Distributor Road network should eventually become restricted by the introduction of further HGV Ban Zones or width restrictions. Some Borough Distributors will, however, remain unrestricted, as they are required as through routes around the Ban Zones.

2.78

All other roads in the Borough are Local Access Roads. Most of these will be residential in character, and can be expected increasingly to be the subject of a priority change, so that pedestrians and cyclists have priority over motorised traffic. Traffic calming measures and other traffic management techniques will be appropriate in many cases. All Local Access Roads are subject to the same HGV ban as restricted Borough Distributor Roads.

Top

London-Wide Transport Investment

ST4

THE COUNCIL WILL IMPLEMENT THE PROVISIONS OF THE LONDON BUS PRIORITY NETWORK AND THE LONDON CYCLE NETWORK IN PARTNERSHIP WITH THE RELEVANT AUTHORITIES. THE COUNCIL WILL ENCOURAGE INVESTMENT IN THE RAIL NETWORK, AND WILL IMPROVE THE LONDON OUTER ORBITAL PATH AND CAPITAL RING STRATEGIC WALKING ROUTES AS RESOURCES PERMIT. OTHER MEASURES WILL BE PURSUED THAT ENCOURAGE INCREASED SWITCHING TO NON-CAR MODES OF TRANSPORT AND BETTER INTEGRATION OF DIFFERENT MODES, AS SET OUT IN THE LOCAL TRANSPORT STRATEGY.

2.79

Essential to the achievement of Harrow's Local Transport Strategy is the creation of a realistic alternative to motor car use. This involves progressing towards the creation of high quality networks for public transport users, cyclists and pedestrians as an incentive to travel by these modes. These positive measures complement the restrictions to car use which are put in place when traffic and parking management measures are implemented. Such incentives to travel by means other than the car need to be comprehensive to be effective, and involve whole routes and networks. Since these do not end at Borough boundaries, the Council will develop and seek finance for the London Bus Priority Network and London Cycle Network with its partners, Transport for London (TfL), West London Leadership; bus operators, train operators; Network Rail(on integration of services and interchange issues), and neighbouring local authorities. Routes additional to those in the two Networks, as set out in the Local Transport Strategy, will also be pursued.

2.80

The London Bus Priority Network is a network of routes along which comprehensive, whole route, improvements are carried out to benefit buses. These improvements can include bus lanes, bus priority at junctions, a review of parking restrictions, waiting environment improvements, kerbing changes at bus stops to allow for level access to low floor buses; etc. The London Cycle Network is a defined London-wide network on which cycle routes are signed and marked out, ideally as off-road routes, but where this is not possible, on the highway. It is a strategic network, co-ordinated across Borough boundaries, and it links residential areas with major centres of employment, retailing, leisure and transport interchange across the capital. Both Networks are being implemented with central government finance, and via inter-Borough co-operation.

2.81

Text Map 13 shows the major recreational routes identified by the London Walking Forum, a London-wide alliance of local authorities, walkers’ and community groups. The two key routes are the London Outer Orbital Path (LOOP), a section of which runs through Harrow’s Green Belt, and the Capital Ring, another London orbital route which runs inboard of the LOOP. A small section of this runs through the Borough at Harrow on the Hill/Sudbury Hill. As resources permit, the Council will improve the quality of these and linking routes, seeking funding from appropriate sources. Improvement of the routes will be linked to the Council’s Local Walking Strategy.

2.82

A key objective will be to ensure that none of these networks is developed in isolation from the others. The aim is to create good (i.e. safe and convenient) interchange facilities between different modes of transport at as many appropriate points as are realistically feasible, to achieve an attractive network where it is possible to transfer easily and conveniently from one mode of transport to another.

