Planning in Bromley

Traveller's Accommodation

The Council will ensure the continued provision of sites for Travellers (including Gypsies and Travellers and Travelling Showpeople) at the sites allocated as traveller sites only, illustrated in the location map "Location of Sites, allocated as Traveller Sites only, inset within the Green Belt", and detailed in Appendix 10.3. The Council will monitor and seek to address the accommodation needs of Travellers, including pitches for Gypsies and Travellers, and plots for Travelling Show-people, in partnership with representative groups and the wider sub region. The Council will seek to meet the identified need for provision by first considering the potential within allocated Traveller sites. Proposals for new development within allocated traveller sites will need to be sensitively located and landscaped to minimise adverse impacts on the visual amenity of the site and adjoining land. Proposals for new Traveller Sites to address an identified need for provision will be acceptable provided that: a - the site lies outside any areas of constraint, complying with Green Belt and other open space policies, and b - the site is well-related to schools, medical facilities, shops and public transport, and c - there are no adverse effects on the residential amenity of neighbouring properties and the local environment, and d - there are no adverse impacts on the health and wellbeing of travellers related to local environmental quality (such as noise and air quality). e - Sites in areas at high risk of flooding, including functional floodplains, will generally be resisted given the particular vulnerability of caravans. With regard to the need for transit pitches the Council will work with the sub-region to secure their provision in an appropriate location within the sub-region. Traveller Sites will be safeguarded for the purposes of Traveller Sites only. Proposals that would result in the loss of all or part of a Traveller site will be refused unless the local planning authority is satisfied that there is no longer a need for the provision. Given the allocation of the sites as insets within the Green Belt for Traveller Sites only, only uses appropriate in the Green Belt will be permitted should the site no longer be needed for traveller purposes.

Renewal Areas

The Council will seek to maximise opportunities for enhancement and improvement within the Renewal Areas. Proposals should provide demonstrable economic, social and environmental benefits and address identified issues and opportunities. For example, proposals will be expected to maximise opportunities to: a - deliver high quality environments, which complement and enhance existing development and 'assets', including built heritage and other environmental assets, b - support health and wellbeing by producing healthy environments through scheme designs and expanding access to recreation, leisure and by, optimising opportunities to increase the provision or enhance the quality of open spaces and recreational facilities, c - create inclusive communities, engaging and involving the local community in the development of proposals and acknowledging and, where appropriate, responding to locally developed plans, d - encourage an appropriate mix of housing tenures, particularly within the Mayor's defined "Areas of Regeneration", that will promote mixed and balanced communities, e - make a positive contribution to the vitality of local centres having regard for their importance as providers both of local facilities and local employment, f - acknowledge relevant initiatives and plans in adjacent boroughs and cooperate with them to plan strategically across administrative boundaries and to maximise the benefits of proposals with cross borough impacts, g - improve accessibility, developing transport connectivity across transport modes. Weight will be attached to proposals which deliver improvements to address the particular issues relating to the Mayor's "Areas for Regeneration" within the Borough.

Development Affecting Renewal Areas

The Council will require development in, or close, to Renewal Areas to demonstrate that they maximise their contribution to economic, social and environmental improvements and will, where appropriate, prepare Development Briefs or other guidance.

Crystal Palace, Penge & Anerley Renewal Area

Proposals within the Crystal Palace, Penge & Anerley Renewal Area will be expected to take advantage of opportunities: a - to maximise contributions to, and benefits from the thriving cultural and leisure economy, which has evolved in the Crystal Palace District Centre and, in the Crystal Palace Strategic Outer London Development Centre; b - which create benefit to the wider area by contributing to the conservation and enhancement of Crystal Palace Park through development that respects its character area and ensures a positive relationship with natural and heritage assets; c - to support renewal in Penge Town Centre.

Bromley Common Renewal Area

Proposals within the Bromley Common Renewal Area will be expected to maximise opportunities to create a successful transition zone from Bromley Town Centre to the suburban and semi-rural urban fringe and produce a positive gateway to Bromley Town Centre along the Hayes Lane / Homesdale Road / A21(Bromley Common) junction, supported by appropriate green infrastructure.

Cray Valley Renewal Area

Proposals within the Cray Valley Renewal Area will be expected to maximise opportunities: a - to create a successful economic "growth area" along the Cray Valley, including the Cray Business Corridor, supporting the health and wellbeing of the community, and b - to protect and enhance the green wildlife corridor along the River Cray, integrating with the public realm, along highways and open spaces and through commercial and industrial areas by creative design, and c - to support Orpington Town Centre in its role, as a Major Town Centre, serving the east of the Borough in respect of retailing and community services and developing a thriving retail, office and leisure economy.

Mottingham Renewal Area

Proposals within the Mottingham Renewal Area will be expected to maximise opportunities to support a - the vitality and viability of the Mottingham Local Centre and Kimmeridge Cross Neighbourhood Centre; b - the enhancement of linkages with other areas of Bromley and adjoining boroughs, particularly in relation to centres of employment; and c - the protection and enhancement of the public realm and residential environment, particularly within the Mottingham Estate.

Ravensbourne, Plaistow, Sundridge Renewal Area

Proposals within the 'Ravensbourne, Plaistow and Sundridge' Renewal Area will be expected to maximise opportunities to a - support the vitality and viability of the Burnt Ash Lane and Plaistow Lane Neighbourhood Centres; b - enhance linkages with other areas of Bromley and adjoining boroughs, particularly in relation to centres of employment; and c - protect and enhance the public realm and residential environment, particularly within the Downham Estate.

Community Facilities

The Council will promote the quality of life and the health and wellbeing of those living and working in the Borough and engage with providers and agencies to ensure the provision, enhancement and retention of a wide range of appropriate social infrastructure, including facilities for health and education; recreation, sports and play facilities, places of worship and venues for cultural and social activities, as well as the provision of community safety infrastructure such as police facilities, ambulance and fire stations. Development which meets an identified need for such facilities will be encouraged to locate to maximise accessibility and will normally be permitted provided that it is accessible to the members of the community it is intended to serve by a full range of transport modes. Planning permission will not be granted for proposals that would lead to the loss of community facilities, unless alternative enhanced provision is to be made in an equally accessible location for the community it serves, or it can be demonstrated that there is no longer a need for them or other forms of social infrastructure. Where a proposal for alternative social infrastructure involves a change of use not permitted under the GPDO Use Classes Order, the lack of need for the specific use class must first be demonstrated. Additionally, in respect of facilities identified by local communities as having significant value, planning permission for alternative uses will only be considered where it can be demonstrated that no prospective purchasers exist that would be willing to pay both a suitable price and maintain the existing use.

Opportunities for Community Facilities

The Council will support the maximisation of opportunities for the enhancement or the creation of social infrastructure, to address the needs of existing and future residents of all ages, particularly in renewal areas and more accessible locations such as retail centres and existing retail frontages by: a - allowing the temporary use of vacant buildings as community facilities; b - enabling community uses in Town and District secondary frontages, local and neighbourhood centres and local parades; c - encouraging the development of community "hubs" providing a range of social infrastructure on accessible existing community sites or in retail centres or within new major developments; d - supporting the provision and enhancement of sports and recreational facilities, especially where there are recognised deficiencies or where they present a tool for renewal and regeneration; and e - encouraging the cultural and leisure use of the public realm. Proposals will be expected to provide appropriate parking and should not adversely affect highway safety or the amenities of adjoining occupiers. Facilities should ensure that they are easily accessible to all sections of the community, through the principles of inclusive design.

Social Infrastructure in New Developments

New developments will be expected to provide social infrastructure appropriate to the nature and scale of the proposal, such as open spaces designed for imaginative play, on site provision of community facilities and / or contributions to off-site facilities. Developments of significant scale will create their own environment and therefore should incorporate within their design, public realm and / or community and other facilities, which create a sense of place, particularly in Renewal Areas and areas of acknowledged deficiency.

Public Houses

The loss of public houses will be resisted by the Council except where : a - there is an alternative public house within a 500 metre walking distance of the site and, if the public house is located within a local parade or shopping centre, the diverse offer of that parade or centre is not significantly affected by the loss, and, b - where it can be demonstrated that the business is no longer financially viable as a public house, including the submission of evidence of active marketing as a pub for a substantial period of time. Where the above criteria are met any change of use must be sympathetic to the design, character and heritage value original building if it is considered to be a positive contribution to local character.

Burial Space

The Council will safeguard existing burial space and explore opportunities for further sites should pressure for places increase over the plan period. Developers will be required to secure the future maintenance of the burial site.

Health & Wellbeing

The Council will work proactively with health professionals and relevant bodies to improve the physical and mental health of the Borough's residents and reduce health inequalities by taking account of, and supporting local strategies for health and wellbeing and by delivering quality, healthy environments, infrastructure and accessible health facilities to meet the needs of the community, by a - requiring applications to maximise opportunities to support and enhance health and wellbeing, encouraging physical activity, providing accessible and adaptable new dwellings [Building Regulations M4(2)], ensuring appropriate access to open space, particularly in areas of deficiency, and optimising health benefits throughout scheme design. b - considering the implications of proposals for health and wellbeing, c - allowing extensions to existing facilities and permitting new or improved health facilities, provided that they are easily accessible by public transport or are located within existing shopping centres or local parades, unless there are demonstrably negative local impacts which substantially outweigh the need, which cannot be addressed through planning conditions or obligations. d - Securing appropriate health contributions through planning obligations where appropriate alongside other suitable funding mechanisms to support the delivery of infrastructure, facilities and services to meet needs generated by development and mitigate the impact of development. Health facilities should be designed to ensure ease of access by all members of the community.

