<< Back to Contents   PART 2 - 4. DESIGN AND THE BUILT ENVIRONMENT     PART 2 POLICIES D4 The Standard of Design and Layout D5 New Residential Development - Amenity Space and Privacy D6 Design in Employment Areas (date of deletion 28th September 2007) D7 Design in Retail Areas and Town Centres D8 Storage of Waste, Recyclable and Re-Usable Materials in New Developments (date of deletion 28th September 2007) D9 Streetside Greenness and Forecourt Greenery D10 Trees and New Development D11 Statutorily Listed Buildings D12 Locally Listed Buildings D13 The Use of Statutorily Listed Buildings (date of deletion 28th September 2007) D14 Conservation Areas D15 Extensions and Alterations in Conservation Areas D16 Conservation Area Priority D17 Article 4 Directions (date of deletion 28th September 2007) D18 Historic Parks and Gardens D19 Ancient Monuments D20, D21, D22 Sites of Archaeological Importance D23 Lighting, Including Floodlighting D24 Telecommunications Development D25 Shopfronts and Advertisements D26 Advertisements and Signs on Buildings (date of deletion 28th September 2007) D27 Free-Standing Advertisements (date of deletion 28th September 2007) D28 Advertisement Hoardings (date of deletion 28th September 2007) D29 Street Furniture D30 Public Art and Design D31 Views and Landmarks     INTRODUCTION 4.1 Design and the built environment affects us all, in our home, our neighbourhood, where we work, shop, go to school, in the leisure, social and community facilities that we use. Like most of London, Harrow is intensively developed and, although there are significant areas of open space, the built environment predominates. Much of this is residential in character, completed during the rapid suburban expansion of London during the 1920's and 30's. However, whilst suburban housing is the main built form, the character of the Borough is by no means uniform. Harrow has a rich heritage and a built environment of enormous variety, with famous landmark buildings and historic areas of national importance, as well as modern, commercial buildings in and around its town centres. They combine to create an attractive and high quality environment, which the Council is committed to maintain and enhance. 4.2 Harrow will nevertheless continue to change and evolve in response to the development needs outlined in this Plan. Much of this will be small scale and incremental - an extension to a neighbour's house, an advertising hoarding or new shop front. In other cases the amount of change will be more substantial as large sites are redeveloped or whole areas subjected to regeneration. Pressures for such development are unlikely to diminish. In particular, the need for additional housing will lead to a significant increase in the amount of residential building over the next 10 years. To accommodate these changes without the loss of valuable open space, land will have to be used more effectively, at higher densities than it has been in the past, and in a more integrated and sustainable way. Buildings themselves will also need to be more sustainable, energy efficient and capable off being easily adapted to different uses or changed circumstances. 4.3 The form, scale and location of development now envisaged will require greater attention to be paid to design and the integration of new buildings within the surrounding area. Higher design standards are essential to maintain and enhance the quality of the built environment and to protect the Borough's historic and architectural heritage. The key to this is a more flexible, design-led approach based on a thorough understanding of a site and its setting rather than the application of prescribed, Borough-wide planning standards, reflecting one of the key themes of the Urban White Paper and Urban Task Force report, and the principles advocated in the LPAC/DETR sponsored study, " Sustainable Residential Quality". 4.4 This chapter provides a framework for the consideration of the design and impact of new development and the protection and enhancement of the historic environment. It applies to residential, employment, retail and town centre areas, and includes guidance on, amongst other things, telecommunications development, street furniture, shop fronts, advertisements, public art and important views and landmarks.       NATIONAL POLICY CONTEXT 4.5 Design issues, and the role of the design considerations in planning, are covered primarily in Planning Policy Guidance Note 1: General Policy and Principles (1997), though most PPG's include some advice on design:   PPG1: General Policy and Principles (1997) - recommends that development plans should provide design advice on such matters as scale, layout and landscaping. It recognises the importance of the planning process in enhancing the built environment and encouraging high design standards.   PPG3: Housing (2000) - recognises that good design and layout can help to achieve the Government's objectives for making better use of previously developed land. It promotes good design in housing development as a way of creating high quality environments in which people want to live. The positive role of development briefs is acknowledged.   PPG6: Town Centres and Retail Developments (1996) - encourages Local Planning Authorities to base town centre strategies on an urban design analysis, providing a framework for development plan policies and development briefs for key sites. It calls for better design and co-ordination of street furniture, paving and signs, and provides design guidance on shop fronts, car parks and retail development.   PPG8: Telecommunications (2001) - sets out a framework to facilitate the development of telecommunications systems, taking account of established environmental objectives for the protection of rural and urban areas. Local Planning Authorities and Operators are advised to ensure that development is sited and designed in a way that minimises the impact on amenity, whilst respecting the need for operational efficiency.   PPG15: Planning and the Historic Environment (1994) - places emphasis on the effective protection of all aspects of the historic environment. It sets out the general presumption in favour of the preservation of Listed Buildings and includes guidance on their use, alteration/extension and demolition. The duty on Local Authorities to designate Conservation Areas and bring forward proposals for their preservation and enhancement is reinforced, and the need for policy to address the quality of townscape in its broadest sense is emphasised.   PPG16: Archaeology and Planning (1988) - sets out Government policy on archaeological remains, how they should be preserved or recorded, and gives advice on the handling of remains and discoveries under the development plan and control systems.   PPG19: Outdoor Advertisement Control (1992) - elaborates on the powers of Local Planning Authorities to control the display of outdoor advertisements in the interests of amenity and public safety. Detailed criteria governing the location, siting and design of advertisement hoardings and other poster panels are also included.       REGIONAL POLICY CONTEXT 4.6 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 chapter have been drafted in the light of the vision, objectives and strategic policy content of the Plan.       DESIGN AND BUILT ENVIRONMENT OBJECTIVES 4.7 i) To ensure that development secures the most efficient and effective use of land through good design, thereby enhancing the built environment;   ii) To promote more sustainable types and layouts of development, including mixed use development;   iii) To seek the protection and enhancement of the historic environment; and   iv) To promote more sustainable travel patterns through layouts and design, giving greater priority to pedestrians, cyclists and public transport users in appropriate cases.       PART 1 POLICIES 4.8 Strategic policies for Design and Built Environment (Policies SD1 to SD3), and reasoned justifications, are set out in Chapter 2 of the Plan. They cover the following matters:-   SD1 Quality of Design   SD2 Conservation Areas, Listed Buildings, Sites of Archaeological Importance, and Historic Parks and Gardens   SD3 Mixed-Use Development.       PART 2 POLICIES Top   The Standard of Design and Layout   D4 THE COUNCIL WILL EXPECT A HIGH STANDARD OF DESIGN AND LAYOUT IN ALL DEVELOPMENT PROPOSALS. THE FOLLOWING FACTORS WILL BE TAKEN INTO ACCOUNT WHEN CONSIDERING PLANNING APPLICATIONS FOR DEVELOPMENT:     A) SITE AND SETTING;     B) CONTEXT, SCALE AND CHARACTER;     C) PUBLIC REALM;     D) ENERGY EFFICIENCY, RENEWABLE ENERGY, SUSTAINABLE DESIGN AND CONSTRUCTION;     E) LAYOUT, ACCESS AND MOVEMENT;     F) SAFETY;     G) LANDSCAPE AND OPEN SPACE; AND     H) ADEQUATE REFUSE STORAGE.     THE COUNCIL WILL REQUIRE PLANNING APPLICATIONS FOR NEW-BUILD DEVELOPMENT TO INCLUDE A SUPPORTING DESIGN STATEMENT.       4.9 Harrow is characterised by the variety and quality of its built environment. High standards of design in all new development, including extensions to existing buildings, will protect and complement that character and add to the richness of the existing townscape. This policy and associated Supplementary Planning Guidance outline how these objectives can be fulfilled. Its purpose is to guide but not to stifle the design process. It offers a set of principles, the main aim of which is to ensure that the design of new development is considered in the context of its site and surroundings rather than rigidly applied planning standards. This design-led approach encourages innovation and imaginative new buildings that can positively contribute to the local environment. It also highlights the role of sustainable development principles in the design of all development, particularly in relation to layout, movement, energy efficient design and the use of materials. 4.10 Site and Setting: New development should contribute to the creation of a positive identity for the area through the quality of building layout and design. It should take into account the character and landscape of the locality within which it is to be built, and any notable townscape or landscape features which contribute to the character of the site and wider area. Buildings should be designed to complement their surroundings, and should have a satisfactory relationship with adjoining buildings and spaces. Development should achieve a "sense of place" and either complement the existing building form or provide a distinct character of its own. New buildings should set standards for future development, not necessarily mimicking what already exists. Sensitively designed, innovative buildings can fit in well with many settings. Open space and landscaped areas can provide an important role in design terms as well as their functional benefits. 