Planning in Greenwich

Loss of Community Facilities

The Royal Borough will protect existing social and community facilities. Planning permission that would result in the loss of community facilities through change of use or redevelopment will only be granted where: i. there is evidence that the loss would not create or add to a shortfall in provision for the specific community use and ii. alternative community facilities of a similar nature are provided locally in the area which that facility serves; or iii. it would enable the implementation of the Royal Borough's strategy for the provision of community facilities. iv. the site is demonstrably unsuitable for continued use as a community facility.

Cohesive Communities

All development must include measures that help to create and maintain cohesive communities, that encourage diversity and reduce inequalities between areas. Developments are expected to: i. support the development of new and improved community facilities where there are identified local needs and where the development is in line with the Royal Borough's strategy for the provision of services (see also Policy IM1 and the Infrastructure Delivery Plan). Facilities must be easily accessible for all and be located in or on the edge of town or local centres unless a special need for a location elsewhere can be demonstrated; ii. consider community safety and aim to discourage crime; iii. ensure that publicly accessible spaces and buildings such as streets, parks and public squares are well maintained and provide opportunities for natural surveillance; iv. create safe streets, including measures that allow for shared surfaces/spaces and improve the permeability of the environment; v. encourage the shared use of community facilities; vi. protect local services and encourage a mix of community and retail uses in existing local centres and neighbourhood parades; and vii. encourage the successful integration of tenures in new developments, including a Community Development Strategy for developments of over 50 dwellings.

Healthy Communities

All development must allow and enable residents to lead more healthy and active lifestyles. Measures that will help to build healthier communities and address health inequalities must be incorporated into development where possible, and developments are expected to: i. promote healthy and active living for all age groups, including older people; ii. for major developments, take account of the impact of development on health inequalities, which should include a Health Impact Assessment (HIA). The Healthy Urban Planning Framework (HUPF) checklist should also be used as appropriate; iii. ensure health facilities in Royal Greenwich are accessible to all by walking, cycling and public transport and that new development of health facilities is appropriate to local needs; iv. ensure that Royal Greenwich's parks, play areas, open spaces and leisure facilities are accessible to all and encourage increased provision where appropriate to meet the needs of the local community (see also policy H5, E1 and OS (c)), particularly in areas of deficiency; v. ensure access to local healthy food (see also policy CH1, policy TC7 and policy TC (c)), including the protection of street and farmers' markets and encourage new markets where appropriate; vi. promote active living, through creating places that are easily accessible, that connect to existing walking and cycling routes and extend/enhance these where possible (see also policy DH1 & policy IM3); vii. safeguard existing allotments and, for major developments in deficiency areas, include appropriately sited allotments or community gardens; viii. maximise opportunities associated with the Olympic Legacy; and ix. provide public toilets in publicly accessible major developments.

Pubs

The Royal Borough supports the retention of pubs that have a community role and will resist the change of use or demolition except where continued use as a pub is no longer economically viable. Evidence must be submitted to clearly demonstrate that reasonable attempts have been made to actively market the site as a pub for at least two years.

Residential Extensions

Proposals for rear, side and other additions (including basements) should be limited to a scale and design appropriate to the building and locality. They will need to meet the following criteria: i. Two storey extensions to the side of semi detached houses will not be permitted unless they are designed to avoid a 'terracing effect' in conjunction with adjacent extensions. ii. Flat roofs will not be accepted on side or rear extensions when they would be visible from the public highway. iii. All new roof extensions should be designed to respect the scale and character of the host building, the street scene and the surrounding area and respect the amenities of adjacent occupiers.

Protection of Amenity for Adjacent Occupiers

When determining applications for new developments, extensions or renovations of buildings, the Royal Borough will only permit an application where it can be demonstrated that the proposed development does not cause an unacceptable loss of amenity to adjacent occupiers by reducing the amount of daylight, sunlight or privacy they enjoy or result in an unneighbourly sense of enclosure.