Education Site Allocations

Subject to Local Plan Policy 27 'Education', the Council will seek to meet the need for education provision over the Local Plan period as identified in the Council's Primary and Secondary School Development Plans, by allocating sites for educational purposes and re-designating school sites in Green Belt and Metropolitan Open Land as Urban Open Space (as indicated in tables 3,4,7,8 and 9 illustrated and on the "Location of sites identified as allocations or involving re-designations to facilitate new or expanded education provision" Map and detailed in Appendix 10.4) a - allocating the following sites for new / enhanced education provision: 1 Westmoreland Road St Hugh's Playing Field, Bickley Road Land at Bushell Way, Chislehurst, and Kentwood Site, High Street, Penge b - allocating the following sites for new education provision, removing them from Green Belt or Metropolitan Open Land and re-designating them as Urban Open Space, safeguarded as 'Education Land' for education development only: Land adjacent to Edgebury Primary School, Slades Drive Turpington Lane, Bromley Common Langley Park School for Boys and Langley Park School for Girls Bromley Education Trust Hayes Lane Midfield site, Midfield Way (including primary school and alternative provision) c - Removing areas within the following existing school sites from Green Belt or Metropolitan Open Land and re-designating them as Urban Open Space to facilitate expansion of education facilities only: Edgebury Primary School Scotts Park Primary School St Mary Cray Primary School Wickham Common Primary School James Dixon Primary School Oaklands Primary School Castlecombe Primary School and Youth Centre Planning applications will be required to provide robust assessments of the impacts of development, including for example, highways implications, and provide appropriate mitigation to address adverse impacts.

General Design of Development

All development proposals, including extensions to existing buildings, will be expected to be of a high standard of design and layout. Developments will be expected to meet all of the following criteria where they are relevant: a - Be imaginative and attractive to look at, of a good architectural quality and should complement the scale, proportion, form, layout and materials of adjacent buildings and areas; b - Positively contribute to the existing street scene and/or landscape and respect important views, heritage assets, skylines, landmarks or landscape features; c - Space about buildings should provide opportunities to create attractive settings with hard or soft landscaping (including enhancing biodiversity); d - The relationship with existing buildings should allow for adequate daylight and sunlight to penetrate in and between buildings; e - Respect the amenity of occupiers of neighbouring buildings and those of future occupants, providing healthy environments and ensuring they are not harmed by noise and disturbance, inadequate daylight, sunlight, privacy or by overshadowing; f - The development should address sustainable design and construction and include where appropriate on-site energy generation; g - Suitable access should be provided for people with impaired mobility and meet the principles of inclusive design. Where necessary and relevant to the development, contributions may be sought to improve accessibility around the development; h - Security and crime prevention measures should be included in the design and layout of building and public areas; i - Recycling and waste storage facilities are incorporated within the design layout; j - Respect non designated heritage assets. Applications should be accompanied by a written statement setting out design principles and illustrative material showing the relationship of the development to the wider context.

Areas of Special Residential Character

Development proposed in areas designated as Areas of Special Residential Character (ASRCs) on the policies map will be required to respect, enhance and strengthen their special and distinctive qualities.

Tall & Large Buildings

Proposals for tall and large buildings will be required to make a positive contribution to the townscape ensuring that their massing, scale and layout enhances the character of the surrounding area. Tall and large buildings will need to be of the highest architectural design quality and materials and be appropriate to their local location and historic context, including strategic views. Proposals for tall buildings will be required to follow the current Historic England Guidance.

Skyline

The Council will require developments which may impact on the skyline to demonstrate how they will protect or enhance the quality of the views, vistas, gaps and skyline listed below.

Side Space

When considering applications for new residential development, including extensions, the Council will normally require the following: a - for a proposal of two or more storeys in height, a minimum 1 metre space from the side boundary of the site should be retained for the full height and length of the building; or b - where higher standards of separation already exist within residential areas, proposals will be expected to provide a more generous side space.

Biggin Hill SOLDC

The Council will support the Biggin Hill SOLDC, including the provision of associated business infrastructure and amenities, as an important sub-regional hub for aviation and related high-tech industry, achieving sustainable economic growth whilst minimising adverse impacts on the environment and the amenity of surrounding communities.

Terminal Area

Land in the Biggin Hill SOLDC identified as Terminal Area will be safeguarded for aviation-related employment generating uses.

West Camp

The Council will support the development of aviation-related employment generating uses on land in the Biggin Hill SOLDC identified as West Camp. Proposals for Class C1, D1, B1(a) and B1(b) uses in West Camp will be permitted if it can be demonstrated that the proposed uses: a - reinforce the role of the SOLDC, and b - do not impede the effective operation of other aviation related employment generating uses in the SOLDC or reduce airside access or capacity in the SOLDC. The Council will support proposals in West Camp which include a sensitive re-use and repair of heritage assets consistent with the conservation of their significance and the character and appearance of the conservation area.

South Camp

Sites providing existing airside access on land in the Biggin Hill SOLDC identified as South Camp will be safeguarded for aviation-related employment generating uses. Proposals for Class B2, B1(b), B1(c) and C1 uses will be permitted in South Camp if it can be demonstrated that the proposed uses: a - reinforce the role of the SOLDC, and b - do not impede the effective operation of other aviation related employment generating uses in the SOLDC or reduce airside access or capacity in the SOLDC. The Council will support redevelopment and if viable, realignment of infrastructure to increase the development potential of South Camp for aviation related employment generating uses. The Council will not support any proposals in this identified area that would have an unacceptable adverse impact on land identified as a Site of Importance for Nature Conservation or on landscapes and residential areas in the vicinity of the SOLDC.

Land East of South Camp

Land in the Biggin Hill SOLDC identified as Land East of South Camp will be safeguarded for aviation-related employment generating uses. The Council will not support any proposals in this identified area that would have an unacceptable adverse impact on land identified as a Site of Importance for Nature Conservation or on landscapes and residential areas in the vicinity of the SOLDC.

East Camp

Existing buildings in the Biggin Hill SOLDC area identified as East Camp will be safeguarded for aviation-related employment generating uses. The Council will not support any proposals in this identified area that would have an unacceptable adverse impact on land identified as a Site of Importance for Nature Conservation or on landscapes and residential areas in the vicinity of the SOLDC.

Strategic Economic Growth

The Council has identified three strategic priority areas for economic growth: a - Bromley Town Centre, b - Cray Business Corridor, and c - Biggin Hill Strategic Outer London Development Centre. In these areas the focus will be on bringing forward adequate development capacity, the co-ordination of public and private investment, and the delivery of enabling infrastructure.

Strategic Industrial Locations (SIL)

In the designated SIL, the following uses will be permitted and safeguarded: a - Class B1(b) and B1(c), b - Class B2, and c - Class B8. Notwithstanding the above uses, proposals on sites in the SIL where non Class B operations are already in existence should seek to provide Class B uses. Proposals involving non Class B uses on these sites should provide employment generating uses that reinforce the role of the SIL. Proposals in the SIL for Class B uses that include a quantum of floorspace to be used for display and sales should demonstrate that this quantum of floorspace is clearly ancillary to the primary Class B uses. On land in the SIL identified as an Office Cluster, Class B1(a) uses will be permitted as a primary use for the land, provided that the use does not impede effective operation of other nearby businesses in the SIL. On land elsewhere in the SIL, proposals involving a Class B1(a) use should demonstrate that the use is clearly ancillary to a primary Class B1(b), B1(c), B2 or B8 use. Proposals for waste management and disposal installations will be permitted, provided that the use does not impede the effective operation of other nearby businesses in the SIL or the primary function of the SIL as an Industrial Business Park.

Locally Significant Industrial Sites (LSIS)

In the designated LSISs, the following uses will be permitted: a - Class B1(a), provided that the use is consistent with relevant Office and Town Centre Policies and does not impede effective operation of neighbouring businesses or the broader LSIS, b - Class B1(b) and B1(c), c - Class B2, and d - Class B8, provided that the scale and design of the premises are congruous with adjoining premises and the LSIS as a whole. Proposals for employment generating uses that would result in a loss of Class B uses on a site will be permitted provided that the following is demonstrated: a - the site is no longer suitable or viable for the existing or any potential Class B use, by refurbishment or redevelopment, in the medium to long term (as demonstrated through a period of recent, active marketing undertaken prior to the submission of a planning application, to the Council's satisfaction), b - the proposed development contains a similar quantum of floorspace for employment generating uses and is flexibly designed to allow for future refurbishment for a range of industrial uses and other compatible employment uses, c - the proposed use would not compromise the primary function of the LSIS, or the capacity of neighbouring sites in the LSIS to continue to accommodate Class B uses in the medium to long term, and d - the proposed development is compatible in scale and design with its surroundings.