4.11 Context, Scale and Character: All new development should have regard to the scale and character of the surrounding environment and should be appropriate in relation to other buildings adjoining and in the street. Buildings should respect the form, massing, composition, proportion, and materials of the surrounding townscape, and attention should be paid to the urban "grain" of the area in terms of building form and patterns of development. Where a particular built form contributes significantly to local character (for example, frontage widths, plot sizes, building height, massing or spaces between buildings) it should be respected in all development. Roof designs that create visual interest will be encouraged provided they do not detract from the character of the area. High buildings, whose height significantly exceeds that of surrounding developments, can make a significant townscape contribution, creating important new landmarks or focal points, especially in town centre locations. In view of their visual impact, high buildings should be of outstanding architectural quality, well related to other buildings or features nearby, contribute positively to their surroundings and avoid any adverse effect on such things as the local micro climate, services or telecommunications. Proposals for high buildings will be evaluated against the criteria set out in Schedule 4. The Civil Aviation Authority and/or the Ministry of Defence will need to be consulted on all proposed buildings over the prescribed heights in those parts of the Borough covered by the Heathrow or RAF Northolt Safeguarding Zones. Maps showing the extent of the Safeguarding Zone and the prescribed heights are available for inspection in the Urban Living Department at the Civic Centre. 4.12 Public Realm: The public realm is the visible space between buildings, and comprises the street, landscaping, building forecourts, building entrances and front elevations. Public perception of a place starts with the experience of the public realm. Traditional patterns of blocks, streets and open space should be retained where possible, or contribute to a high quality environment. Improvements to the public realm will be sought, where appropriate. 4.13 Energy Efficiency, Renewable Energy, Sustainable Design & Construction: The promotion of energy efficiency and the adoption of sustainable design principles will help reduce the overall environmental impact of development and land use in the Borough. Such matters need early consideration in the design process. Development proposals should maximise energy efficiency, and contribute to lower resource consumption, through layout, orientation, siting of windows, materials used, insulation, air movement, solar access and building design and construction. In terms of water usage, building design should minimise consumption, encourage on-site filtration and waste treatment. Development proposals should, where possible, aim to minimise waste production and/or re-use waste materials. Buildings should be designed to be flexible, adaptable and maintainable with minimal use of resources. Developers are encouraged to carry out a life cycle analysis to identify the overall environmental impact of their proposals and to take account of the Building Research Establishment's Environmental Assessment Method "BREEAM" on cost effective measures to conserve energy, reduce waste and environmental impact. The Council may use conditions to ensure that BRE recommended standards are met and that buildings are BREEAM certified. 4.14 Layout, Access and Movement: Buildings should be laid out in such a way as to encourage pedestrian movement, minimise the distance to other land uses and public transport, reduce car dependency and maintain a high level of accessibility. The layout of streets should take account of the range of different needs and offer a safe, attractive and convenient environment to all users. Whilst cars and service vehicles will need to be accommodated, traffic dominated development should be avoided and greater priority given to pedestrians, cyclists and public transport. The layout should also take into consideration desire lines, topography and access to the site and the need to accommodate emergency service vehicles. Walking through an area should be a pleasurable process of travelling between activities, and the number of people present will provide security. 4.15 The layout of buildings along the street can have a significant impact on the environment. Excessively wide roads with houses clustered around cul-de-sac and spaces do not contribute to a pedestrian-friendly environment. Cul-de-sac layouts result in higher traffic levels on feeder roads, longer, indirect routes for pedestrians, and limited visual interest. A permeable layout encourages pedestrian movement, resulting in a better used and safer environment. New development needs to be integrated with the surrounding area, with good connections to the existing network of roads and footpaths, allowing people and goods to move easily and safely from one place to another. 4.16 Much recent development, especially housing, has not created a sense of place or enclosure. Buildings are often too loosely grouped to contain spaces satisfactorily. Such layouts have often been designed to give priority to the needs of the car rather than an acceptable design solution. The Council will require development to be physically and visually integrated into its surrounding area. 4.17 Parking spaces within new developments should be located as close as possible to the buildings they serve, especially in the case of residential development. If this is not possible, then small groups of off-street parking spaces with good linkages to the housing should be provided. Car parking should be considered as an integral part of the overall design of a development, and spaces located conveniently to the building they serve. However, this should not be at the expense of secure and convenient access by other transport modes. Parking space within residential curtilages should be sited to minimise its visual intrusion and suitable landscaping and boundary treatment provided to ensure that parked cars do not dominate the streetscene. Where off-street or courtyard parking is provided, bays should be located in small groups, overlooked by adjoining buildings and passing pedestrians, with good linkages to the housing. Road design will need to ensure that inappropriate car parking is discouraged so that continuous access for emergency and other essential vehicles is maintained. 4.18 Developments should integrate within the existing street layout and contribute to a continuous pedestrian network. Existing building lines should be maintained and new building frontages should create clearly defined edges. Care should be taken at ground floor level to integrate the building into the street scene. Entrances should be clearly defined and, wherever possible, direct access should be from the street. Active frontages, incorporating shop fronts or doors, and development capable of supporting a mix of uses, will be encouraged. Buildings that back on to roads or other public spaces reduce opportunities for natural surveillance and can spoil the visual quality of an area. All buildings should be fully accessible to all users. 4.19 Safety: Opportunities for crime can be discouraged by the layout of development. Well used streets and public spaces overlooked by adjacent property can help to create a secure and welcoming environment and make crime more difficult to commit. Crime prevention should be integral to the initial design process. Solutions that increase surveillance and public usage will be favoured over physical measures intended to prevent access. 4.20 Buildings should be orientated to provide natural surveillance of the surrounding area and ensure a clear demarcation between public and private space. Roads, footpaths and cycleways should be well lit and direct, with good visibility, and long blank walls and blind alleyways should be avoided. There should be no unobserved access to the rear of buildings. Landscaping can also be used positively to provide physical barriers to insecure boundaries but care should be taken to avoid the creation of blind spots and hiding areas. 4.21 Landscape and Open Space: The Council will seek to ensure that development takes account of existing ecological factors on a site, and includes a high standard of planting design and use of a wide variety of paving materials and street furniture. Planting design and hard landscaping can serve a variety of purposes including providing an aesthetic setting, reducing maintenance, providing habitats and reducing air and noise pollution. The incorporation of appropriate landscaping can significantly improve the quality and appearance of new development, integrating it within the wider landscape. 4.22 Landscaping should be considered as part of the overall design of a site. "Left over" areas can be eliminated by good initial design. The layout of development should, where possible, be designed around existing vegetation, retaining any landscape feature that contributes to the character of the site. Replacement planting will be required as needed. New tree planting will be encouraged and the loss of existing trees will be resisted. 4.23 Both formal and informal open spaces should be provided in large sites to create an appropriate setting and recreational amenity for new development. Existing open spaces and playing fields should be protected and enhanced where necessary, and new residential development should include sufficient open space and recreation provision to meet the needs of the local population. 4.24 Refuse Storage: Provision must be made for bin and refuse storage, and goods to be recycled, in proposals for new development. This must be included in such a way to minimise its visual impact while providing a secure and convenient facility for occupiers and collection. 