Top

London-Wide Traffic Restraint Proposals

ST5

THE COUNCIL SUPPORTS THE INTRODUCTION OF WORKPLACE PARKING CHARGES AND/OR ROAD USER CHARGES IN PRINCIPLE, AS APPROPRIATE MEASURES FOR SECURING ROAD TRAFFIC RESTRAINT, BUT ONLY IF THEY ARE PART OF A COMPREHENSIVE SCHEME INTRODUCED CONSISTENTLY THROUGHOUT ALL GREATER LONDON AND RELEVANT PARTS OF NEIGHBOURING COUNTIES, AND IN CONJUNCTION WITH MAJOR INVESTMENT IN MEASURES TO IMPROVE SIGNIFICANTLY THE RELIABILITY, PERFORMANCE, QUALITY AND EXTENT OF PUBLIC TRANSPORT SERVICES.

2.83

Workplace parking charges and road user charges are very powerful tools in the regulatory toolkit available to restrain car usage. However, any scheme for their introduction will have to be very carefully planned, because they also have the potential to cause major economic harm and exacerbate inequality, contrary to the principles of sustainable development, including social inclusion. The introduction of charges is likely to cause firms to move to areas where they are not in force, or are lower. Therefore, a comprehensively planned approach is required so that at least the Greater London area, and an area around it, is the subject of a comprehensive scheme (particularly for workplace parking charges). There must be realistic options for travelling by modes other than the car, so that there are ways of avoiding being charged, otherwise the charge would become an additional, unacceptable tax, stultifying the economy. Significant improvements to the quality of the public transport network would need to include the creation of new bus routes in residential areas, as well as increases in the frequency and reliability of existing ones.

Top

Housing Provision and Housing Need (Date of deletion 28th September 2007)

SH1

THE COUNCIL WILL SECURE THE PROVISION OF ADDITIONAL HOUSING, INCLUDING AFFORDABLE HOUSING, TO MEET THE NEEDS OF PROSPECTIVE OCCUPANTS THROUGH NEW DEVELOPMENT AND BY MAINTAINING THE EXISTING STOCK. THE COUNCIL IN DECIDING APPLICATIONS FOR NEW HOUSING DEVELOPMENTS WILL TAKE INTO ACCOUNT:-

THE OVERALL HOUSING NEEDS OF LONDON;

THE POTENTIAL FOR THE PROVISION OF 6620 ADDITIONAL HOUSING UNITS IN THE PERIOD 1ST JANUARY 1997 TO 31ST DECEMBER 2016 AS INDICATED IN THE 1999 HOUSING CAPACITY STUDY;

THE NEED FOR EFFECTIVE USE OF PREVIOUSLY DEVELOPED LAND AND EMPTY PROPERTY;

THE NEED FOR THE PROPOSAL TO MEET OTHER SUSTAINABILITY OBJECTIVES, INCLUDING ACCESS BY NON-CAR MODES TO LOCAL FACILITIES AND EMPLOYMENT;

THE NEED FOR THE PROVISION OF APPROPRIATE LEVELS OF AFFORDABLE HOUSING INCLUDING KEY WORKER ACCOMMODATION AND SHARED OWNERSHIP ACCOMMODATION;

THE NEED TO PROTECT AND SAFEGUARD THE CHARACTER AND AMENITY OF SURROUNDING RESIDENTIAL AREAS; AND

THE DESIRABILITY OF REDUCING THE COST OF THE OPERATION OF DWELLINGS THROUGH ENERGY EFFICIENCY MEASURES.

THE COUNCIL WILL AIM, THROUGH A VARIETY OF DIFFERENT SOURCES, TO SECURE AN ANNUAL AVERAGE OF AT LEAST 330 ADDITIONAL HOUSING UNITS IN THE 10-YEAR PERIOD FROM THE DATE OF ADOPTION OF THE PLAN.

2.84

Additional housing provision is required to meet a wide range of housing need and demand. There is continuing population increase and growth in the numbers of households requiring housing in both London as a whole, and Harrow in particular. Because of its attractiveness, the Borough is faced with on-going housing demand from people outside the Borough, as well as housing needs and demand from Borough residents. The Council recognises that the Borough’s economic welfare and maintenance of quality public services is dependent on sufficient housing being available for key workers, whilst continued provision of affordable housing will help secure sustainable communities in the Borough. Such housing will include social rented and shared ownership accommodation.