Non-Designated Employment Land

The Council will seek improvements to the quality and quantity of employment floorspace on sites containing existing industrial and related employment uses outside designated SILs and LSISs. Proposals for change of use or redevelopment of non-designated sites containing Class B uses for alternative employment generating uses will normally be allowed provided that the amenity of any nearby residential areas is not detrimentally affected. Proposals for change of use of non-designated sites accommodating Class B uses to a non-employment generating use will be considered on the following criteria: a - whether there is a demonstrated lack of demand for the existing permitted uses, including evidence of recent, active marketing of the site for reuse or redevelopment undertaken prior to the submission of a planning application over a minimum period of six months, b - whether all opportunities for reuse or redevelopment for employment generating uses have been fully explored, both in terms of existing and any alternative uses and layouts, including small/more flexible business units, and c - where the site is capable of accommodating a mixed use scheme, whether the proposal includes the reprovision of a similar quantum of floorspace for employment generating uses, that is flexibly designed to allow for refurbishment for a range of employment uses.

Business Improvement Areas (BIA)

The Council will seek to manage and improve the supply of high quality office floorspace in Bromley Town Centre through designating the following as BIA: a - London Road, b - Bromley North, and c - Bromley South. Redevelopment proposals resulting in the loss of Class B1(a) floorspace or which compromise the primary function of the BIA will not be permitted. The Council will work with businesses to secure quantitative and qualitative improvements to premises and facilities in these areas to ensure a good supply of high quality office accommodation.

Office Clusters

The Council will work to retain and manage an adequate stock of good quality office floorspace in the Borough through safeguarding the following as Office Clusters: a - Crayfield Business Park, Cray Business Corridor, b - Knoll Rise, Orpington Town Centre, and c - Masons Hill, Bromley Town. Redevelopment proposals will be expected to reprovide at least the same quantum of office floorspace.

Office Uses Outside Town Centres and Office Clusters

Proposals for new office development will be expected to be located within designated Town Centres (provided that the retail function of the town centre is not impaired) and Office Clusters. On sites outside designated Town Centres and Office Clusters, proposals for Class B1(a) will be permitted, provided that they are consistent with Town Centres Policies. The redevelopment or change of use of existing Class B1(a) use sites outside of Town Centres and Office Clusters for non-Class B1(a) uses will be permitted, provided that: a - there is a demonstrated lack of demand for the existing use or any potential alternative uses and formats under Class B1(a), including evidence of recent, active marketing of the site for reuse or redevelopment undertaken prior to submission of a planning application, over a minimum period of six months, and b - where the site is capable of accommodating a mixed use scheme, the proposal seeks to reprovide a sufficient quantum of flexibly designed floorspace for employment generating uses.

Home Working

In cases where planning permission is required, the Council will normally permit the use, by the householder, of part of a dwelling for business purposes only where: a - the business use is secondary to the primary residential use of the property, b - the business use does not generate an unacceptable level of additional vehicular or pedestrian traffic so as to be detrimental to residential amenity, and c - the residential character of the area is not unduly affected by noise, advertising (see also Policy 102) or other inconveniences.

Hotels

Proposals for a hotel will be permitted provided that: a - it is located in or on the edge of Bromley or Orpington town centres, or within a district centre or a local centre. Outside of these locations, applicants must demonstrate a need for the hotel and must show that a sequential approach to site selection has been applied and that there are no suitable or available sites in the town centres, edge of town centres or within district and local centres before considering out of centre sites in locations accessible by a choice of means of transport, and b - the hotel will be well-separated from neighbouring residential properties and not give rise to unacceptable levels of noise and disturbance to occupiers of nearby properties. Normally, applications for change of use to hotels, guesthouses and boarding-houses will only be permitted where: a - the use is compatible with the character of the area and will not give rise to unacceptable levels of noise and disturbance to occupiers of nearby properties, and b - the existing floor space of the property is greater than 170sqm.

Sustainable Design and Construction

All applications for development should demonstrate how the principles of sustainable design and construction have been taken into account alongside the principles set out in the general design policy.

Carbon Dioxide Reduction, Decentralised Energy Networks and Renewable Energy

Major developments should aim to reduce their carbon dioxide emissions in accordance with the levels set out in the London Plan. Planning applications for major development should include evidence of how the energy requirements and carbon dioxide emissions of proposed developments have been assessed and propose a clear reduction strategy in line with the energy hierarchy. Information submitted should be sufficient to demonstrate how the relevant London Plan policies have been addressed and how the strategy can be fully implemented without additional permissions. Major development proposals should investigate the potential for connecting to an existing decentralised heat or energy network or developing a new site-wide network and the potential for renewable energy should be assessed as part of the design of the development to ensure successful integration. The carbon dioxide reduction target should be met on site unless it can be demonstrated that it is not feasible. Any shortfall may be met through an identified project off-site or through a payment in lieu to a local carbon off-setting scheme.

Noise Sensitive Development in Biggin Hill

Planning applications for new noise-sensitive development at, or in the vicinity of, Biggin Hill Airport will be assessed against the effect levels set out in the Noise Policy Statement for England. New noise sensitive development in areas likely to experience adverse impacts will be required to take steps to minimise and mitigate those effects as far as possible. Planning permission will not normally be granted where mitigation cannot prevent new development experiencing effects at or above the Significant Adverse Effects Level.

Planning for Sustainable Waste Management

The Council will support sustainable waste management by: Implementing the waste hierarchy in its approach to future waste management Allocating the strategic waste management sites of Waldo Road, Churchfields and Cookham Road and safeguarding them for waste uses only. Working in collaboration with the London Boroughs of Bexley, Greenwich, Southwark, Lewisham and City of London to make optimum use of waste management capacity in the south east London sub region. Meeting the London Plan waste apportionment targets.

Reducing Flood Risk

In order to address existing flood risk and to reduce the impact of new development, the Council will: Work with the Environment Agency, landowners and developers, based on the findings of the most recent SFRA and other Plans, to manage and reduce flood risk from all sources of flooding. Apply the sequential and exception tests to avoid inappropriate development in relation to flood risk. Implement sustainable drainage system (SUDs) across the borough and work towards effective management of surface water flooding. Fully engage in flood risk emergency planning including the pre, during and post phases of flooding event. Propose ensure the implementation of measures to mitigate flood risk across the borough that are effective, viable, attractive and enhance the public realm and ensure that any residual risk can be safely managed. To minimise river flooding risk, development in Flood Risk Areas (Environment Agency Flood Zones 2 and 3 and surface water flood risk hotspots) will be required to seek opportunities to deliver a reduction in flood risk compared with the existing situation. In Flood Risk Areas the sequential test and exception test as set out in the NPPF and associated technical guidance should be applied. Flood Risk Assessments should be submitted in support of all planning applications in these areas and for major development proposals across the Borough. All development proposals should reduce surface water run-off entering the sewerage network reduce rainwater run-off through the use of suitable Sustainable Drainage Systems (SUDS) as far as possible.

Sustainable Urban Drainage Systems (SUDS)

All developments should seek to incorporate Sustainable Urban Drainage Systems (SUDS) or demonstrate alternative sustainable approaches to the management of surface water as far as possible. Applications for developments located within Flood Zones 2, 3a and 3b and in Flood Zone 1 for areas identified as hot spots in Bromley's Surface water Management Plan (SWAMP), Preliminary Flood Risk Assessment (PFRA) and in the Strategic Flood Risk Assessment must be accompanied by a site-specific Flood Risk Assessment (FRA).

Contaminated Land

Where the development of contaminated land, or land suspected of being contaminated, is proposed, details of site investigations and remedial action should be submitted. Applicants are required to submit, for approval: A desk study before starting investigations on site A full site investigation including relevant sampling and analysis to identify pollutants, risks and a remediation strategy A remediation strategy A closure report on completion of works Land should be remediated to a standard such that there is no appreciable risk to end users or other receptors once the development is complete.

Noise Pollution

In order to minimise adverse impacts on noise sensitive receptors, proposed developments likely to generate noise and or vibration will require a full noise/ vibration assessment to identify issues and appropriate mitigation measures. In most cases where there is a risk of cumulative impact on background level over time or where an area is already subject to an unsatisfactory noise environment, applicants will be required to ensure that the absolute measured or predicted level of any new noise source is 10dB below the existing typical background LA90 noise level when measured at any sensitive receptor. New noise sensitive development should be located away from existing noise emitting uses unless it can be demonstrated that satisfactory living and working standards can be achieved and that there will be no adverse impacts on the continued operation of the existing use. The design and layout of new development should ensure that noise sensitive areas and rooms are located away from parts of the site most exposed to noise wherever practicable. External amenity areas should incorporate acoustic mitigation measures such as barriers and sound absorption where this is necessary and will assist in achieving a reasonable external noise environment. In mixed use buildings, conversions and changes of use which increase internal noise should incorporate measures to minimise the transfer of noise between different parts of the building. An airborne sound insulation of at least 55dB D'nT,w + Ctr will usually be expected in separating partitions between residential dwellings and non-residential noise generating uses. A higher standard may sometimes be necessary depending on the nature of the development.

Air Quality

Developments which are likely to have an impact on air quality or which are located in an area which will expose future occupiers to pollutant concentrations above air quality objective levels will be required to submit an Air Quality Assessment. Developments should aim to meet "air quality neutral" benchmarks in the GLA's Air Quality Neutral report. In the designated Air Quality Management Area: Developments should incorporate Ultra Low NOx boilers Biomass boilers should be avoided unless emission standards can be met.

Ventilation and Odour Control

Proposals for restaurants and cafes (Class A3), drinking establishments (Class A4) and hot food takeaways (Class A5) should include details of an adequate ventilation system to prevent the escape of fumes to the outside whilst minimising noise, vibration and visual impact.