4.25 Supplementary Planning Guidance will be prepared to elaborate on each of the design factors outlined above. Where appropriate, site specific development briefs will also be prepared, in conjunction with landowners or other interested parties, to clarify any policy issues or to provide more detailed guidance on particular site characteristics or design requirements. 4.26 A supporting Design Statement should be submitted with planning applications for new development to reflect how well the design has been thought through, and should also explain how the proposal relates to its context. The level of detail included within the Design Statement will depend on the size of the proposal but, as a minimum, proposals for new buildings should be accompanied by drawings which clearly show their relationship to adjoining buildings and spaces, in both plan and elevation, together with a written explanation of the design approach. Illustrative material, including models, computer aided illustrations or artists impressions, aid consideration and may be required for larger scale developments. Guidelines on the design of residential extensions are included in Supplementary Planning Guidance - "Extensions - A Householder's Guide". Top   New Residential Development - Amenity Space and Privacy   D5 NEW RESIDENTIAL DEVELOPMENT SHOULD:-     A) PROVIDE AMENITY SPACE WHICH IS SUFFICIENT:-       1) TO PROTECT THE PRIVACY AND AMENITY OF OCCUPIERS OF SURROUNDING BUILDINGS;       2) AS A USABLE AMENITY AREA FOR THE OCCUPIERS OF THE DEVELOPMENT; AND       3) AS A VISUAL AMENITY.     B) MAINTAIN ADEQUATE SEPARATION BETWEEN BUILDINGS AND DISTANCE TO SITE BOUNDARIES IN ORDER TO PROTECT THE PRIVACY AND AMENITY OF OCCUPIERS OF EXISTING AND PROPOSED NEW ADJOINING DWELLINGS. PROPOSALS SHOULD PROVIDE SPACE AROUND BUILDINGS TO REFLECT THE SETTING OF NEIGHBOURING BUILDINGS; AND     C) ENSURE THAT THE AMENITY AND PRIVACY OF OCCUPIERS OF EXISTING AND PROPOSED DWELLINGS IS SAFEGUARDED.   IN OR ADJACENT TO TOWN CENTRES, IT MAY BE ACCEPTABLE TO PROVIDE FLATS WITH ONLY LIMITED EXTERNAL AMENITY SPACE. IN SUCH INSTANCES ALTERNATIVE PROVISION SUCH AS BALCONIES, ROOF GARDENS OR INTERNAL COMMUNAL AREAS WILL BE SOUGHT.       4.27 The design and layout of new residential development is important to the overall character of the Borough. New residential development should be in accordance with Policy D4 and Sustainable Residential Quality principles, taking account of the relationship between new dwellings and the impact of the proposed development on existing dwellings. Where proposals affect the amenity or privacy of an adjoining property, the general quality of privacy in the surrounding area will be taken into account, along with the significance of loss of amenity or privacy to the adjoining property. 4.28 Amenity space can form a 'visual' amenity setting for buildings and/or form a 'usable' amenity area in the form of gardens or private communal areas. New residential development should provide sufficient usable amenity space for residents. There should be a clear definition between private amenity space and public space. Blocks of flats, particularly in and around town centre locations, require 'visual' amenity space in the form of a landscaped setting. Private balconies, roof gardens and internal communal areas can provide an effective form of private amenity space for people in flats. However, the siting and design of balconies should minimise any overlooking of neighbouring properties. 4.29 The Council will seek to protect the existing privacy of residents. There should be adequate space between existing and new dwellings to ensure that the amenity and privacy of adjoining dwellings is maintained. New proposals for residential development should provide adequate levels of privacy in the main habitable rooms, and should take into account facing windows of habitable rooms of existing buildings. This will ensure the privacy of the occupiers of existing and proposed residential development. Sunlight and daylight are highly valued elements of a good quality living environment. The siting or projection of any new building or extension in relation to an existing property should not cross a 45 degree line as measured from the corner/edge of the neighbouring property. The Council will seek to ensure good standards of privacy within new development sites. 4.30 The form and amount of usable amenity space that should be provided in new development will depend on the character of the surrounding area and the configuration of the site. General levels of privacy in the immediate area will be taken into account. For example, it would be taken into consideration whether new dwellings would be backing onto open space, or surrounded by tightly constrained houses with small rear gardens. In considering the form and amount of usable amenity space the Council will not be seeking to ensure that they meet any minimum or maximum standard. Each case will be assessed, taking account of the general standard of amenity in the surrounding area. In some instances, new development may offer the opportunity to achieve an improvement in privacy standards of the surrounding area. The design, as well as the proximity, of developments can also affect adjoining gardens. Further guidelines will be included in Supplementary Planning Guidance. Top   Design in Employment Areas (Date of deletion 28th September 2007)   D6 DEVELOPMENT IN EMPLOYMENT AREAS SHOULD COMPLY WITH POLICY D4 AND TAKE ACCOUNT OF THE DESIGN AND LAYOUT OF BUILDINGS, PLANTING AND HARD LANDSCAPING, PEDESTRIAN AND VEHICULAR CIRCULATION, VIEWS WITHIN AND INTO THE AREA AND THE RELATIONSHIP TO ADJOINING RESIDENTIAL DEVELOPMENT.     4.31 All development in employment areas should be built to a high standard of design, and should not have an adverse impact on the surrounding environment or infrastructure. Many of the employment areas in the Borough directly abut residential areas. The environment of employment areas needs to be maintained to a high level if they are to compete with other locations. When seen from the surrounding area, employment development should have a clear design treatment of its boundary, clear and defined entrances, and a skyline and roofscape appropriate to the area. High buildings must be carefully designed to take account of the character, appearance and function of the surrounding area and the need to protect important views and landmarks. Particular attention should be paid to the boundaries of the development and its relationship with adjoining uses, including improving pedestrian links and access by non-car modes. Top   Design in Retail Areas and Town Centres   D7 NEW BUILDINGS IN TOWN CENTRES SHOULD COMPLY WITH POLICY D4 AND WILL BE EXPECTED TO CONTRIBUTE TO THE PUBLIC REALM, BE DISTINCTIVE AND REFLECT THEIR ROLE AS A FOCUS FOR ACTIVITY.     4.32 Retail areas and town centres require a safe, pleasant and attractive environment, if they are to retain their role and attraction as a focus for activity and trading. The design and layout of buildings and public spaces should contribute to the attractiveness of the town centre in which they are located. Buildings should create interest, and maintain a scale complementary to the town centre. On prominent sites, there is the opportunity to create a landmark through the development of distinctive buildings that are focal points, yet compatible with their surroundings. Particular attention should be paid to the treatment of the ground floor facades of town centre developments to ensure that they provide an acceptable relationship to the pedestrian environment. High buildings must be carefully designed to take account of the character, appearance and function of the surrounding area and the need to protect important views and landmarks. Top   Storage of Waste, Recyclable and Re-Usable Materials in New Developments (Date of deletion 28th September 2007)   D8 DEVELOPERS WILL BE EXPECTED TO MAKE ADEQUATE PROVISION FOR THE STORAGE OF SEGREGATED WASTE IN ALL NEW DEVELOPMENTS.     4.33 The Council is committed to increasing recycling across all sectors and to ensuring that appropriate facilities are provided. Recycling facilities that are convenient and local, minimise unnecessary journeys, facilitate collection of separated waste at source, and generally widen opportunities for recycling, should be incorporated into schemes. 4.34 Storage requirements vary according to the nature of a development, the type and scale of wastes likely to arise, and should therefore be commensurate with these factors. Aesthetic, environmental, safety and practical issues are most likely to be successfully resolved when considered early on in the development process. Top   Streetside Greenness and Forecourt Greenery   D9 THE COUNCIL WILL SEEK TO ACHIEVE AND RETAIN A HIGH QUALITY OF STREETSIDE GREENNESS AND FORECOURT GREENERY IN THE BOROUGH AND:-     A) WILL RESIST PROPOSALS WHICH INCLUDE HARDSURFACING OF THE WHOLE OF FRONT GARDENS OR THE LOSS OF LANDSCAPED AREAS FORMING A SETTING TO FLATTED DEVELOPMENTS;     B) CONSIDER THE MAKING OF ARTICLE 4 DIRECTIONS TO CONTROL FORECOURT TREATMENT IN AREAS OF HIGH AMENITY VALUE THREATENED BY THE FORM AND AMOUNT OF DEVELOPMENT TAKING PLACE;     C) IN PUBLIC AND PRIVATE STREETS, UNDERTAKE AND ENCOURAGE NEW PLANTING OF TREES AND SHRUBS, BY LEGAL AGREEMENT IF NECESSARY, AND PROVIDE, RESTORE AND/OR MAINTAIN GRASS VERGES; AND     D) WHERE NEW PROPOSALS INCLUDE HARDSURFACING OF PART OF A FRONT GARDEN, REQUIRE THE USE OF SURFACE MATERIALS THAT RESPECT THE CHARACTER OF THE BUILDING AND THE SURROUNDING AREA, THE RETENTION OF EXISTING LANDSCAPING AND THE PROVISION OF SUITABLE BOUNDARY TREATMENT.     4.35 Harrow is characterised by its extensive tree and shrub cover, and the amount of streetside greenness and forecourt greenery is an important determinant of this character. Because of this, the Council wishes to protect and enhance the part played by these features in both the local and overall environment. Attractive, well-landscaped and maintained front gardens contrast with forecourts that have been hard-surfaced, where no attempt has been made to soften the effects on the immediate environment. In many cases such alterations have been carried out under permitted development rights, where there is no local authority control over the creation of forecourt parking. The Council will nevertheless encourage sympathetic and sensitive treatment of forecourt areas and will prepare Supplementary Planning Guidance to illustrate good practice with regard to layout, surface materials, and planting. In considering proposals for new development and changes of use, policy D4 will apply to ensure that appropriate landscaping makes a positive contribution to local character. 