2.85

PPG3 requires Local Planning Authorities to derive a housing provision figure from a capacity based study. The 1999 LPAC Housing Capacity Study fulfils this requirement. The results are reflected in the Policy SH1 (Criterion B). However, the London Plan sets out the distribution of provision between Boroughs. Therefore the level of provision indicated in the Policy will be kept under review. It is anticipated that all new housing provision in the foreseeable future will be built on previously developed land.

2.86

New housing in the Borough will be secured from a variety of sources, as reflected in the Housing Capacity Study. Increasingly development has not only involved recycled urban land, but also recycled urban buildings such as vacant units over shops, disused offices and residential conversions, and this will continue to be encouraged in appropriate circumstances. In order to protect greenfield sites and open space in the Borough, new building will be concentrated on previously developed sites, and maximised by securing the most efficient and effective use of this. Reflecting the approach to maximising additional housing provision set down in RPG9 and the London Plan, the Council will aim to exceed the total capacity estimate of 6,620 additional units in the period 1st January 1997 – 31st December 2016 (Table 13 – 1999 London Housing Capacity Study). Monitoring of development activity will indicate whether a revised figure in excess of 6,620 units is achievable. The results of the 2004 London Housing Capacity Study will inform an early revision of the figure and indicate whether the figure included in the London Plan is appropriate. Maximising housing provision on sites being brought forward for development will go some way to alleviating a continued unsatisfied demand in all sectors, whilst also achieving full and effective use of land. This reflects the emphasis placed by PPG3 on the importance of the sequential test for new housing and favouring the re-use of previously developed land and buildings. Reduced parking or car free developments can in some cases help to increase density. This approach will be pursued in areas which are well served by public transport.

2.87

The London Plan requirement for Harrow to provide a minimum of 6,620 additional dwellings in the twenty-year period 1997-2016, equates to an annual average of at least 330 dwellings. The 1999 Housing Capacity Study identified a range of potential sources of housing provision, and a number of policies promoting suitable provision from these sources have been included in the Plan. The Council considers that the annual average of at least 330 additional housing units can be secured in the 10-year period from the date of adoption of the Plan. On-going monitoring of housing provision under the ‘plan, monitor and manage’ approach has informed, and will continue to inform, the Council of the ways in which it is maximising housing provision through a variety of sources. Such monitoring also assists the Council to identify those sources which might help exceed the annual average figure. The range of policies in the Plan meets the requirements of the London Plan and PPG3. With regard to existing housing, there are also policies to resist the loss of residential land and buildings, to ensure that there is effective use and maintenance of property there are policies on empty homes and maintenance and improvement, whilst more effective use of land and buildings is to be secured through encouraging higher residential densities in appropriate locations.

2.88

In addition to the sources outlined above, proposal sites including residential development have been identified on the Proposals Map. The Council is also very mindful of the Government’s increased emphasis on the requirement for local planning authorities to have an up-to-date review of employment land (consultation paper on proposed change to PPG3 – July 2003). The Council considers that it generally meets this requirement as such an exercise was undertaken in formulating the policies in the Plan.

2.89

The Council acknowledges that the provision of additional housing should be assessed against the possible requirements for additional school facilities, higher educational establishments, medical facilities of all types, recreational and leisure facilities and shopping facilities. A balance between housing and other complementary land uses needs to be achieved in order to move towards a more sustainable land use pattern. The Council accepts that the ability of the Borough to achieve the figures set out in the Capacity Study may be influenced by the fact that some sites identified for housing purposes may also be suitable for other important land uses, such as community facilities, institutional facilities and other land uses.

2.90

Whilst a positive approach to housing is being emphasised, the Government has asked Boroughs to balance the need for housing with the objective of protecting the environment and safeguarding amenity. The Council therefore takes the view that new housing proposals, including extensions, should take account of economic, environmental and social factors. This would ensure the provision of homes which is consistent with the principles of sustainable development. Since the majority of property is in a satisfactory or good physical condition it is in keeping with these principles to ensure that the stock is maintained in this state. Therefore the Council considers it appropriate that, where the quality of the residential stock is generally good, there should be a presumption in favour of its protection.