Light Pollution

Lighting in new development, including flood lighting, should be at an appropriate level so as to minimise impact on amenity whilst ensuring safe and secure places. Lighting should: i. have no adverse effect on residential amenity through glare or hours of operation, ii. not be visible from the wider area, and iii. have no adverse impact on road safety, landscape or nature conservation.

Allotments and Leisure Gardens

The Council will explore opportunities for new allotments and safeguard existing land used as allotments. Development of allotment sites will only be considered where appropriate reprovision of plots is made in accessible locations. In areas deficient in open space, any development enabled by replacement allotment provision elsewhere, will also be expected to retain an element of open space for public use within the redevelopment.

Trees in Conservation Areas

Development will not be permitted if it will damage or lead to the loss of one or more significant and/ or important trees in a Conservation Area, unless: a) Removal of the tree/s is necessary in the interest of good arboriculture practice, or b) The benefit of the development outweighs the amenity value of the tree/s. In granting permission for the development, one or more appropriate replacement trees of a native species will be sought on site through the use of conditions or planning obligations.

The Green Belt

Within the Green Belt permission will not be given for inappropriate development unless very special circumstances can be demonstrated that clearly outweigh the harm by reason of inappropriateness or any other harm. The construction of new buildings on land falling within the Green Belt will be inappropriate, unless it is for the following purposes: a. agriculture and forestry; b. appropriate facilities for outdoor sport and outdoor recreation and cemeteries which preserve the openness of the Green Belt and do not conflict with the purposes of including land in it; c. extension or alteration of a building that it does not result in disproportionate additions over and above the size of the original building; d. the replacement of a building, provided the new building is in the same use and not materially larger than the one it replaces; e. limited infilling in villages, and limited affordable housing for local community needs under policies set out in the Local Plan; or f. limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development. Certain other forms of development are also not inappropriate in the Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including land in Green Belt. These are: a. mineral extraction; b. engineering operations; c. local transport infrastructure which can demonstrate a requirement for a Green Belt location; d. the re-use of buildings provided that the buildings are of permanent and substantial construction; and e. development brought forward under a Community Right to Build Order.

Metropolitan Open Land

The Metropolitan Open Land (MOL) will be given the same level of protection as Green Belt. The exceptions to inappropriate development are consistent with Green Belt policy and permission will not be given for inappropriate development except in very special circumstances.

Land Adjoining Green Belt or Metropolitan Open Land

Proposals for development on land abutting either the Green Belt or Metropolitan Open Land (MOL), should ensure that they have no detrimental effect on the visual amenity, character or nature conservation value of the adjacent designated area.

South East London Green Chain

Development proposals will be required to respect and not harm the character or function of the Green Chain or the Green Chain Walk. Measures to protect this designated area are to include the use of suitable screening, landscaping or in appropriate areas the planting of native vegetation and enhancing of wildlife habitats.

Urban Open Space

Proposals for built development in Urban Open Space (UOS) will be permitted only under the following circumstances: a - The development is related to the existing or allocated use (in this context, neither residential nor indoor sports development, other than sports development related to educational use on the site, will normally be regarded as being related to the existing use); or b - The development is small scale and supports the outdoor recreational uses or children's play facilities on the site; or c - Any replacement buildings do not exceed the site coverage of the existing development on the site. Subject to the clauses above, where built development is involved; the Council will weigh any benefits being offered to the community, such as new recreational or employment opportunities, against a proposed loss of open space. Where there is a demonstrable need for additional educational buildings sensitive design and siting will be sought to ensure that the impact on the open nature of the site is limited as far as is possible without compromising the educational requirements. In all other cases the scale, siting, and size of the proposal should not unduly impair the open nature of the site.

Local Green Space

Local Green Space is green or open space which has been demonstrated to have special qualities and holds particular significance to the local community which it serves. Development which causes harm to the "special qualities" of a Local Green Space as defined within its Statement of Significance but is otherwise policy compliant will be considered inappropriate and will not be accepted except in very special circumstances.

Outdoor Recreation and Leisure

Proposals for development related to outdoor recreational uses on land designated as Green Belt, Metropolitan Open Land (MOL) or Green Chain will be permitted provided that: a - Within the Green Belt or MOL the proposal constitutes appropriate development or use of land, as defined in the National Planning Policy Framework, b - Within the Green Belt the proposal maximises opportunities to provide better access to the countryside, c - Activities ancillary to the use or development proposed are small scale and do not adversely affect either the character or function of the designated areas; and d - It is accessible by a choice of means of transport.

Outdoor Sport, Recreation and Play

The Council seeks to retain sports, recreation and playing fields and will resist their loss unless it can be demonstrated that the open space, buildings and other land used for sport, recreation and play are surplus to requirements. In such cases, if there is a deficiency in another category of open space, proposals will be required to secure the conversion of part of the site or of other land to reduce or eliminate that deficiency. The Council will support the enhancement of outdoor sport and recreation facilities provided that: a - Proposals address nature conservation, Green Belt and Open Space Policies, and b - Any loss from a proposed development is re-provided to an equivalent or higher standard in terms of quantity and quality in a suitable location, or the development is for alternative sports and recreation provision, the need for which clearly outweighs the loss, and c -The activity and associated car parking do not adversely affect the countryside, nature conservation, or amenities of adjoining occupiers in ways which cannot be mitigated though planning conditions or obligations.

Public Open Space Deficiency

The Council will seek, where opportunities arise and finance permits, to secure improvements in the amount and distribution of, and access to, open space in areas of deficiency identified by the Council.

Public Rights of Way and Other Recreational Routes

Planning permission will not be granted for development affecting a Public Right of Way unless the proposals include either the retention or diversion of the Right of Way such that, as a route, it is no less attractive, safe or convenient for public use. The same principle will apply to all other requests for changes to the Rights of Way network. Where appropriate additional routes to create links to Access Land, between open spaces and between established walks or for improvements or maintenance to existing walks will be sought through the use of conditions or planning obligations.

Horses, Stabling and Riding Facilities

Stable blocks, loose boxes and other essential buildings and associated works connected with equestrian activities will generally only be permitted if: a - The siting, scale, form and materials of such developments would not have any adverse visual impact on the open or rural character of the Green Belt or areas of Metropolitan Open Land; b - Such developments would not result in any detriment to the amenities enjoyed by the occupants of any adjoining residential properties; c - They are, wherever possible, sited close to any existing built development on the site and suitably sited in relation to their surroundings; d - They are adequately screened; the proposal will not adversely affect areas which are of importance for nature conservation; and e - The proposal will not result in an unacceptable intensification of horse-related activities. f - Further to the above the council will encourage joint applications which incorporate rides through the land involved and a communal jumping area, if required, subject to other policies of the Plan.

Agricultural Land

Development that complies with the requirements of the Local Plan Green Belt Policy but will lead to the loss of the best and most versatile agricultural land will be expected to be designed to allow for future economic re-use of the land for agriculture.

Development Related to Farm Diversification

Development related to farm diversification schemes will be permitted where: a - There is evidence that the wider benefits of farm diversification contribute to the very special circumstances required by Policy 50; b - The scheme proposed preserves the openness of the Green Belt and does not conflict with the purposes of including land in it; and c - There is no harm to the retail viability of nearby shops or to existing rural businesses.

Minerals Workings and Associated Development

In considering planning applications for mineral extraction, the Council will require assurance that: a - The quality and quantity of the mineral concerned is such that any working would be economically viable; b - Any associated development to be located on the site is essential to the viability of the proposal; and c - The land will be restored to an appropriate Green Belt use when extraction is complete. The Council will seek to ensure that the effects of mineral extraction, including associated development and generated traffic are minimised. Proposals will be required to meet each of the following criteria, where appropriate: d - Best and most versatile agricultural land (as defined in Policy 62) must be capable of being restored to, or close to, its former undisturbed physical characteristics; e - No long term effects on the landscape should result, and the short term effects must be minimised; and f - Restoration should be carried out to a high standard.

Development and SSSI

A development proposal within or that may have an adverse effect on a Site of Special Scientific Interest will not be permitted unless: It can be demonstrated that there is no alternative solution and the reasons for the development clearly outweigh the nature conservation or scientific interests of the sites, or The value and interests of the site can be protected from damaging impact by mitigating measures secured by the use of conditions or planning obligations.

Development and Nature Conservation Sites

A development proposal that may significantly affect the nature conservation interest or value of a Local Nature Reserve (LNR), Site of Importance for Nature Conservation (SINC) or a Regionally Important Geological Site (RIG) will be permitted only: If it can be shown that the reasons for the development or benefits to the local community from the development outweigh the interest or value of the site, or Any harm can be overcome by mitigating measures, secured through conditions or planning obligations.

Wildlife Features

Where development proposals are otherwise acceptable, but cannot avoid damage to and/or loss of wildlife features, the Council will seek through planning obligations or conditions: Inclusion of suitable mitigation measures; and The creation, enhancement, and management of wildlife habitats and landscape features to contribute towards the Bromley Biodiversity Action Plan.

Additional Nature Conservation Sites

If during the course of an application for a development proposal the nature conservation interest of the site becomes evident, the protection and active management of that site will be sought as part of the proposal.

Protected Species

Planning permission will not be granted for development or change of use of land that will have an adverse effect on protected species, unless mitigating measures can be secured to facilitate survival, reduce disturbance or provide alternative habitats.