4.36 The Council acknowledges the contribution that attractive forecourt treatment can make to the character of an area. Accordingly, where the form and amount of development threatens to destroy that character, the Council will consider making Article 4 Directions to control forecourt treatment, particularly in Conservation Areas. 4.37 There are large numbers of grass verges and street trees in the Borough, which make a positive contribution to the environmental character of residential areas. The Council considers that the amount and quality of street trees and shrubs should be retained and enhanced as this forms an integral part of the overall street greenness. These green areas can add to a significant area of wildlife habitat. On some housing estates, grass verges constitute large areas of incidental open space, which contribute significantly to the area's character. In exceptional circumstances, where the current use of an informal open space is detrimental to the local environment, for instance when unauthorised parking occurs, the Council will aim to secure improvements, e.g. through the provision of landscaping or additional parking facilities, where appropriate.     Top   Trees and New Development   D10 IN PROPOSALS FOR NEW BUILD DEVELOPMENTS AND EXTENSIONS ON SITES WHERE THERE ARE EXISTING TREES, THE COUNCIL WILL REQUIRE DEVELOPERS TO UNDERTAKE THE FOLLOWING, WHERE APPROPRIATE:-     A) SUBMIT A SITE SURVEY ACCURATELY PLOTTING ALL PHYSICAL SITE DETAILS, IN PARTICULAR ALL EXISTING TREES AND SHRUBS, WITH A RECORD OF HEIGHT, SPREAD, HEALTH, AGE OF TREES AND AN INDICATION OF THEIR AMENITY VALUE. ALL EXISTING AND PROPOSED LEVELS MUST BE NOTED. ALL TREES AND SHRUBS TO BE RETAINED, AS WELL AS THOSE TO BE LOST, MUST BE CLEARLY INDICATED;     B) IDENTIFY THOSE TREES WHICH ARE TO BE RETAINED AND BE ADEQUATELY PROTECTED DURING THE CONSTRUCTION PERIOD. SURVEYS SHOULD BE UNDERTAKEN BY PERSONS EXPERIENCED IN ARBORICULTURE AND PLANS SHOULD CLEARLY SHOW WHAT MEANS OF PROTECTION ARE TO BE EMPLOYED;     C) SUBMIT DETAILS OF SITE EXCAVATIONS FOR DRAINAGE AND OTHER SERVICES AND FOR THESE TO BE APPROVED SO THAT DAMAGE TO ROOTS AND TREE LOSS CAN BE AVOIDED; AND     D) IN DETAILED PLANNING APPLICATIONS, SUBMIT A LANDSCAPE SCHEME PRIOR TO APPROVAL.     THE COUNCIL WILL NORMALLY REQUIRE TREES IDENTIFIED FOR RETENTION TO BE RETAINED AFTER PROPOSED DEVELOPMENT HAS BEEN IMPLEMENTED.     4.38 When considering development proposals, the Council will seek to achieve a balance between the design, bulk and siting of new buildings and the retention of as many trees as possible. To ensure their retention, the Council will insist that developers take suitable steps to protect trees during the construction period, in accordance with BS5837:1991 (Trees in relation to construction), and subsequent practice notes. Proposals may have a direct effect on existing trees (i.e. require their removal) or an indirect effect (e.g. facilitate future demands for felling or pruning as a result of their impact on light to buildings, or the effects of leaf fall on gardens). The Council will assess these likely effects in determining planning applications and may impose conditions requiring existing trees to be retained after the development has been completed. 4.39 New planting, hard and soft landscaping can greatly enhance and complement new development and the Council will continue to insist that such measures are undertaken. Where required, developers may be asked to provide semi-mature trees. In appropriate cases, the Council will require the execution of a planning obligation and a bond to ensure that landscaping proposals are satisfactorily implemented. The Council takes a strong stance with regard to trees that are deliberately damaged and will take enforcement action and prosecute where appropriate. Replacement trees will be required as needed. Landscaping schemes required, in conjunction with detailed planning permissions, will help prevent overall tree loss and damage during, or resulting from, development. Top   Statutorily Listed Buildings   D11 THE COUNCIL WILL ENSURE THE PROTECTION OF THE BOROUGH'S STOCK OF LISTED BUILDINGS BY:-     A) ONLY PERMITTING DEMOLITION IN EXCEPTIONAL CIRCUMSTANCES;     B) ONLY PERMITTING ALTERATIONS AND EXTENSIONS THAT PRESERVE THE CHARACTER AND SETTING OF THE LISTED BUILDING AND ANY FEATURES OF ARCHITECTURAL OR HISTORIC INTEREST WHICH IT POSSESSES, BOTH INTERNALLY AND EXTERNALLY;     C) ONLY PERMITTING DEVELOPMENTS WITHIN THE CURTILAGE OF LISTED BUILDINGS, OR ADJOINING BUILDINGS, THAT DO NOT DETRIMENTALLY AFFECT THEIR SETTING;     D) ENCOURAGING THE MAINTENANCE AND RESTORATION OF LISTED BUILDINGS BY:-       1) ADVISING OWNERS AND OCCUPIERS ON REPAIRS AND ALTERATIONS TO THEIR LISTED BUILDINGS AND ON FINANCIAL AND TECHNICAL HELP WHICH MAY BE AVAILABLE;       2) USING ITS POWERS UNDER SECTIONS 47-50 AND 54-55 OF THE PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990, WHERE APPROPRIATE, TO SECURE THE REPAIR OF LISTED BUILDINGS; AND       3) WHEN RESOURCES PERMIT, PROVIDING FINANCIAL AID FOR RESTORATION WORK, UNDER SECTION 57 OF THE PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990.           4.40 There are over 260 entries on the statutory list of Buildings of Special Architectural or Historic Interest for the Borough (see Supplementary Planning Guidance for details). The list is compiled by the Secretary of State for Culture, Media and Sport and was last published for Harrow in 1983 after a survey of the Borough. Since then additions to the list have been made on an 'ad hoc' basis as a series of amendments often as a result of requests to consider 'spot listing' of particular buildings. Listed Buildings are nationally important because they represent the best of our architectural and historic built heritage. They are recognised as a finite resource and an irreplaceable asset and there is a general presumption in favour of their preservation, and an emphasis on their active use as the best way of securing their upkeep. The special interest of Listed Buildings can be detrimentally affected by insensitive alterations and/or extensions and unsympathetic development within their settings. Their continued existence can also be threatened by neglect and dilapidation. 4.41 Listed building consent is required for any works, either internal or external, which would affect the character of a Listed Building. In considering such proposals, the Council will ensure that there would be no adverse effect on the building's special architectural or historic interest. There is a presumption against the demolition of Listed Buildings and consent will not be granted other than in exceptional circumstances, and not until the Council is satisfied that every possible effort has been made to continue the present use, or find a suitable new use. Similarly, applications for development which may adversely affect the character or setting of Listed Buildings will not be permitted. Attention will be paid to the retention and enhancement of the setting of Listed Buildings, including original and/or historic gardens or landscape features. 4.42 Applicants for listed building consent must be able to justify their proposals and should provide the Council with full information to enable it to assess the likely impact of their proposals on the special interest of the building. This should include referenced drawings to an appropriate scale, fully annotated to show proposed works, materials and finishes - (further advice is available in English Heritage's best practice note "Information required in applications for Listed Building Consent"). Any matter which might be the subject of listed building control under other legislation, or by another authority, should be resolved or be capable of resolution in a satisfactory manner. The detailed design of alterations and extensions to Listed Buildings is considered extremely important to ensure retention of the architectural integrity of these buildings. Considerable care should be taken when considering proposals to undertake such works. In order to reduce the risk of theft of architectural features from historic buildings, the Council may request additional security arrangements on site during building works. 4.43 The Council will encourage owners to keep Listed Buildings in good repair by offering advice and, when possible, financial assistance by way of grants. Listed Buildings which are considered to be in danger from neglect and decay may be added to the English Heritage Register of Buildings at Risk in Greater London which is intended to focus attention upon such buildings and to act as a catalyst for action. If maintenance of an unoccupied Listed Building is seriously neglected, the Council will consider using its powers to undertake temporary repairs. In certain cases it will also consider serving a notice on the owner requiring the repair of the building. 4.44 It is important that owners of historic buildings are aware of their responsibilities and take steps to maintain and protect such buildings. Accordingly, the Council will produce and publish Supplementary Planning Guidance on these matters. Additionally, the Council recommends the design guidance on historic building matters produced by English Heritage and will have regard to guidance produced as Annex C to PPG:15 in the consideration of listed building proposals. Top   Locally Listed Buildings   D12 THE COUNCIL WILL ENCOURAGE THE RETENTION, MAINTENANCE, AND RESTORATION OF LOCALLY LISTED BUILDINGS AND SEEK THE PRESERVATION OF THEIR LOCAL HISTORIC OR ARCHITECTURAL INTEREST BY RESISTING APPLICATIONS FOR INAPPROPRIATE ALTERATIONS OR EXTENSIONS.     