2.91

The need for energy conservation, waste minimisation and sustainability has become an important consideration in residential development. The Council is not only keen to increase housing developments but to ensure that the standard of design, quality and types of housing assist in achieving the overall objective of promoting sustainable communities. In pursuance of this objective the Council will encourage development which optimises building design, renewable energy, natural lighting and the orientation of buildings. The energy efficiency and overall environmental performance of developments can be optimised utilising building design, layout and orientation, to minimise energy use, and by incorporating other features, such as renewable energy technologies and natural lighting and ventilation. The Council wishes to encourage such development.

Top

Housing Types and Mix (Date of deletion 28th September 2007)

SH2

THE COUNCIL WILL ENCOURAGE THE PROVISION OF A RANGE OF TYPES AND SIZES OF HOUSING TO MEET THE NEEDS OF ALL RESIDENTS, TO ENHANCE SOCIAL INCLUSION AND PROMOTE MIXED AND BALANCED COMMUNITIES.

2.92

In applying this policy, the Council acknowledges that site specific considerations, marketability and viability might well affect the extent to which the policy aims could practically be advanced in each individual case.

2.93

The need for a choice of new housing available to a variety of household types has been emphasised in PPG3. The Council agrees with the principles enshrined in PPG3 regarding provision of greater choice and avoiding the danger of using housing to reinforce social distinction. Housing needs and demand in the Borough vary considerably according to individual circumstances and household sizes. The Council’s policy, in addition to general housing needs, aims to meet the need of special groups by encouraging the provision of accommodation for all household sizes.

2.94

There are indications that a large proportion of future households will contain one or two persons. However, there is a need to strike a balance between the demands for accommodation for smaller households and the need to ensure a mixed/balanced community by retaining the stock of the existing larger houses, which are suitable for occupation by larger households. It is important for new developments to cater for different households and provide a wide range of types of housing which will ensure greater flexibility. In view of changing circumstances in Harrow, providing for a wide range of housing needs is essential, including the needs of ethnic minorities, large families, couples, single people and those on low incomes. In addition, there is a need to cater for specific housing needs, such as those of single parent families, homeless people and overcrowded households.

Top

Development and the Borough’s Regeneration Strategy

SEM1

THE COUNCIL WILL PURSUE THE REGENERATION OF THOSE AREAS OF THE BOROUGH WHERE INVESTMENT IS REQUIRED AND WILL SUPPORT PROPOSALS WHICH CONTRIBUTE TO THE REGENERATION OF THOSE AREAS. THIS WILL INCLUDE SUPPORTING BUSINESSES IN THE BOROUGH BY PROTECTING LAND AND BUILDINGS SUITABLE FOR EMPLOYMENT USE FROM LOSS TO OTHER USES.

2.95

The Council is keen to see an holistic approach to improving those parts of the Borough which currently experience higher levels of unemployment, poor housing, social exclusion and environmental decline sufficient to give cause for concern, and to encourage training and job opportunities in growth industries. A Regeneration Strategy and Action Plan was adopted by the Council and its partners in 1999, and the Action Plan is reviewed and updated annually. The Strategy sets out the vision, strategy and area-based programmes for a partnership of agencies, including the Council, to achieve, transport, training, housing and business promotion actions as well as land use based improvements. Proposals which are not specifically set out in the Action Plan, but which would contribute to achieving its aims, are likely to be considered favourably. As well as promoting regeneration, the Council wishes to promote sustainable development. There are possible adverse impacts associated with some types of regeneration projects, particularly the generation of traffic, and the Council will require that the most sustainable solution to coping with the traffic generated is sought.