Development and Trees

Proposals for new development will be required to take particular account of existing trees on the site and on adjoining land, which in the interests of visual amenity and/or wildlife habitat, are considered desirable to be retained. Tree preservation orders will be used to protect trees of environmental importance and visual amenity. When trees have to be felled, the Council will seek suitable replanting.

Conservation and Management of Trees and Woodlands

To improve the amenity and conservation value of trees and woodlands, the Council will: Encourage appropriate beneficial management; Encourage appropriate new tree planting in suitable locations; and Promote public interest in and enjoyment of trees and woodlands.

Hedgerows and Development

In considering development proposals, the Council will normally expect the retention and beneficial management of any existing hedgerow; where a hedgerow is to be removed, the Council will, where appropriate, require its replacement with native hedgerow species.

Kent Downs Area of Outstanding Natural Beauty

The Council will protect, conserve and enhance the Kent Downs Area of Outstanding Natural Beauty (AONB) and its setting, from development considered to have a detrimental impact on the landscape of the area.

Landscape Quality and Character

In considering development proposals and in the management of its own land and operations, the Council will: Seek to safeguard the quality and character of the local landscape; and Seek the appropriate restoration and enhancement of the local landscape through the use of planning obligations and conditions

Green Corridors

In considering development proposals, the Council will assess the likely impact on the quality and character of green corridors through the Borough and will seek and support appropriate enhancement and management.

Biodiversity and Access to Nature

The Council will enhance biodiversity across the Borough, assist ecological restoration and address spatial deficiencies in access to nature by: Using the procedures in the Mayor's Biodiversity Strategy to identify and secure the appropriate management of sites of metropolitan, borough and local importance for nature conservation in consultation with the London Wildlife Sites Board. Identifying areas deficient in accessible wildlife sites and seek opportunities to address them.

Statutory Listed Buildings

Applications for development involving a listed building or its setting, or for a change of use of a listed building, will be permitted provided that the character, appearance and special interest of the listed building are preserved and there is no harm to its setting. Where a proposal is judged to cause harm then it will be assessed against the relevant test in the National Planning Policy Framework (NPPF) depending on whether the harm caused is substantial or less than substantial. In the case of change of use, it is often preferable that a building is used for the purpose for which it was built, but where new uses are proposed the impact of these on the special interest of the heritage asset will be considered carefully. Applications for planning permission that involve total or substantial demolition of a listed building are wholly exceptional and will be considered as substantial harm and will be assessed against the tests laid out in paragraph 133 of the NPPF.

Locally Listed Buildings

Buildings on the Local List are considered to be non-designated heritage assets in the National Planning Policy Framework (NPPF). A proposal to alter, extend or for the change of use of a locally listed building will be permitted provided that: It is sympathetic to the character, appearance and special local interest of the building; and It respects its setting. Proposals to replace such buildings will be assessed against paragraph 135 of the NPPF, taking into account the scale of harm or loss and the significance of the heritage asset.

Other Non-Designated Heritage Assets

Where non-designated heritage assets are highlighted as at risk of harm from a planning application, clearly demonstrable reasons or evidence of their significance will be required. Where the Council agrees that such assets are worthy of protection, proposals to replace such buildings will be assessed against paragraph 135 of the National Planning Policy Framework (NPPF), taking into account the scale of harm or loss and the significance of the heritage asset.

Conservation Areas

Conservation Areas are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Proposals for new development, for engineering works, alteration or extension to a building or for change of use of land or buildings within a conservation area will need to preserve and enhance its characteristics and appearance by: Respecting or complementing the layout, scale, form and materials of existing buildings and spaces; Respecting and incorporating in the design existing landscape or other features that contribute to the character, appearance or historic value of the area; and Using high quality materials. A proposal for a development scheme that will involve the total or substantial demolition of an unlisted building in a conservation area that makes a positive contribution can be judged as causing substantial harm and will be assessed against the tests laid out in paragraph 133 of the NPPF. Where the building proposed for demolition makes a negative or neutral contribution to the conservation area the merit of the proposed replacement will be weighed against any loss or harm. Permission for demolition will only be granted once a suitable replacement has been accepted. A condition will be imposed on a planning permission granted, to ensure that demolition shall not take place until a contract for the carrying out of the development works has been made.

Development Adjacent To a Conservation Area

A development proposal adjacent to a conservation area will be expected to preserve or enhance its setting and not detract from views into or out of the area.

Historic Parks and Gardens

Applications within or adjoining a Registered Historic Park or Garden will be expected to protect the special features, historic interest and setting of the park or garden. The Council will seek to ensure that the park or garden is appropriately managed or maintained in a manner which reflects its status and designation.

Scheduled Monuments and Archaeology

Planning permission will not be granted for development that would adversely affect Scheduled Ancient Monuments or other Nationally Important Archaeological Sites, involve significant alterations to them or harm their settings. When considering planning applications for development involving excavation or other ground works the Council will require that: Within the defined Areas of Archaeological Significance, a written statement of the likely impact is submitted in the form of an archaeological assessment (which can be desk based); where necessary information cannot be obtained by other means, an archaeological field evaluation should be carried out prior to determination; At sites of potential archaeological importance (as defined below), where permanent preservation in situ is not justified, provision shall be made for an appropriate level of investigation and recording to be is undertaken by a recognised archaeological organisation before any development commences. Where investigations indicate that in situ preservation is inappropriate, excavation and recovery should be carried out by a reputable archaeological body, before development commences. Any such investigations shall be in accordance with a detailed scheme to be approved in advance by the Council and the results shall be subsequently published. Where in situ preservation is appropriate, suitable designs, land uses and management strategies will be required, and any archaeological strategy that the Council may produce in the future should be promoted.

Housing Supply

The Council will make provision for a minimum average of 641 additional homes per annum over the ten year plan period and where possible over the fifteen year plan period which will be achieved by: a - The development of allocated sites and sites with planning permission; b - Town centre renewal involving the provision of housing; c - The development of housing within Renewal Areas; d - The development or redevelopment of windfall sites; e - The conversion of suitable properties; f - Mixed use developments including housing in suitable locations; g - The provision of suitable non self-contained units; h - Vacant properties being brought back into use; i - Resisting the loss of existing housing except where accommodation is unsuitable and incapable of being adapted for continued residential use or where the proposal meets an identified need for community facilities; and j - The development of housing in Broad Locations (additional large sites within Bromley Town Centre, Orpington Town Centre and other areas where there is existing large scale retail and sites due to public sector restructuring and other land disposal). The following sites are allocated to include residential development as outlined in Appendix 10.2 of the Plan: Bromley Civic Centre Land adjacent to Bromley North Station The Hill Car Park and adjacent lands Gas holder site, Homesdale Road Land adjacent to Bickley Station Bromley Valley Gym and adjacent land, Chipperfield Road and adjoining land Orchard Lodge, William Booth Road Bassetts Campus, Broadwater Gardens Former Depot, Bruce Grove, Orpington West of Bromley High Street and land at Bromley South 18-44 Homefield Rise, Orpington Small Halls, York Rise, Crofton Road Banbury House, Bushell Way, Chislehurst Allocated sites will be subject to all relevant policies within the Local Plan and in addition subject to site specific requirements where necessary.

Conversion of Non-Residential Buildings to Residential

The Council will permit the conversion of [genuinely redundant] non-residential buildings to residential use, subject to compliance with Policy 83 Non-Designated Employment Land, Policy 97 Change in Use of Upper Floors and Policy 99 Residential Accommodation achieving good quality living accommodation, residential amenity and compliance with relevant building regulations. Proposals should ensure that on street and/or off street parking resulting from the development will not cause unsafe or inconvenient highways conditions.

Specialist & Older Peoples Accommodation

The Council supports the provision of specialist housing across all tenures, where they are conveniently located for a range of local shops, services and public transport, appropriate to the mobility of the residents, and they provide appropriate parking and suitably landscaped amenity space. Proposals involving the loss of sites currently providing specialist accommodation will be resisted unless: a - it can be demonstrated that there is no demand for the existing accommodation and no demand for sites from alternative providers, or b - there is equal or greater replacement provision of improved specialist accommodation in an alternative appropriate location. Where opportunities arise to maximise the use of sites currently providing specialist accommodation, proposals for extensions or redevelopments to providing additional accommodation will be looked on favourably, subject to appropriate scheme design.

Provision of Affordable Housing

In order to meet the needs of the Borough, the Council will: a) seek affordable housing on all housing developments capable of providing 11 residential units or more or where the residential floorspace is more than 1000sqm, irrespective of the number of dwellings. On all sites at, or above, this threshold negotiations will take place to determine the number of affordable dwellings to be provided. In negotiating the amount of affordable housing on each site, the Council will seek 35% provision with 60% social-rented/affordable rented housing and 40% intermediate provision, unless it can be demonstrated that a lower level should be sought or that the 60:40 split would not create mixed and balanced communities. The affordability of different elements of the scheme should not immediately be apparent from the siting, design and layout. The affordable housing should be made available for transfer or occupation before a certain proportion (to be determined through negotiations between the Council and developer) of the market housing is occupied. Where an applicant proposes a level below the 35%, or the tenure mix is not policy compliant, the Council will require evidence within a Financial Viability Appraisal that will be independently assessed. b) seek to maximise the use of housing grants and other funding to increase the level of affordable housing above the figure secured in a). c) support the delivery of affordable housing through other sources of supply, such as estate regeneration, bringing vacant units back into use and other forms of housing which demonstrate they can help meet need. Payments in lieu Where it has been determined that a site meets the size threshold and is suitable for affordable housing, payment in-lieu of affordable housing on site or provision in another location will be acceptable only in exceptional circumstances and where it can be demonstrated that: it would be impractical to transfer the affordable housing to a registered provider (RP); or on-site provision of affordable units would reduce the viability of the development to such a degree that it would not proceed; or on-site provision of affordable units would not create mixed and balanced communities and there would be benefit in providing such units at another location. The Council's Planning Obligations Supplementary Planning Document will provide detail to assist in the interpretation and implementation of this policy.