4.45 The Council recognises that there are many buildings in the Borough which, although not worthy of inclusion on the statutory list of Buildings of Special Architectural or Historic Interest, are important in the local context. The Council maintains a list of such buildings, paying special attention to planning applications which propose to alter their character or setting. Selection criteria follow those set down for the Statutory List, as follows:   Architectural interest - including architectural design, decoration and craftsmanship; Townscape/Group value - including important contributions to unified architectural or historic groups, areas of planned townscape, or the local townscape; Historic interest - illustrating aspects of local/national social, economic, cultural or military history; and Close historical associations - with locally/nationally important people or events.   Additional factors taken into account include the likely age of the building, the degree to which it has been altered and the loss to the fabric and character of the local environment if it were to be lost. A full list of buildings is published as Supplementary Planning Guidance. 4.46 PPG15 acknowledges that public opinion is now overwhelmingly in favour of conserving and enhancing the familiar and cherished local scene. Many buildings contribute to this scene, but are not contained in the statutory list. The guidance provided in PPG 15 notes that it is open to local planning authorities to draw up lists of locally important buildings, and to formulate local plan policies for their protection, through normal development control procedures. Harrow's local list of Buildings of Architectural or Historic Interest are considered by the Council to be of either architectural or historic merit, or both, and may be buildings of townscape value, important to the Borough's heritage and character. Some groups of buildings have character and good architectural qualities. Collectively these groups can contribute significantly to the townscape, and merit listing as a group within the local list. The list is kept under review. Whilst such buildings do not enjoy the full protection of statutory listing, many are within Conservation Areas and are thus protected from demolition, but many others are not. Since they contribute greatly to the quality of the environment, their protection and continued well-being is sought. The Council will endeavour to protect these buildings from demolition and detrimental alterations and also endeavour to protect their setting. Where retention proves impracticable the Council will require that a competent record of the structure or setting shall be made before demolition. Top   The Use of Statutorily Listed Buildings (Date of deletion 28th September 2007)   D13 WHERE IT CAN BE CLEARLY DEMONSTRATED TO THE COUNCIL'S SATISFACTION THAT A CHANGE OF USE OF A STATUTORILY LISTED BUILDING IS REQUIRED TO PRESERVE THAT BUILDING, AND WHERE ALTERATIONS REQUIRED FOR THE NEW USE DO NOT DIMINISH THE ARCHITECTURAL OR HISTORIC VALUE OF THE BUILDING OR ITS SETTING, SUCH A PROPOSAL MAY BE CONSIDERED TO OVERRIDE OTHER PLAN POLICIES AND BUILDING CONTROL STANDARDS IN APPROPRIATE CASES.     4.47 In order to minimise the extent of internal alterations, the original use for which the building was designed is nearly always the best use, and should be continued whenever possible. However, in cases where it has been clearly demonstrated that another use is necessary to ensure the retention of a building, the Council may allow uses that would otherwise be contrary to planning policy. In assessing whether change of use is acceptable, the Council will consider the location of the property, the quality of the building, its present structural condition and the likelihood of its retention if maintained in its current use. These factors will need to be balanced against other policies that may be operating in the area. The Council will consider whether or not to require that the change of use would not prohibit possible reversion to the original use in the future. Since the prime consideration is the preservation of the building, the Council will exercise careful control over the scale and form of any alterations required to facilitate a change of use. The implications of complying with other statutory requirements will be taken into account in determining applications for change of use, including, for example, matters such as fire and increased floor loading. The Council may refuse to consider planning applications for change of use of statutorily listed buildings without an associated listed building consent application. Top   Conservation Areas   D14 THE COUNCIL WILL SEEK TO PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OF CONSERVATION AREAS BY:-     A) SEEKING TO RETAIN BUILDINGS, TREES AND OTHER FEATURES WHICH ARE IMPORTANT TO THE CHARACTER OR APPEARANCE OF THE AREA;     B) ALLOWING REDEVELOPMENT ONLY WHEN THE NEW BUILDING WOULD CONTRIBUTE TO THE AREA BY PRESERVING OR ENHANCING ITS CHARACTER OR APPEARANCE;     C) WHERE APPROPRIATE, USING ITS POWERS UNDER THE TOWN AND COUNTRY PLANNING ACTS TO SECURE AN ENHANCEMENT OF DERELICT BUILDINGS OR LAND;     D) PREPARING SPECIFIC POLICIES AND PROPOSALS FOR EACH CONSERVATION AREA, WITHIN THE FRAMEWORK OF THE PLAN; AND     E) PREPARING SUPPLEMENTARY PLANNING GUIDANCE TO BE APPLIED TO EXISTING OR PROPOSED DEVELOPMENT WITHIN CONSERVATION AREAS OR OTHER AREAS REGARDED AS HAVING TOWNSCAPE IMPORTANCE.     THERE WILL BE A PRESUMPTION AGAINST THE DEMOLITION OF BUILDINGS WHICH MAKE A POSITIVE CONTRIBUTION TO THE CHARACTER OR APPEARANCE OF A CONSERVATION AREA. IF A BUILDING MAKES A NEUTRAL CONTRIBUTION, ITS VALUE WILL BE ASSESSED AGAINST ANY PROPOSED REDEVELOPMENT.     4.48 Areas of special architectural or historic interest may be considered worthy of preservation or enhancement and therefore designated as Conservation Areas. Under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990, every local authority is required, from time to time, to determine which parts of their area are worthy of preservation and enhancement and designate them as Conservation Areas. There are 28 Conservation Areas in Harrow (see Map 7). These preserve the areas of highest architectural and environmental quality in the Borough, and serve to illustrate its historical evolution. Their protection and enhancement is considered to be of great importance. The most recent Conservation Areas were adopted against the following criteria:-   (i) Areas with a high concentration of Listed Buildings whether statutorily or locally listed;   (ii) Areas of historical, social, economic and/or architectural merit;   (iii) Areas with a high proportion of buildings built prior to 1920, which remain largely unaltered;   (iv) Areas built post 1920 that are innovative in planning or architectural detail, and where a large proportion remain unaltered;   (v) A significant group of buildings with distinct physical identity and cohesiveness; and   (vi) Areas which have a special quality, where the site layout and landscaping are of exceptionally high quality and/or contain historic open space, natural landmarks or topographical features;   It is considered that to warrant designation as a Conservation Area the area should fulfil two or more of these criteria. 4.49 Conservation Areas are areas of special architectural or historic interest and it is desirable to preserve or enhance their character or appearance. On occasions, sites and buildings are neglected, and detract from the character of Conservation Areas. Such buildings can quickly deteriorate to a condition that is likely to jeopardise their future. Where this happens the Council will consider using its powers to take steps to secure the repair of a Listed Building or important building within a Conservation Area, or the improvement in the condition of a derelict site. Supplementary Planning Guidance is provided by policy statements which contain detailed information on individual Conservation Areas. They include a detailed analysis of the unique qualities of the areas, specific proposals and design guidance which elaborate the policies of the Plan, as well as proposals for enhancement of the areas. English Heritage also publish general guidance on Conservation Areas, such as "Conservation Area Practice". 4.50 Central Government guidance holds that preservation should not preclude all change; that areas have evolved over time and should continue to do so, while at the same time recognising that it is sometimes appropriate to 'conserve as found'. However, the general presumption is in favour of retaining buildings which make a positive contribution to the special character or appearance of the Conservation Area. In considering applications to demolish such buildings, the Council will assess the proposals against the same broad criteria as proposals to demolish listed buildings as set down in paras 3.16-3.19 of PPG15. The Council will produce its own guidelines to indicate circumstances where demolition of selected buildings in Conservation Areas may be acceptable in that the character or appearance of the Conservation Area may be enhanced by such demolitions. The Council has followed a similar approach to the protection of the landscaped character and trees in Conservation Areas. 4.51 Formal consent for total demolition will not normally be granted in the absence of detailed and acceptable proposals for replacement development. Full planning permission must have been or deemed to have been granted and consent for demolition will be conditioned so as to tie demolition to the implementation of the approved development scheme. Top   Extensions and Alterations in Conservation Areas   D15 PROPOSALS FOR NEW DEVELOPMENT AND FOR THE ALTERATION AND EXTENSION OF EXISTING BUILDINGS IN CONSERVATION AREAS SHOULD COMPLY WITH THE FOLLOWING CRITERIA:-     A) THE POSITION OF THE BUILDING ON ITS SITE SHOULD PROPERLY RELATE TO SURROUNDING BUILDINGS AND/OR SPACES;     B) MATERIALS AND DETAILING SHOULD BE APPROPRIATE TO THE AREA AND IN KEEPING WITH SURROUNDING BUILDINGS;     C) THE DEVELOPMENT SHOULD BE IN SCALE AND HARMONY WITH SURROUNDING BUILDINGS AND THE AREA;     D) THE DESIGN SHOULD ENSURE THAT THE PROPORTIONS OF THE PARTS ARE IN SCALE WITH EACH OTHER AND PROPERLY RELATE TO ADJOINING BUILDINGS;     E) THE DEVELOPMENT SHOULD NOT ADVERSELY AFFECT THE STREETSCAPE, ROOFSCAPE, SKYLINE AND SETTING OF THE CONSERVATION AREA, OR SIGNIFICANT VIEWS IN OR OUT OF THE AREA; AND     F) THE DEVELOPMENT SHOULD NOT ADVERSELY AFFECT OPEN SPACES OR GAPS IN THE TOWNSCAPE WHICH CONTRIBUTE TO THE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA.     4.52 Development proposals will be judged against these policies and the Supplementary Planning Guidance produced in the form of character analysis and policy statements for individual Conservation Areas. Character analyses provide a detailed consideration of the unique qualities of these areas, which will be used in assessing proposals against the policy set out above. Policy statements go on to provide area specific policies and proposals which have been the subject of public consultation, for use in the assessment of development proposals in those areas. In addition, the Council wishes to provide further guidance on general design matters in Conservation Areas. 