2.96

In the specific context of employment, regeneration involves supporting and retaining existing businesses as well as encouraging new ones. The limited amount of land for employment use in the Borough means that land and buildings suitable for such use need to be protected. When one business vacates a site, that site should be retained for employment purposes for the benefit of new businesses. Loss of land from employment use means that fewer jobs can be located within the Borough, so residents have to travel further a-field to work. Forcing local people to travel further to seek employment increases their travel costs and disadvantages those on lower incomes. Local job creation and retention also helps to support other parts of the local economy, as firms buy from local suppliers and employees buy from local shops, etc. The only exception to the retention of employment land may be where small sites, undesignated by the Council (see Policy EM15), are not viable for continued employment use, or would create significant amenity problems for surrounding residents.

Top

Hierarchy of Town Centres

SEM2

A TOWN CENTRE HIERARCHY HAS BEEN ADOPTED COMPRISING HARROW METROPOLITAN CENTRE, DISTRICT CENTRES, LOCAL CENTRES, LOCAL PARADES AND SHOPS. THE COUNCIL WILL PROMOTE AND SUSTAIN THE HEALTH OF TOWN CENTRES AND LOCAL PARADES. PROPOSALS WHICH PREJUDICE THEIR VITALITY AND VIABILITY WILL BE RESISTED.

2.97

The term “Town Centres” denotes, collectively, Harrow Metropolitan Centre, the District Centres and the Local Centres. The hierarchy reflects the London Plan. Harrow Metropolitan Centre, District and Local Centres and local parades/shops provide the major locations for shopping and office employment in the Borough. The hierarchy is shown on the Proposals Map. The Town Centre hierarchy is not a rigid assessment of the differing sizes and strengths of individual centres. It is acknowledged that the position of a centre in the hierarchy may change in time, according to the relative health of its retail and other town centre functions, or as they adapt to emerging trends and roles. The Council regularly monitors the health of all the town centres, in order to gain early warning of any problems, and address them. However, a change in the functions of the centre could still occur, after consultation, including with local community organisations, and the Council will consider reclassifying a centre if this would be beneficial to its vitality and viability. For example, housing could be a beneficial use to take the place of some retail units once a permanent and structural reduction in the retail element has been identified. The Council proposes to keep the hierarchy under review and modify it if necessary.

2.98

Harrow is one of ten Metropolitan Centres identified within Greater London as strategic centres with shopping, employment, cultural and administrative roles. The catchment area of Harrow Metropolitan Centre extends beyond the confines of the Borough boundary, drawing shoppers, workers and those seeking entertainment from a wide area, assisted by good public transport links allowing easy access. The Council will, with its partners, strive to improve the facilities within the centre so as to ensure that the Centre adapts to changing needs.

2.99

Local parades and shops play an important role in maintaining local community interest and provide basic shopping facilities to residents, including people with restricted mobility. Town centres can also act as foci for regeneration, because of the opportunities for different activities to take place there, to their mutual benefit. Wealdstone is one town centre where a comprehensive assessment of land uses and activities has taken place in preparation for bringing forward proposals for regeneration.

2.100

Some centres are shared between two or more administrative areas (Burnt Oak with Brent and Barnet; Edgware with Barnet; Sudbury Hill with Ealing; Kenton and Kingsbury with Brent London Boroughs). Liaison regularly takes place with these authorities to ensure that their policies and designations result in a co-ordinated approach for those centres.

2.101

A considerable amount of expenditure on shopping in the Borough now takes place either in the Metropolitan Centre, Harrow, or in the superstores or retail warehouses. Some of the latter lie within, or on the edge of District or Local Centres and help to maintain the vitality and viability of these centres. However, the competitiveness of District and Local Centres, especially those without the benefit of a major superstore, has been declining in recent years. In order to ensure their continued health, the Plan’s policies reflect Government policy in PPG6 by allowing other uses appropriate to town centres, particularly at their periphery. This will help to increase the numbers of people visiting those centres, and ensure the continued viability and vitality of remaining retail units.