Backland and Garden Land Development

New residential development will only be considered acceptable on backland or garden land if all of the following criteria are met: a - There is no unacceptable impact upon the character, appearance and context of an area in relation to the scale, design and density of the proposed development; b - There is no unacceptable loss of landscaping, natural habitats, or play space or amenity space; c - There is no unacceptable impact on the residential amenity of future or existing occupiers through loss of privacy, sunlight, daylight and disturbance from additional traffic; d - A high standard of separation and landscaping is provided.

Housing Design

All new housing developments will need to achieve a high standard of design and layout whilst enhancing the quality of local places. Housing schemes will also need to respect local character, spatial standards, physical context and density. The Council will expect all of the following requirements to be demonstrated: a - The site layout, buildings and space around buildings are designed to a high quality, recognising as well as complimenting the qualities of the surrounding areas; b - Minimum space standards for dwellings as set out in Policy 3.5 and Table 3.3 of the London Plan and the London Plan Housing Supplementary Planning Guidance (as updated); c - The provision of sufficient external, private amenity space that is accessible and practical; d - The provision of appropriate play space in accordance with the Mayor's Play and Informal Recreation SPG; e - Off-street parking that is well integrated within the overall design of the development; f - Density that has regard to the London Plan density matrix whilst respecting local character, including heritage; g - Layout that is designed to give priority to pedestrians and cyclists over the movement and parking of vehicles; h - Safety and security measures are included in the design and layout of buildings and public areas; i - Ninety percent of new housing meets Building Regulation requirement M4 (2) 'accessible and adaptable dwellings; and j - Ten percent of new housing meets Building Regulation requirement M4 (3) 'wheelchair user dwellings' i.e. is designed to be wheelchair accessible, or easily adaptable for residents who are wheelchair users.

Dwellings in the Green Belt or on Metropolitan Open Land

Extensions or alterations to dwellinghouses in the Green Belt or Metropolitan Open and (MOL) will only be permitted if: a - The net increase in the floor area over that of the original dwellinghouse is no more than 10%, as ascertained by external measurement; and b - Their size, siting, materials and design do not harm visual amenities or the open or rural character of the locality; and c - The development does not result in a significant detrimental change in the overall form, bulk or character of the original dwellinghouse. Proposals to extend converted or replacement dwellings will not normally be permitted. Other development within the curtilage is inappropriate by definition and would only be permitted where very special circumstances have been demonstrated.

Replacement Residential Dwellings in the Green Belt

Where a building is in residential use in the Green Belt or on Metropolitan Open Land (MOL), the Council will permit its replacement by a new dwelling providing that: a - The resultant dwelling (including garaging and any accommodation below ground) does not result in a material net increase in floor area compared with the existing dwelling as ascertained by external measurement; and b - The size, siting, materials and design of the replacement dwelling and of any associated works (such as boundary fences or walls) does not harm visual amenities or the open or rural character of the locality.

Residential Extensions

The design and layout of proposals for the alteration or enlargement of residential properties will be required to satisfy all of the following criteria: a - the scale, form and materials of construction should respect or complement those of the host dwelling and be compatible with development in the surrounding area; b - space or gaps between buildings should be respected or maintained where these contribute to the character of the area; c - dormer windows should be of a size and design appropriate to the roofscape and sited away from prominent roof pitches, unless dormers are a feature of the area.

Agricultural Dwellings

When considering applications for agricultural workers' dwellings, the Council will require to be satisfied that: a - There is a clearly established existing need for an agricultural dwelling; b - The need relates to a full-time worker, or one who is primarily employed in agriculture, and does not relate to a part-time requirement; c - The unit and the agricultural activity concerned have been established for at least 3 years, have been profitable for at least one of them, and are currently financially sound, and have a clear prospect of remaining so; d - The need for accommodation could not be fulfilled by another dwelling on the unit, or other existing accommodation in the area (including living in the adjoining/nearby built up area) which is suitable and available for occupation by the workers concerned; e - The size of the dwelling is commensurate with the established functional requirement; and f - All other planning requirements are satisfied.

Temporary Agricultural Dwellings

When considering applications for temporary agricultural workers' dwellings, the Council will require to be satisfied that: a - There is clear evidence of a firm intention and ability to develop the enterprise concerned; b - There is a functional need; c - There is clear evidence that the proposed enterprise has been planned on a sound financial basis; d - The functional need could not be fulfilled by another dwelling on the unit, or any other existing accommodation in the area (including living in the adjoining/nearby built-up area) which is suitable and available for occupation by the workers concerned; e - The size of the dwelling is commensurate with the established functional requirement; and f - All other planning requirements are satisfied.

Occupancy Conditions

Occupancy conditions for agricultural workers' dwellings in the countryside will only be removed when it is demonstrated that the dwelling is no longer needed, now and for the foreseeable future, for someone solely, mainly or last working in agriculture on the holding and in the dwelling's general locality. Where such conditions are removed, permission will not normally be granted for new agricultural or forestry workers' dwellings on the holding or on any new holding created by its sub-division. The Council may require an agreement under Section 106 of the Town and Country Planning Act 1990 preventing the sale of the dwelling or parts of the land separately from the land forming the holding.

Accommodation for Family Members

An extension to provide space for additional family members will be expected to meet the following criteria: a - the extension cannot be severed from the main dwelling-house, and b - is in-keeping with the design and scale of the existing dwelling-house, and c – access to the extension is provided and maintained through the original dwelling house.

Residential Conversions

A proposal for the conversion of a single dwelling into two or more self-contained residential units or non-self-contained accommodation will be permitted provided that: a - the amenities of occupiers of neighbouring dwellings will not be harmed by loss of privacy, daylight or sunlight or by noise and disturbance and; b - the resulting accommodation will provide a high quality living environment for the intended occupiers and; c - on and off street parking resulting from the development will not cause unsafe or inconvenient highway conditions and; d - the character and appearance of the area is not adversely affected and; e - there will not be a detrimental impact on housing choice in the locality and where accommodation at ground floor level is proposed, preference is given for family housing units with direct access to a garden, and f - safe and secure access is provided to each dwelling.

Airport Public Safety

The Council will not grant planning permission for development likely to interfere with the safe and efficient operation of the Airport or Technical Site, in accordance with the Department for Transport Circular 1/2003, having particular regard to the safeguarded area, as shown on the Safeguarded Area Map. Within the Public Safety Zones, shown on the Public Safety Zones Map, there will be a general presumption against most kinds of new development and against certain changes of use and extensions to existing properties, as described in Department for Transport Circular 01/2010.

Water and Wastewater Infrastructure Capacity

Planning permission will only be granted for developments which increase the demand for off-site water and wastewater infrastructure where: Sufficient capacity already exists; or Extra capacity can be provided in time to serve the development that will ensure that the environment and the amenities of other users are not adversely affected. In accordance with planning practice guidance, when there is a capacity constraint and improvements in off-site infrastructure are not programmed, planning permission will only be granted where the appropriate infrastructure improvements that will be completed prior to occupation of the development.

Delivery and implementation of the Local Plan

The Council will work with partners to deliver the vision, objectives and policies of this Local Plan: Requiring development to provide for the infrastructure, facilities, amenities and other planning benefits that are necessary to support and serve it; Working with relevant providers and developers to ensure necessary infrastructure is secured and delivered in time to support Bromley's consolidated growth and development and provide facilities for the borough's communities; Using planning obligations where appropriate alongside other suitable funding mechanisms to support the delivery of infrastructure, facilities and services to meet needs generated by development and to mitigate the impact of development; Working with neighbouring boroughs to co-ordinate delivery across boundaries; and, Monitoring the implementation of the Local Plan, and publish results annually in the Authority Monitoring Report.

Telecommunications Development

In a development involving telecommunication mast, base station or apparatus, applicants will be required to demonstrate that: a - the possibility of using an existing building, mast or other structure has been explored and proved to be unsuccessful, b - where the proposal is on or near a school or college, the relevant body of the school or college has been consulted, c - there is a need for the proposed development, d - the equipment meets the International Commission on Nonionizing Radiation Protection (ICNIRP) guidelines on the limitation of exposure of the general public to electro-magnetic field, e - regard has been given to locating a site which causes least visual impact subject to operational needs, f - any adverse impact on the character, appearance and amenity of the area or those of the building on which it is to be mounted has been minimised, and g - the design, siting and landscaping minimises the visual impact of the development and uses screening by trees or other landscaping or technologies to camouflage telecommunications apparatus, where appropriate.