4.53 Conservation Areas vary considerably in their composition. While some have similarities of form and design, others derive their character from their diversity. The bulk, form and height of a new building should conform to that character by reflecting the uniformity or diversity of the locality of the Conservation Area in question. Hence, when uniformity forms part of the character of a street, it will not normally be appropriate to vary from it, while in other areas, where diversity exists, irregular building heights or form might be more appropriate. 4.54 The success of a design is frequently dependent on the skill of the detailing, the extent and type of ornamentation, the skill in use of materials, and the linking of landscaping or other features such as gates and fences into the design concept. The Council will make use of conditions, where appropriate, to ensure that the detailed design is of a high standard. If an area contains strong unifying elements, it may be desirable to reflect these. Doors, windows, bays and gables can all be important elements in the character of the townscape. Their form, proportion and the relationship between solids and voids will be taken into account. 4.55 While it is acknowledged that the street scene is very important, the Council also considers that other, more private, viewpoints are also of importance if the Conservation Area and its buildings are to retain their character and integrity. This guidance is therefore applicable to all elevations of a development irrespective of whether they can be seen from public areas. Top   Conservation Area Priority   D16 THE PRESERVATION OF THE CHARACTER OR APPEARANCE OF CONSERVATION AREAS MAY BE CONSIDERED TO OVERRIDE OTHER PLAN POLICIES AND BUILDING CONTROL STANDARDS IN APPROPRIATE CASES.     4.56 Conservation Areas are areas of special architectural or historic interest. The preservation or enhancement of their character or appearance is given high priority by the Council, and this will take precedence over other policies in the Plan. The Council will also consider relaxing building control standards, where this is acceptable on safety grounds. The Council considers it important that development in Conservation Areas is in sympathy with the existing environment and will ensure a high standard of design and landscaping in new developments. Planning applications for new development must therefore give sufficient detail for the Council to be able to judge their effect on the appearance of the area. An outline application will normally be inadequate. Top   Article 4 Directions (Date of deletion 28th September 2007)   D17 THE COUNCIL WILL SEEK ARTICLE 4 DIRECTIONS WHERE DEVELOPMENT OR USES, ALLOWED BY PERMITTED DEVELOPMENT, WOULD ADVERSELY AFFECT THE CHARACTER AND SETTING OF CONSERVATION AREAS OR LISTED BUILDINGS.     4.57 The character and setting of Conservation Areas, and the contribution which buildings make to them, can be severely diminished through unsuitable alterations, many of which can be outside planning control as they are Permitted Development under the General Permitted Development Order. While there is special legislation to protect statutorily listed Buildings from such changes, other buildings or landscapes can be adversely affected by insensitive changes. An Article 4 Direction, usually requiring the confirmation of the First Secretary of State can be served on owners in order to remove Permitted Development rights. In Conservation Areas, the Council as local planning authority also has powers to confirm Article 4 Directions relating to specific classes of Permitted Development, for the elevations of dwelling houses which front a road, waterway or open space. Article 4 Directions can also be used in respect of works that would otherwise be permitted development within the curtilage of a listed building. 4.58 Minor alterations can have a cumulative detrimental effect on an area. The Council will determine which buildings are most sensitive to such changes and will seek Article 4 Directions to control the relevant classes of the General Permitted Development Order. Special attention will be paid to original features such as windows, doors, chimney stacks, walls, gates and boundary treatments. Top   Historic Parks and Gardens   D18 THE COUNCIL WILL RESIST DEVELOPMENT PROPOSALS WHICH WOULD ADVERSELY AFFECT THE CHARACTER OR APPEARANCE OR THE SETTING OF PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST.         4.59 Historic Parks and Gardens are an important part of the Borough's heritage and environment. Four of the most important sites have been included on the English Heritage Register of Parks and Gardens of Special Historic Interest. These are:-   Grims Dyke; Canons Park; Harrow Park (formerly Flambards); and Bentley Priory.   The register is a highly selective list, identifying sites of national importance and grading them I, II* and II. It is not exhaustive, and planning authorities or other interested bodies are able to put possible additions to English Heritage. The Register is currently being reviewed and enlarged. 4.60 The Register has no statutory power, but PPG15 stresses that registered sites should be protected in the development plan and control processes. Registered sites are of national importance, but the Borough will have a number of other sites of regional or local importance which should also be preserved or enhanced. 4.61 Historic Parks and Gardens comprise a variety of features: the open space itself, views in and out, the planting, water features, built features and archaeological remains. There is a need to protect such sites and their settings from new development which would destroy or harm their historic interest, and to encourage sympathetic management wherever possible. 4.62 The currently registered sites in the Borough are shown on the Proposals Map (see also Text Map 8). Other sites may be added during the life of the plan as a result of further research. In addition the Council intends to compile a local list of parks and gardens of special historic interest on the basis of research from English Heritage, the Garden History Society, the National Monuments Record and the London Historic Parks and Gardens Trust. Preparation of such a list is also in line with the principles of Local Agenda 21, and initiatives by the Countryside Agency on local distinctiveness and local heritage. The eventual national Survey and Inventory of Parks and Gardens of Historic Interest being compiled by the University of York will complement the Register and provide candidates for the local list. 4.63 The Council will encourage the conservation, restoration and maintenance of Historic Parks and Gardens and their wider landscape settings. It will seek, when possible, to repair and conserve Historic Parks and Gardens in its ownership e.g. Canons Park. Applications for development within such areas may need to be preceded by an environmental assessment including a survey of the historic interest. Top   Ancient Monuments   D19 THE COUNCIL WILL SAFEGUARD SCHEDULED ANCIENT MONUMENTS AND OTHER NATIONALLY IMPORTANT SITES AND MONUMENTS AND PRESERVE AND ENHANCE SUCH FEATURES AND THEIR SETTINGS WHEN CONSIDERING DEVELOPMENT PROPOSALS IN THE LOCALITY.     4.64 There are nine Scheduled Ancient Monuments in the Borough, defined on the Proposals Map. These are:-   Grim's Ditch: - section 1370 metres north east from Oxhey Lane; Grim's Ditch: - section north of Blythwood House; Grim's Ditch: - four linear sections between Uxbridge Road and Oxhey Lane; Pear Wood: - linear earthworks; Brockley Hill: - obelisk; Brockley Hill: - Romano-British pottery and settlement; Headstone Manor: - moated site; Pinner Hill: - ice house; and Pinner Deer Park, Pinner Park Farm - park boundary pale. 4.65 Under the Monuments Protection Programme, English Heritage reviews and evaluates the country's archaeological resource with the principal aim of identifying monuments and sites whose national importance and conservation needs justify statutory protection. This generally takes the form of scheduling. It is likely that further features and areas of the Borough will be scheduled as Ancient Monuments during the life of the Plan. 4.66 Scheduled Ancient Monuments in Harrow make a major contribution to the Borough's heritage and are the most important sites of archaeological interest. They come under the jurisdiction of the Department of Culture, Media and Sport who are advised by English Heritage, from which consent must be obtained before undertaking works affecting Ancient Monuments. It does, however, fall to the local planning authority to endeavour to preserve them and their setting. Scheduling archaeological remains ensures that the case for preservation is fully considered given any proposals for development or other work which might damage the monument. The desirability of preserving an Ancient Monument and its setting is a material consideration in determining planning applications. Top   Sites of Archaeological Importance   D20 WHERE DEVELOPMENT PROPOSALS MAY AFFECT ARCHAEOLOGICAL PRIORITY AREAS OR OTHER REMAINS, AS NOTIFIED BY ENGLISH HERITAGE, THE COUNCIL WILL EXPECT APPLICANTS TO PROVIDE SUFFICIENT INFORMATION TO ASSESS THE ARCHAEOLOGICAL IMPLICATIONS OF DEVELOPMENT, AND MAY REQUIRE AN ARCHAEOLOGICAL FIELD EVALUATION PRIOR TO DETERMINATION OF THE APPLICATION. Top   D21 THE COUNCIL WILL ENCOURAGE SUITABLE LAND USE, SITING AND DESIGN OF BUILDINGS, AND, IN APPROPRIATE INSTANCES, MANAGEMENT OF THE SITE TO SAFEGUARD ARCHAEOLOGICAL REMAINS. THE COUNCIL WILL SEEK TO ENSURE THAT THE MOST IMPORTANT SITES ARE PRESERVED IN SITU, AND, WHERE APPROPRIATE, WILL SEEK THEIR STATUTORY PROTECTION. Top   D22 ON THOSE SITES NOT REQUIRING PERMANENT PRESERVATION, THE COUNCIL WILL REQUIRE THAT AN INVESTIGATION OF A SITE OF ARCHAEOLOGICAL INTEREST IS UNDERTAKEN BY A PROFESSIONALLY QUALIFIED ARCHAEOLOGICAL ORGANISATION OR ARCHAEOLOGIST. SUCH INVESTIGATIONS SHALL BE CARRIED OUT PRIOR TO DEVELOPMENT AND IN ACCORDANCE WITH A WRITTEN PROGRAMME TO BE APPROVED IN ADVANCE WITH THE COUNCIL. PROVISION MAY INCLUDE SUBSEQUENT ANALYSIS AND PRESENTATION TO THE PUBLIC OF ARCHAEOLOGICAL FINDS AND ARRANGEMENTS FOR THEIR ARCHIVING AND CURATION.     