2.102

The Town centres are not, however, purely retailing centres. Government guidance is to promote diversity in centres by encouraging mixed-uses. Developments could include: housing; leisure; educational; employment (usually those within the B1 Use Class); cultural; administrative; and healthcare uses. This list is not exhaustive, and other uses could be appropriate. The net effect of encouraging this diversity is to introduce greater activity into the town centre, leading to mutual benefit. For example, further housing will provide more potential customers for the existing shops, whilst the shops themselves provide a convenient, local facility to those residents. The opportunity to visit a number of destinations - for example, the shops, the doctor, the library - in one trip, all in a location easily accessible by all modes of transport, will lead to fewer trips in general, and journeys by car in particular. This is in line with the Government's aim of promoting more sustainable lifestyles.

2.103

Diversity is important to the future of the District and Local Centres, as well as the Metropolitan Centre, as they face competition from superstores. The Council will be preparing Town Centre Strategies for the enhancement and development of the Metropolitan Centre and for certain District and Local Centres.

Top

Proposals for New Employment-Generating Development (Date of deletion 28th September 2007)

SEM3

THE COUNCIL WILL CONSIDER FAVOURABLY PROPOSALS FOR EMPLOYMENT-GENERATING USES IN SUITABLE LOCATIONS WITH GOOD ACCESS BY MODES OF TRAVEL OTHER THAN THE CAR. THE COUNCIL MAY REQUIRE THAT ACCESS BY MODES OF TRAVEL OTHER THAN THE CAR IS IMPROVED.

2.104

New business and industrial development in suitable locations other than established places of employment is to be encouraged where these are accessible by public transport. This will help to maximise the opportunities available to Harrow’s resident workforce, and foster the Borough’s economic health. Concentrating on the needs of the local workforce will help to achieve London-wide strategic employment aims. Retail or leisure developments sited in suitable locations can also contribute to the regeneration of certain areas. It is an objective of the Plan to increase the range and number of jobs.

2.105

However, the construction of new employment-generating development should not be at the expense of an unacceptable impact on the environment. Possible detrimental effects can take many forms. New employment development in some locations might result in adverse effects on the surrounding road network, with delivery vehicles and employees’ cars attempting to gain access, causing unacceptable levels of congestion and nuisance. Adequate servicing and good road access are therefore essential prerequisites for new business, industrial and warehousing development.

2.106

Good public transport provision nearby, giving access to a wide area, will assist in limiting congestion by reducing the numbers driving to work. Improving access by foot and by cycle will also help to achieve this, especially from surrounding residential areas where employees may live. Where it is appropriate, the Council will require that the developer make improvements to the access arrangements and/or put in place arrangements to restrict car use by employees, such as by the preparation of a Travel Plan.

Top

Open-Air Leisure and Sporting Activities (Date of deletion 28th September 2007)

SR1

LAND FOR ACTIVE AND INFORMAL OPEN-AIR LEISURE AND SPORTING ACTIVITIES, INCLUDING PLAYING FIELDS, WILL BE PRESERVED AND WHERE POSSIBLE IMPROVED, PARTICULARLY WHERE STRATEGIC OPEN SPACE NEEDS CAN BE MET OR WHERE THERE IS A LOCAL DEFICIENCY. THE COUNCIL WILL ENCOURAGE USE BY ALL SECTIONS OF THE COMMUNITY.

2.107

Parks and open spaces are an important part of community life, providing opportunities for people to enjoy organised recreation, informal leisure pursuits and contact with nature. They contribute to the attractive, open character of the Borough. The Council attaches considerable importance to the retention of adequate recreational open space and considers that neither neglect nor lack of use are acceptable grounds for change from open recreational use since a fall in demand for a certain open space or leisure activity at one time does not preclude a rise in demand in future. In view of the current rise in residential development and the population increase in the Borough, the Council will endeavour to protect all valuable open spaces to allow for future community needs, as once it is lost it is difficult to replace.