Crystal Palace Strategic Outer London Development Centre

The Council will expect any proposals for the Crystal Palace Strategic Outer London Development Centre (SOLDC), as defined on the policies map, to maintain, enhance and support the unique existing strategic cultural, sports, tourism and leisure functions of the Crystal Palace Park. Any development proposals will be subject to other policies within the Local Plan, notably Metropolitan Open Land policies and guidance related to the Crystal Palace Park Conservation Area and will be required to be consistent with the objectives identified as part of the approved masterplan for the park. They will be expected to contribute to and/or strengthen as appropriate the sub-regional importance of the SOLDC having regard to its specialist identified strengths whilst maintaining and improving the park's open setting and the visual and landscaping amenities which inform its character and that of the key heritage assets within its boundaries. The Council will work with the Mayor, the community and other stakeholders to ensure that development proposals and other initiatives within the SOLDC contribute to the long term planning and regeneration strategies for the park and support where appropriate the wider Crystal Palace, Penge and Anerley Renewal Area objectives.

Waste Management in New Development

Major development proposals will be required to implement Site Waste Management Plans to reduce waste on site and manage remaining waste sustainably. New development will be required to include adequate space to support recycling and efficient waste collection. Integrated waste management in new development will be supported where appropriate.

New Waste Management Facilities and Extensions and Alterations to Existing Sites

New waste management facilities and extensions and/ or alterations to existing waste management facilities must demonstrate that they will not undermine the local waste planning strategy and help the Borough move up the waste hierarchy. The likely impact of the proposal on the local environment and on amenity will be considered against the development plan as a whole and the specific criteria for waste management facilities set out in the London Plan and national policy. New facilities, extensions and alterations should be well designed and contribute positively to local character as far as possible. Prospective developers of new waste management facilities will be expected to look to the Strategic Industrial Location in the Cray Business Corridor and then other industrial areas before other previously developed land. New waste facilities in industrial areas will only be acceptable where the proposed use does not impede effective operation of other nearby businesses nor undermine the primary function of the designation.

Education

The Council is committed to choice in education for parents and young people and will work, in partnership with agencies and providers, to ensure the provision of an appropriate range of educational facilities to cater for lifelong learning across the spectrum from early years to further and higher education, and including specialist provision. It will achieve this by: a - assessing the need for the range of education infrastructure over the plan period and allocating sites accordingly, (see Education Site Allocations Policy 29) b - defining land with permitted use for education purposes, including the sites of schools, colleges and purpose built day nurseries, and land allocated for such use through this plan, as 'Education Land' and safeguarding these sites for education purposes for the period of the plan. Whilst Education Land and buildings may also perform dual functions for wider community use, the redevelopment of education land for alternative uses, including other uses within the same use class, will not be permitted, c - permitting extensions to existing schools which seek to address local need, subject to Local Plan open space and conservation policies, unless there are demonstrably negative local impacts which substantially outweigh the need for additional education provision, which cannot be addressed through planning conditions or obligations. Proposals for school extensions on land adjacent to Education Land will also be considered favourably. In all cases new development should be sensitively designed to minimise the footprint of buildings and the impact on open space, particularly playing fields, as well as seeking to secure, as far as possible the privacy and amenities of any adjoining properties, whilst delivering the necessary educational infrastructure.

Educational Facilities

The Council will support proposals for new educational facilities which meet local need, looking first at opportunities to maximise the use of existing Education Land or redundant social infrastructure. Where new sites are required, proposals will be permitted unless there are demonstrably negative local impacts which substantially outweigh the need for additional education provision, which cannot be addressed through planning conditions or obligations, and subject to: a - open space and conservation policies b - the need for the provision locally, c - highway safety, and d - the accessibility of the site by means of transport other than the car. Particular weight will be attached to proposals involving the relocation of a Free School, which has operated from a site temporarily for a year, to a more suitable location. Where Free Schools have operated from buildings for a year under "Permitted Development" (Part 4, Class C of The Town and Country Planning (General Permitted Development) (England) Order 2015) (GPDO), and, having been unable to secure a more appropriate location, are required to seek planning permission to remain permanently, applications for planning permission, will be supported subject to compliance with the limited requirements under Part 3 Class T of the GPDO, which enables permanent changes of use. In all cases new buildings should be sensitively designed to minimise the footprint, loss of open space and the impact of development, seeking to secure as far as possible the privacy and amenities of any adjoining properties, whilst delivering the necessary educational infrastructure. Proposals involving the sharing of facilities, including open spaces, between educational facilities, and / or the dual use of educational facilities by the wider community will be encouraged.

Markets

The Council will seek to ensure the continuance of existing markets in the Borough and encourage proposals for new markets where: a - there would be no adverse disturbance to residential amenities; and adequate access is provided for servicing, and b - they make a positive contribution to the vitality and viability of the Town Centre.

Shopfronts and Security Shutters

The Council will resist the removal of shop fronts of architectural or historic merit. The Council will expect proposals for new shop fronts or alterations to existing shop fronts to demonstrate a high quality, which complements the original design, proportions, materials and detailing of the shop front, surrounding street scene and the building of which it forms part. Blinds, canopies or shutters where acceptable in principle must be appropriate to the character of the shop front and its setting; external security grilles will not normally be permitted; in sensitive areas, rigid and gloss finish blinds will be unacceptable. New signage and illumination to shop fronts must demonstrate a high quality of design, which complements the character and materials of the shop front and surrounding street scene and does not compromise public safety. New shop fronts must be designated to allow equal access for all users. When considering applications for security shutters the Council will resist solid shutters or those shutters that give the appearance of being solid. The Council will normally permit shutters of an open type where: a - shutter boxes are not over dominant, are contained within the shopfront and do not project from the face of the building; and b - both shutter boxes and shutters are not of untreated metal and are colour co-ordinated to match the shopfront.

Advertisements

Advertisements, hoardings and signs should: a - have regard to the character of the surrounding area, b - be in keeping with the scale, form and character of any buildings on which they are placed, c - generally not be located in residential areas and the Green Belt, Metropolitan Open Land (MOL) and Urban Open Space, d - preserve or enhance the character or appearance of conservation area, e - not be likely to create a hazard to road users, and f - avoid harm to the significance of listed buildings.

Bromley Town Centre Opportunity Area

The Council will prepare an Opportunity Area Planning Framework for Bromley Town Centre to deliver a minimum of 2,500 homes and an indicative 2,000 jobs and maximise its contribution to the vision and objectives of the Local Plan. This will form an early review of the Bromley Town Centre Area Action Plan and implementation of the Bromley Town Centre Housing Zone, as agreed by the Mayor in 2016, to promote Bromley's strategic role as a Metropolitan Town Centre and the Opportunity Area description in Table A1.1 of the London Plan. The review will: identify local area specific infrastructure requirements and prepare a specific Infrastructure Delivery Plan, identify further opportunities to optimise development capacity for residential, retail, offices, cultural and other Town Centre uses, and commence before the end of 2017/18 with a target for adoption of 2019/20.

Proposals for Main Town Centre Uses

The Council will require main Town Centre uses to be located within designated Town Centres or, if no in-centre sites are available, sites on the edge of centres. Only if suitable sites are not available in Town Centres or in edge of centre locations should out of centre sites be considered. Proposals for new main Town Centre uses outside of existing centres will be required to meet the sequential test as set out in the NPPF. Proposals for retail, leisure and office development outside of the Town Centres, over 2,500 sqm should include an assessment of: a - the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal, and b - the impact of the proposal on Town Centre vitality and viability, including local consumer choice and trade in the Town Centre and wider area, up to five years from the time the application is made.

Metropolitan & Major Town Centres

The Council will require development within Bromley Town Centre to contribute positively to the town's status as an Opportunity Area and to its role as a Metropolitan Centre. Proposals within Bromley Town Centre will be expected to have regard the objectives set out in the Area Action Plan adopted 2010. The Council will require development within Orpington Town Centre to provide a range of uses that will contribute towards its role as a Major Centre. Within the primary frontages in Bromley and Orpington Town Centres, as set out on the defined maps the Council will consider a change of use away from Class A1 where the proposal would meet all of the following criteria: a - not harm the predominant retail character of the shopping frontage, b - generate significant pedestrian visits during shopping hours, c - complement the existing shopping function of the Town Centre, d - not create an inappropriate over concentration of similar uses which would be harmful to the function or viability of the Town Centre, e - provide an active frontage at ground floor level line, and f - not result in adverse effects caused by crime, disorder or anti-social behaviour and have no adverse impact on residential amenity. Within the secondary frontages of Bromley and Orpington Town Centres the Council will consider a change of use away from Class A1 where the proposal would meet all of the following criteria: a - the use would provide a service that complements the shopping function of the Town Centre, b - not harm the retail character, attractiveness, vitality and viability of the Town Centre including unreasonably reducing the number of Class A1 units, c - retain an appearance which is compatible with the adjoining shops, and d - provides an active frontage at ground floor level line and not result in adverse effects caused by crime, disorder or anti-social behaviour and have no adverse impact on residential amenity. Elsewhere within the Town Centre boundary development proposals will be encouraged and expected to contribute positively to the vitality and viability of the Town Centre.

Bromley Shopping Centre (The Glades)

Within the main shopping centre the Council will only permit a change of use away from retail (Class A1), provided that the centre's primary retail function is not adversely affected.