4.67 Because of its geology and topography, Harrow was especially attractive for early settlements. Many sites have been identified and there have been numerous archaeological finds, and more can be expected. The Council will have regard to advice contained in PPG16 in considering any proposals affecting sites of archaeological interest (see Text Map 8). 4.68 The Greater London Sites and Monuments Record (GLSMR) provides a computerised record of information relating to London's archaeological and historic fabric. The information held assists with the early identification of the archaeological and historic interest of an area or site where development is proposed. The record is maintained by English Heritage who provide advice and guidance on archaeological matters in London through the Greater London Archaeological Advisory Service (GLAAS). 4.69 Archaeological remains are a fragile resource and the Council wishes to conserve and protect them. While the ideal is to preserve as much of our heritage as possible in situ, this is not always possible or practicable. Where development affects a known site, a preliminary site evaluation may be required by the Council before the proposals are determined. This should, wherever possible, be a non-intrusive investigation, which avoids physical disturbance of the remains, carried out in accordance with relevant advice from GLAAS and any other appropriate source. 4.70 The Council will promote co-operation between landowners, developers and archaeological organisations in accordance with the British Archaeologists and Developers Liaison Group's Code of Practice. It will, where necessary, use its powers under the Town and Country Planning Acts to impose conditions, or secure a legal agreement, to require a site to be subject to an archaeological investigation, especially when situated within one of the Archaeological Priority Areas (which are identified on the Proposals Map) or other sites of archaeological significance contained within the GLSMR. Where appropriate, the Council will refuse planning permission. Top   Lighting, Including Floodlighting   D23 IN DETERMINING PROPOSALS FOR LIGHTING OR FLOODLIGHTING OF BUILDINGS, SPORT, LEISURE OR OTHER FACILITIES THE COUNCIL WILL CONSIDER:-     A) THE EFFECT ON THE CHARACTER AND AMENITY OF THE SURROUNDING AREA;     B) THE ARCHITECTURAL AND HISTORIC INTEREST OR TOWNSCAPE VALUE OF BUILDINGS AND OTHER FEATURES;     C) THE APPEARANCE OF INSTALLATIONS WHEN UNLIT;     D) THE EFFECT OF LIGHTING IN TERMS OF SKY GLOW, GLARE AND LIGHT TRESPASS;     E) THE EFFECT ON WILDLIFE; AND     F) ANY POSSIBLE DISTURBANCE ARISING FROM THE ASSOCIATED USE.     DEVELOPERS SHOULD ENSURE THAT LIGHTING MINIMISES LOSSES TO THE SKY AND IS ENERGY EFFICIENT. WHERE APPROPRIATE, USE SHOULD BE MADE OF OFF-GRID LIGHTING POWERED BY PHOTOVOLTAICS. CONDITIONS MAY BE IMPOSED TO RESTRICT LIGHTING LEVELS AND HOURS OF USE OR REQUIRE MEASURES TO BE TAKEN TO MINIMISE ADVERSE EFFECTS.     4.71 In appropriate settings, floodlit landmark buildings can make a positive contribution to the streetscene, helping to create a sense of place and adding to local distinctiveness. Lighting can enhance safety and security and improve recreational opportunities. The Council will be sympathetic towards proposals for floodlighting sports facilities where this would lead to a significant increase in opportunities for sport, but will nevertheless take the above factors into account in reaching a decision. Where floodlighting is permitted, this should be as unobtrusive as possible and follow advice set out in Supplementary Planning Guidance, which draws upon guidelines issued by the Institute of Lighting Engineers. Floodlighting can significantly extend the hours a recreational facility may be used, but can also cause unacceptable disturbance at night in residential areas and disorientate wildlife. Lighting units themselves can be visually intrusive by day. Light pollution in urban areas is a growing problem with potentially damaging ecological and psychological consequences, while the ability to see clear night skies is valued by many people and undermined by sky glow. Whether lighting enhances or detracts from architectural and environmental quality will depend on such factors as level of illumination, where light is directed and sensitivity to context. 4.72 In general planning permission will be required for a lighting installation if it constitutes operational development involving some permanent physical change to land, or has a material effect on the external appearance of a building. Most forms of lighting on columns, for example, for lighting outdoor sports events or for security purposes, will require permission. In addition, lighting installations on Listed Buildings that materially affect their character, or illumination of some types of outdoor advertisements, will also require consent under related legislation. Top   Telecommunications Development   D24 PROPOSALS FOR TELECOMMUNICATIONS DEVELOPMENT WILL BE CONSIDERED FAVOURABLY PROVIDED:-     A) NO SATISFACTORY ALTERNATIVE, AND LESS HARMFUL, MEANS OF MEETING THE NETWORK COVERAGE DEFICIENCY IDENTIFIED BY THE PROSPECTIVE OPERATOR IS AVAILABLE;     B) CONSIDERATION HAS BEEN GIVEN TO SITING EQUIPMENT ON AN EXISTING BUILDING OR STRUCTURE OR TO SHARING FACILITIES (EITHER USING EXISTING FACILITIES OR REPLACING EXISTING FACILITIES WITH SHARED FACILITIES);     C) THERE WOULD BE NO DETRIMENTAL IMPACT ON CONSERVATION AREAS, LISTED BUILDINGS, IMPORTANT LOCAL VIEWS AND LANDMARKS OR OTHER STRUCTURAL FEATURES IDENTIFIED IN POLICY SEP5, AND, HAVING REGARD TO OPERATIONAL NEED, THERE WOULD BE NO SERIOUS RISK TO AMENITY IN RESIDENTIAL AREAS;     D) THE PROPOSED INSTALLATION WOULD BE SITED AND DESIGNED TO MINIMISE VISUAL IMPACT, AND, WHERE PRACTICABLE, TO ACCOMMODATE FUTURE SHARED USE. CAREFUL CONSIDERATION SHOULD BE GIVEN TO SCREENING AND PLANTING; AND     E) THE PROPOSED SITE AND ANY EMISSIONS ASSOCIATED WITH IT DO NOT PRESENT ANY HEALTH HAZARDS.     4.73 A modern, efficient telecommunications system has social, environmental and economic benefits: increasing convenience, reducing the need to travel, improving emergency response times and enabling better timed business transactions. Telecommunications operators are required by law to provide a reasonable standard of service, which requires infrastructure to be provided or upgraded to keep pace with changing technology and growing demand for information and communication technology services. The role of planning is to ensure that site and locational requirements of telecommunications operators can, within reason, be met, while safeguarding the environment, health and residential amenity from any adverse effects that might be associated with new telecommunications development. 4.74 A sequential approach should be adopted to the selection of sites for telecommunications development. Before new ground based installations are considered, applicants for planning permission or prior approval will need to submit evidence that they have investigated, in turn, upgrading existing equipment, sharing facilities with other operators or locating new apparatus on existing buildings. To avoid an over proliferation of new ground based installations, the local planning authority will resist proposals which only meet the needs of a single operator. 4.75 The Council recognises that telecommunications development in residential areas is particularly sensitive and that health considerations and public concern can, in principle, be material considerations in determining applications for planning permission or prior approval. The Council considers that in certain circumstances residents' fears about the perceived health effects/risks of telecommunication development may constitute harm to their residential amenity. In such cases, the degree of operational need should be balanced against the protection of residential amenity, with particular reference to the considerations set out in annex F of "Telecommunications Prior Approval Procedures Code of Best Practice" (1996). Where there is a risk to the special architectural or historic interest of Conservation Areas or Listed Buildings, there will normally be a presumption against development. Applications for telecommunications apparatus should be accompanied, where appropriate, by evidence that locations outside residential areas have been considered and, in all cases, information on frequency and signal characteristics, together with details of the maximum power output of the antenna. In reaching a decision, regard will be given to the International Commission on Non Ionising Radiation Protection guidelines and the most up to date information available on the health effects of telecommunications technology. 4.76 A proliferation of satellite dishes can impact adversely on an area, contributing to a scruffy and disorganised appearance. Proposed dishes should be as small as possible in size and number, located unobtrusively, and removed when no longer needed. Dishes below a certain size are permitted development and do not require planning permission, except in Conservation Areas on walls or roof slopes fronting a highway or where Article 4 Directions have been served. When installing satellite dishes householders are advised to locate them, as far as practicable, to minimise impact on amenity and to choose a colour that blends into the background. Installation in close proximity to neighbouring windows and doors should be avoided. Shared systems on blocks of flats can reduce the likelihood of a proliferation of dishes, and have a less harmful effect on amenity. Further guidance is set out in the ODPM's "A Householder's Planning Guide for the Installation of Satellite Television Dishes". Satellite dishes will not be permitted on Listed Buildings, unless they have no detrimental impact on the fabric or character of the building and will normally need to be concealed from view; nor will they be permitted on the front elevations of buildings within Conservation Areas. Top   Shopfronts and Advertisements   D25 SHOP FRONTS, BLINDS, CANOPIES AND SECURITY SHUTTERS SHOULD RESPECT THE SCALE, PROPORTIONS, AND CHARACTER OF THE BUILDINGS OF WHICH THEY FORM PART AND SHOULD BE APPROPRIATE TO THE AREA IN WHICH THEY ARE LOCATED. THE LOSS OF ATTRACTIVE SHOP FRONTS OR HISTORIC FEATURES WILL BE RESISTED.     