2.108

Compared with some London Boroughs, Harrow is well provided for in terms of open space and outdoor recreational facilities. Nevertheless, provision of outdoor recreational space falls below the National Playing Fields Association’s recommended minimum of 2.4 hectares (6 acres) per thousand population. The Council has identified areas lacking in public open space and will identify sites for additional provision of open space. The Council recognises that some open space fulfils a strategic role, in that it is used by people living outside the Borough. In accordance with the Mayor’s Guidance on Producing Open Spaces Strategy, consideration will be given to open spaces within 1km of the borough boundary when assessing availability to facilitate cross boundary planning protection of such sites.

2.109

The Council is committed to improving access to open space with amenity, recreational or nature conservation value, while at the same time ensuring that such space is protected from damage that might arise from increased use. Any increase in public access to sites will be monitored carefully, and where necessary measures taken to minimise conflict. It may not be appropriate to increase public access to all sites and in some instances partial or restricted access, for example, at a particular time or by arrangement, may be sought. Accessibility for disabled persons will be examined to ensure compliance with the Disability Discrimination Act (DDA).

Top

Arts, Cultural, Entertainment, Tourist and Recreational Activities

SR2

PROVISION AND IMPROVEMENT OF ARTS, CULTURAL, ENTERTAINMENT, TOURIST AND RECREATIONAL FACILITIES WILL BE ENCOURAGED. FACILITIES PROPOSED SHOULD BE:-

ACCESSIBLE TO ALL;

ACCEPTABLE IN TERMS OF THEIR ENVIRONMENTAL IMPACT, ON RESIDENTIAL AMENITY, WILDLIFE, AND TRAVEL TO AND FROM THOSE FACILITIES; AND

LOCATED ACCORDING TO THE FOLLOWING CRITERIA:-

HIGH INTENSITY ACTIVITIES SHOULD BE LOCATED IN TOWN CENTRES OR OTHER AREAS OF GOOD PUBLIC TRANSPORT ACCESSIBILITY.

LOW INTENSITY ACTIVITIES OR ACTIVITIES THAT REQUIRE LARGE AREAS OF OPEN LAND BUT FEW BUILDINGS, SUCH AS GOLF COURSES, SPORTS PITCHES AND RIDING STABLES, MAY BE LOCATED WITHIN THE GREEN BELT AND METROPOLITAN OPEN LAND, PROVIDED THESE DO NOT CONFLICT WITH GREEN BELT AND METROPOLITAN OPEN LAND AIMS.

FOR OTHER TYPES OF ACTIVITY (THOSE NOT COVERED BY THE ABOVE) PREFERENCE WILL BE GIVEN TO LOCATIONS EASILY REACHED BY PUBLIC TRANSPORT, WALKING OR CYCLING.

2.110

The Council will encourage the development of a range of arts, cultural, entertainment tourist and recreational facilities for the benefit of the Borough's residents, workers and visitors. Developments will be sought that contribute to the Borough's overall attractiveness and complement existing facilities. The Council will ensure that proposals comply with other policies, particularly on environment, transport, accessibility and equal opportunities. Planning, design and management of facilities should meet the needs of all sections of the community. In assessing environmental impact, regard will be given to such matters as external appearance, siting, the amenity and nature conservation value of the area and transport impact.

2.111

To encourage more sustainable travel patterns (more walking, cycling and use of public transport) and to widen access to facilities to people with mobility difficulties or without access to a car, a Borough-wide distribution of arts, leisure and recreational facilities in appropriate locations is sought. Siting leisure uses in town centres can help maintain the vitality of the centre. PPG17 advises Local Planning Authorities to give sympathetic consideration to applications for intensive use sports facilities while giving full weight to the amenity of the area, the wishes of local residents and proximity to public transport. Formal leisure facilities should be located where possible in built up areas.

2.112

For the purposes of applying criterion C) of the above policy, high intensity activities include uses that require a substantial building, or buildings, have large numbers of visitors and frequent activity, such as theatres, cinemas, bowling alleys, skating rinks, night clubs, sports centres and swimming pools. Low intensity uses are quiet, casual, informal or passive activities, such as picnicking, horse riding, walking and cycling. Activities that require small buildings, but are subject to continuous or intermittent use by large numbers of people, e.g. community halls, small scale indoor sports facilities should be located in built up areas, in locations easily reached by public transport, walking or cycling.