District Centres

Within the primary frontages of Beckenham, Crystal Palace, Penge, Petts Wood and West Wickham District Centres as set out in the defined Town Centre maps, the Council will consider a change of use away from Class A1 where the proposal would: a - not harm the predominant retail character of the shopping frontage, b - generate significant pedestrian visits during shopping hours, c - complement the existing shopping function of the centre, d - not create an inappropriate over concentration of similar uses which would be harmful to the function or viability of the centre, and e - not result in adverse effects caused by crime, disorder or anti-social behaviour and have no adverse impact on residential amenity. Within the secondary frontages of Beckenham, Crystal Palace, Penge, Petts Wood and West Wickham District Centres as set out in the defined Town Centre maps, the Council will consider a change of use away from Class A1 where the proposal would meet all of the following criteria: a - the use would provide a service that complements the shopping function of the centre, b - not harm the retail character, attractiveness, vitality and viability of the centre including unreasonably reducing the number of Class A1 units, c - retain an appearance which is compatible with the adjoining shops/premises, and d - provide an active frontage at ground floor level. Elsewhere within the Town Centre boundary, development proposals will be encouraged and expected to contribute positively to the vitality and viability of the Town Centre.

Local Centres

Within identified shopping frontages of Local Centres (as set out in Appendix 10.9), changes of use from Class A1 (shops) to other uses will be permitted provided that the proposal would: a - not harm the retail character of the shopping frontage, b - have no adverse impact on residential amenity, c - not create a concentration of similar uses, d - attract visitors during shopping hours, and e - complement the shopping function of the centre. Uses within Classes A3 (Restaurants and Cafes), A4 (Drinking Establishments) and A5 (Hot Food Takeaways) will also have to comply with Policy 98. Proposals for changes of use from Class A1 (Shops) outside of identified shopping frontages to other uses will be permitted provided that it can be demonstrated that there has been a lack of demand for retail use.

Neighbourhood Centres, Local Parades and Individual Shops

Within designated Neighbourhood Centres and Local Parades (Appendix 10.9), the Council will require the retention of Class A1 shops, to support the provision of essential daily goods and services and ensure a range of uses consistent with the local character to contribute to its vitality and viability for shoppers. A change of use to non-A1 uses will only be considered if the use proposed contributes to the range of local services or the provision of local community facilities. The Council will consider the change of use of individual shops that do not fall within a Neighbourhood Centre or Local Parade where there is appropriate alternative provision within reasonable walking distance. In the more rural parts of the borough, the Council will seek to retain local shops and services and where possible encourage new ones (including farm shops). The Council will permit changes of use away from Class A1 where: a - it would not harm the vitality and viability of the surrounding community, and b - the use is appropriate and serves the local community.

Change in Use of Upper Floors

Proposals within the Town Centre areas, as defined in the Town Centre boundary plans (see Policy Map Set Part 2), for the conversion of upper floors of shops or commercial premises to residential, community, office accommodation, or leisure will be permitted, provided that: a - any physical alteration does not adversely affect the character or appearance of the property, b - residential or office use is compatible with adjacent/adjoining uses, c - there is no adverse effect on nearby environmental or residential amenity, d - a satisfactory living environment and standard of accommodation is provided, and e - adequate access and car parking can be provided (see transport policies). Where the proposal involves the loss of an office on upper floors, the applicant will need to demonstrate that it would not be feasible and/or viable to refurbish, renew or modernise the offices in order to meet the current requirements of occupiers. This should be demonstrated through marketing evidence and an independently validated viability assessment.

Restaurants, Pubs & Hot Food Takeaways

The Council will permit proposals for a new restaurant, café, drinking establishment and/or hot food takeaway where all of the following criteria are met: a - the proposal would not detract from the vitality and viability of the Town or Shopping Centre, b - the proposal would not result in an over concentration of food and drink establishments, c - there is no harm or loss of amenity to nearby residents through noise, disturbance, smells, fumes, litter and unneighbourly opening hours, and d - the proposal would not create undue traffic congestion as a result of the change of use.

Residential Accommodation

The Council will permit the change of use of ground floor premises in shopping areas to residential uses where all of the following criteria are met: a - the proposed use would not undermine the retail vitality and viability of the centre, b - the proposal would not be within the primary or secondary shopping frontage of a Metropolitan, Major or District Centre, c - vacancy of the unit can be demonstrated and that no other commercial or community use is interested in occupying the unit, and d - the design is in keeping with the character of the centre.

Parking

The Council will normally require off-street parking spaces to be provided in new residential development in accordance with Table 1 set out below: Table 1: Residential Parking Standards Bromley Residential Parking Standards (per unit) 4 bed 3 bed 1-2 bed PTAL Minimum of 2 Minimum of 1.5 Minimum of 1 0-2* 1.5 (min) - 2 (max) 1 (min) - 1.5 (max) 0.7 (min) - 1 (max) 2*-6a Parking for all other types of development is to be provided at levels set out in London Plan (LP) Table 6.2. In addition to the above, developments must: a provide designated blue badge parking as per LP Table 6.2; b meet minimum cycle parking standards as per LP Table 6.3; c ensure 1 in 5 spaces have provision (both active and passive) for electric vehicle charge points; and d make provision for a car club, if above the minimum Transport for London (TfL) threshold. Where parking pressures are identified at and around key public transport interchanges, new parking proposals will be supported on the basis that they do not undermine policies to encourage walking, cycling and public transport use. For development where servicing problems may arise, the Council will normally require off-street/rear servicing facilities.

Relieving Congestion

Any new development likely to be a significant generator of travel: a - should be located in positions accessible or capable of being made accessible by a range of transport modes, including public transport, walking and cycling; b - will require the submission of a Transport Assessment, setting out the impacts of their development on the local transport network (and strategic road network where applicable) and the mitigation measures proposed to deal with the impacts; c - will, where necessary, be required to enter into an agreement to submit and implement acceptable Travel Plans, Construction Logistics Plans, and Delivery and Servicing Plans; d - will need to incorporate or contribute to improvements to the highway network including traffic management measures that limit the significant impacts of the development and are designed to be sensitive to the surroundings; and e - encourages walking and cycling through the provision of suitable facilities (see Policy 33 Access for All).

Road Safety

The Council will consider the potential impact of any development on road safety and will ensure that it is not significantly adversely affected.

Access for All

The Council will: a - require that proposals are designed to ensure ease of access and movement for people with disabilities, both physical and sensory; b - consider the potential impacts on people with disabilities, and pedestrians and will seek provision of crossing facilities, designated routes and other improvements to the pedestrian environment as appropriate; c - consider the potential impact on public transport services and their users, and will seek provision of and contributions to, suitable infrastructure improvements and other facilities, including highway works and bus shelters, services and railway station improvements where such works are necessary and related in scale and kind to the proposed development; and d - where appropriate, developments may be expected to contribute towards the cost of implementation of the strategic transport schemes either through the Community Infrastructure Levy (CIL) or S106 Agreements.

Highway Infrastructure Provision

In determining planning applications, The Council will: a - require all development to be designed to ensure ease of access for people with disabilities or mobility impairments; b - consider proposals for new vehicle accesses and new or extended vehicle crossings subject to road safety requirements and their compliance with the Council's Vehicle Crossing guidelines. The following principles will be applied for new accesses: Strategic routes: no direct access will normally be permitted; All other classified roads: vehicle crossings will be permitted, subject to a road safety audit demonstrating acceptability to the Council, and; The impact of vehicle crossings upon the availability of on-street parking will need to be considered. c - Any vehicle crossing on the Transport for London Road Network (TLRN) will require approval from TfL, as highway authority for these roads. d - Require new residential roads suitable for adoption to be constructed as per the guidelines set out in its Design Manual for development (LBB) with contributions being sought to improve the nearby road network, where necessary, to support a proposed development. e - where appropriate, developments may be expected to contribute towards the cost of implementation of the strategic transport schemes either through the Community Infrastructure Levy (CIL) or S106 Agreements.

Transport Investment Priorities

The Council will work with and lobby partner agencies including Transport for London (TfL), Network Rail, and Department for Transport (DfT) to secure investment in transport infrastructure for the benefits of the Borough, such as increasing capacity, reducing congestion, and making improvements to public transport. This is critical to the development of the Borough. In particular, improvements in public transport connectivity to Canary Wharf and East London through the extension of the Docklands Light Railway to Bromley Town Centre and commitments to a dedicated off-road cycle route along the A21. Where appropriate, developments may be expected to contribute towards the cost of implementation of the strategic transport schemes either through the Community Infrastructure Levy (CIL) or S106 Agreements.

Safeguarding Land for Transport Improvements

The Council will safeguard sites and routes which support the delivery of key infrastructure which will bring benefits to the Borough and for the following transport improvement schemes to tackle existing congestion issues and facilitate new development: Bromley A21, Masons Hill/Westmoreland Road junction capacity improvements; Bromley A21/Hayes Lane/Homesdale Road junction capacity improvements; A233 Leaves Green Road/ Downe Road to Blackness Lane, Keston A233/A232, Keston Mark (junction of Croydon Road/Westerham Road/Oakley Road); B251 Hayes Lane/ Shortlands Road/ Scotts Lane; and Plaistow Lane/Orchard Road/Upper Park Road. The Council will safeguard land and route alignments for the following public transport investment (including land for construction and operation): Docklands Light Railway from Catford to Bromley South via Bromley North; and Tramlink from Beckenham Junction to Crystal Palace.

Parking of Commercial Vehicles

Where planning permission is required for the parking of a commercial vehicle within the curtilage of a residential property, the Council will only grant permission where: a - such parking would be unobtrusive, compatible with the residential surroundings and not cause harm to highway safety; and b - the noise and disturbance created by such parking will not harm the residential amenities of occupiers of adjacent properties.