4.77 Shop fronts can have a significant impact on the townscape of an area and the buildings of which they form part. They are an important visual element in the pedestrian environment and can have a marked effect on the popular image and identity of a shopping area. New or altered shop fronts should be in keeping with the building and local townscape and must ensure that access is available to all potential users. It is important to protect shop fronts of architectural or historic interest. However, high quality, modern designs will be encouraged in appropriate locations where they complement the architectural style of the building and contribute to the interest and vitality of the area. 4.78 Solid, external security shutters can detract from the visual appearance of an area, helping to create a fortress-like impression, and should be avoided. The Council will encourage more suitable security measures, such as laminated glass or stall risers, or by the use of internal grilles which enable a window display to be maintained and provide illumination to the street scene. 4.79 Supplementary Planning Guidance will be prepared to illustrate good design practice. Top   Advertisements and Signs on Buildings (Date of deletion 28th September 2007)   D26 WHEN CONSIDERING APPLICATIONS TO DISPLAY ADVERTISEMENTS AND SIGNS ON BUILDINGS, THE COUNCIL WILL TAKE ACCOUNT OF THEIR EFFECT ON THE CHARACTER OF THE BUILDING AND ITS IMMEDIATE LOCALITY AND ANY IMPACT ON PUBLIC SAFETY. ADVERTISEMENTS ABOVE GROUND FLOOR SHOPS WILL BE RESISTED.     4.80 Shop signs and fascias are part of urban life but where they are badly sited, poorly designed and excessively large, they can cause considerable damage to the townscape, detract from the building on which they are located and, collectively, can result in visual clutter. They can also present a road safety hazard, distracting road users and obscuring traffic lights and signs. 4.81 Advertisements on retail premises or other ground floor uses in shopping areas should be contained within the overall dimensions of the shop front. They should be in scale with the building and not cut across any architectural feature. Advertisements above ground floor shops can spoil the visual quality of an area and detract from the amenities of upper floor users, especially if they are illuminated. Where appropriate, conditions will be applied to safeguard highway safety and amenity covering such matters as maintenance, luminosity, and the type and hours of illumination. 4.82 Advertisements will not be permitted on Listed Buildings or other buildings of architectural or historic interest unless they respect their character or setting and relate directly to the activity undertaken in that property. Particular care should be taken in residential areas, Conservation Areas, or other areas of townscape value to ensure that advertisements do not detract from their character or appearance. 4.83 Supplementary Planning Guidance will be prepared to illustrate good design practice. Top   Free-Standing Advertisements (Date of deletion 28th September 2007)   D27 IN CONSIDERING APPLICATIONS FOR FREE STANDING ADVERTISEMENTS, THE COUNCIL WILL TAKE ACCOUNT OF THE FOLLOWING FACTORS:-     A) THE VISUAL AMENITY OF THE AREA;     B) THE CUMULATIVE EFFECT WITH OTHER STREET FURNITURE;     C) THE DEGREE OF OBSTRUCTION TO PEDESTRIANS;     D) THE IMPACT ON PUBLIC SAFETY; AND     E) WHETHER ANY ILLUMINATION WOULD IMPACT ON RESIDENTIAL AMENITY.     4.84 Free standing advertisements are a common feature in many town centres and shopping areas and, if well designed, can be lively and informative and make a positive contribution to the street scene. Large and poorly sited panels, however, can add to visual clutter, especially if they are located close to other items of street furniture, obstruct sight lines and obscure traffic lights and signs. On narrow pavements, they can also restrict the space available for pedestrian movement and can present a particular hazard to visually impaired people. 4.85 Free standing advertisements should be related to the scale of surrounding buildings and other street furniture in the immediate vicinity. Particular care should be taken in Conservation Areas to ensure that advertisement panels are compatible with the area's architectural or historic interest. Where appropriate, conditions will be applied to safeguard highway safety and amenity covering such matters as maintenance, luminosity, and the type and hours of illumination. Top   Advertisement Hoardings (Date of deletion 28th September 2007)   D28 ADVERTISEMENT HOARDINGS WILL NOT BE PERMITTED UNLESS THEY SCREEN VACANT OR DERELICT SITES, OR SITES WHERE DEVELOPMENT FOR COMMERCIAL, INDUSTRIAL OR BUSINESS USE IS IMMINENT OR PROCEEDING, OR ENHANCE THE APPEARANCE OF AN AREA.     4.86 Because of their size, visual intrusion and potential effect on highway safety, advertisement hoardings will only be allowed in the circumstances set out in the policy. Generally, the location of new hoardings will be limited to sites in or near commercial areas or on sites in non-residential use. Careful attention should be paid to their size and siting to minimise their visual impact and ensure that they do not distract motorists or cyclists. Where it is practicable to do so, hard or soft landscaping should be incorporated into design proposals. Where appropriate, conditions will be applied to safeguard highway safety and amenity covering such matters as maintenance, luminosity, and the type and hours of illumination. 4.87 Advertisement hoardings are out of place in residential areas, in Conservation Areas, on public open space or other areas of open land, or in areas of amenity value. Top   Street Furniture   D29 A CO-ORDINATED DESIGN APPROACH WILL BE REQUIRED IN ALL PROPOSALS AFFECTING THE PUBLIC REALM. STREET FURNITURE SHOULD BE WELL SITED, KEPT TO A MINIMUM AND INCORPORATE PHOTOVOLTAICS WHERE FEASIBLE. REDUNDANT AND UNSIGHTLY STREET FURNITURE SHOULD BE REMOVED WHERE OPPORTUNITIES OCCUR. HISTORIC OR DISTINCTIVE LOCAL DETAILS SHOULD BE RETAINED WHEREVER POSSIBLE AND USED TO INFORM THE DESIGN OF NEW PUBLIC REALM WORKS.     4.88 The Council recognises that the design, siting and quantity of such items as road signs, guard rails, litter bins, telephone kiosks, planters, bollards, pay and display machines and street cabinets can have a considerable impact on the quality of the environment. The Council does not have control over all these matters as many are managed by statutory undertakers and utility companies and prescribed by legislation or regulations, but will liaise with these bodies to encourage design, siting and maintenance of their property which is sympathetic to the local environment. The Council is keen to avoid visual clutter which can mar the appearance of the Borough's streets, and will, where appropriate, undertake street furniture audits to establish what is needed or what can be removed while remaining mindful of the need for a safe and informative environment. The Council will consider design solutions for new elements carefully with maintenance and quality in mind. 4.89 Historic street furniture makes an important contribution to the character and appearance of many areas. Features such as cattle troughs, finger posts, seats, railings, old iron kerbs and drinking fountains provide a unique sense of place, and the Council will seek the retention of such elements in situ. 4.90 Materials used for footways and carriageways are very important in terms of townscape character. Traditional materials such as granite setts and kerbs and York stone, where they exist, should be retained or replaced with matching materials. Where new work is required, materials appropriate to each area should be selected. 4.91 The Council will make representations to the responsible authorities in order to achieve a co-ordinated, safe design avoiding visual clutter, and will apply its policies with particular vigour in Conservation Areas. Further guidance from English Heritage entitled "Streets for All" may be of use when considering streetscape works. Top   Public Art and Design   D30 IN CONSIDERING APPLICATIONS FOR MAJOR DEVELOPMENT OF SIGNIFICANT PUBLIC VISIBILITY, THE COUNCIL WILL ENCOURAGE, WHERE THE SITE LOCATION IS FAVOURABLE, THE PROVISION OF WORKS OF ART.     4.92 Public works of art, such as sculptures, statues, murals, water or other features can make a very positive contribution to the built environment, providing a distinctive visual quality to a building, its setting or the public space around it. As well as providing pleasure and interest, a piece of public art can help to give a building or location a unique identity. The Council will encourage developers to incorporate works of art as integral features of schemes, and, where appropriate, contribute to the provision of public art within adjacent areas. Top   Views and Landmarks   D31 THE COUNCIL WILL RESIST DEVELOPMENT THAT HAS AN ADVERSE IMPACT ON IMPORTANT LOCAL VIEWS, PANORAMAS AND PROSPECTS, AND WILL SEEK TO ENSURE THAT PUBLIC ACCESS TO IDENTIFIED VIEWPOINTS IS MAINTAINED AND ENHANCED.     4.93 For many people Harrow is best known for its imposing landmarks and attractive skyline ridges. Views of Harrow on the Hill and the Harrow Weald Ridge extend over large parts of the Borough and the surrounding area and add significantly to the quality of the local landscape. They also contain a series of viewpoints which provide outstanding panoramic views over Harrow, the neighbouring authorities, and beyond towards Central London. Poorly sited and over sized buildings can intrude on these spectacular views and detract considerably from a key characteristic of the Borough. The Council will therefore seek to ensure that the landmarks and views described in Schedule 4 are protected from insensitive development (see Text Map 9).         Top