Top

Provision of Community Services (Date of deletion 28th September 2007)

SC1

THE COUNCIL WILL SEEK TO ENSURE THE PROVISION OF APPROPRIATE AND ACCESSIBLE COMMUNITY SERVICES AND FACILITIES TO MEET THE NEEDS OF ALL WHO LIVE, WORK IN OR VISIT THE BOROUGH.

2.113

Adequate and accessible services and facilities, such as shops, schools, community or religious buildings, health services, recreation facilities, open space, community protection and emergency services etc are all the hallmarks of a more sustainable community. The land use implications of community services are difficult to assess, particularly in the light of recent changes in legislation and restrictions on finance. The Council wishes to ensure that adequate community, social and health services are provided to meet the needs of the Borough’s population. There is a variety of facilities already available within the Borough, but pressure for more provision is likely to occur during the Plan period. The provision of additional facilities should be catered for without any adverse environmental impact.

Top

Implementation and Resources

SI1

THE COUNCIL WILL SEEK TO ENSURE THAT THE NECESSARY RESOURCES ARE ATTRACTED THAT SECURE THE EFFECTIVE IMPLEMENTATION OF POLICIES AND PROPOSALS IN THE PLAN.

2.114

In preparing the policies and proposals in the Plan, the Council has taken into account a number of other Council strategies, together with those strategies with other agencies and bodies in which the Council is a partner. Of particular importance will also be the need for co-ordination and co-operation with adjoining authorities on implementing policies and proposals in the Plan. There will also be various situations where development proposals are worked up jointly with such authorities. The Council undertakes some development as part of its service departmental plans and programmes. Investment decisions by the private sector and other public sector bodies will also facilitate development during the Plan period. Much investment in the Borough will be undertaken by house owners, and appropriate resources will be needed to be secure the effective upgrading and improvement of some of the poorer quality housing stock. In implementing planning policies in relation to affordable housing provision, due regard will need to be had to the financial support available from the Housing Corporation and other sources for Registered Social Landlords to implement schemes. With regard to continued economic development, the Council, through a Regeneration Strategy and Action Plan, will promote activity through a variety of methods and agencies. The Council will continue to explore opportunities and funding for development through a variety of funding sources and partnership arrangements. These include initiatives that contribute to sustainable development undertaken by the community as part of the work of Harrow Agenda 21 Environmental Forum, the Local Agenda 21 organisation in Harrow supported by the Council.

Top

Monitoring and Review (Date of deletion 28th September 2007)

SI2

THE COUNCIL WILL REGULARLY MONITOR AND REVIEW THE EFFECTIVENESS OF POLICIES AND PROPOSALS IN THE PLAN TO ENSURE THAT IT IS KEPT UP-TO-DATE.

2.115

Local Planning Authorities are required to keep their plans under review and up-to-date. Consistent with monitoring the Borough's role in north-west London and London as a whole, the Council will ensure that due regard is paid to the policies being implemented in adjoining Local Planning Authorities, and the Mayor's emerging Spatial Development Strategy. In order to evaluate the effectiveness of the policies in the Plan, it will be essential to undertake regular monitoring of development activity and other trends affecting the environment of the Borough. Particular importance will be attached to the review of the extent to which the strategic objectives, policies and targets of the Plan are being met. Following the evaluation of available information, and taking into account other changed circumstances, such as new national and regional policy guidance, decisions will be made as to whether there is a need to alter the Plan's policies. Just as an environmental appraisal was undertaken in formulating appropriate policies to be included in the Plan, a similar appraisal process will be applied to any suggested policy changes which need to be brought forward prior to the next statutory review of the Plan. An integral part of the monitoring process will be an analysis of the rate and way in which land and buildings are brought forward for development.

Top