Satellite Antennae

Satellite antennae must be sensitively positioned on buildings in order to minimise their impact on the environment. They are not considered acceptable on listed buildings where the character of the building is adversely affected. In conservation areas, satellite antennae are not normally acceptable when located on front or side walls or on chimneys, to buildings where they will be open to public view. New developments should examine methods of reducing the need for satellite antennae by introducing centralised facilities.

Shopfronts and Signs

The Royal Borough will require applications for planning permission for shopfronts and express consent for signs to take into account the following criteria: i. New shopfronts including fascias and signs should be designed to respect established proportions in the immediate area; ii. New shopfronts should not adversely affect highway and pedestrian safety; iii. The proposed replacement of traditional shopfronts should respect the features and proportions of the original shopfront, using traditional materials as far as possible. Modern materials may be acceptable where the appearance of a traditional shopfront can be created; iv. All new shopfronts must be accessible to people with disabilities. Where the proposed replacement of traditional shopfronts is concerned, this objective will be pursued where it is practicable; v. Where proposed, security grilles should be of the open mesh variety; vi. Externally located grilles or security shutters will not normally be acceptable on traditional and historic shopfronts, or in conservation areas; and vii. Illuminated fascias and external lighting will not be permitted where they affect the character of the building or the amenities of the adjacent area.

Advertisements

The Royal Borough will normally give express consent for large posters or other advertisement displays provided they: i. Do not adversely affect the amenity of residential areas, open spaces, conservation areas or areas of special character and are not in a position where they would have an adverse effect on the setting of a listed building or the Maritime Greenwich World Heritage Site and its Outstanding Universal Values; ii. Harmonise with the scale and character of the surrounding area and are not fixed to flank walls where they would be unduly dominant; and iii. Do not adversely affect public safety including pedestrians and drivers.

Design Quality

All developments are expected to: i. provide a positive relationship between the proposed and existing urban context by taking account of: topography, landscape setting, ridges and natural features; existing townscapes, local landmarks, views and skylines; the architecture of surrounding buildings; the need to retain trees in line with Policy OS(f) and Policy OS(g); the quality and nature of materials, both traditional and modern; established layout and spatial character; the scale, height, bulk and massing of the adjacent townscape; architectural, historical and archaeological features and their settings; the effective use of land; the potential for a mix of uses; patterns of activity, movement and circulation particularly for pedestrians and cyclists; the cultural diversity of the area; and acceptable noise insulation and attenuation; ii. promote local distinctiveness by providing a site-specific design solution; iii. demonstrate that the development contributes to a safe and secure environment for users and the public (See Policy CH1); iv. achieve accessible and inclusive environments for all, including disabled people; v. create attractive, manageable well-functioning spaces within the site; vi. maximise energy conservation, through effective layout, orientation, use of appropriate materials, detailing and landscape design (also see Policy E1); vii. benefit Royal Greenwich by helping mitigate and adapt to climate change; viii. enhance biodiversity consistent with the Greenwich Biodiversity Action Plan; ix. incorporate living roofs and/or walls in line with Policy E(f); x. demonstrate on-site waste management including evidence of waste reduction, use of recycled materials and dedicated recyclable waste storage space; xi. Demonstrate water efficiency and demand management measures; xii. wherever possible, ensure building materials are responsibly sourced and minimise environmental impact; xiii. demonstrate measures that reduce surface water flood risk and landscape the environment in a way that provides for permeable surfaces; xiv. meet the requirements of Policy H5 for residential schemes; xv. integrate with existing path and circulation networks and patterns of activity particularly for pedestrians and cyclists; and xvi. for non-residential buildings in major developments, achieve a BREEAM rating of 'Excellent.'

Tall Buildings

Tall buildings may be appropriate in Woolwich Town Centre, Greenwich Peninsula, Greenwich Peninsula West, East Creekside, Charlton Riverside, Tamesis Point in Thamesmead, Thamesmead Town Centre, the area directly surrounding Abbey Wood train station, and 'the Hub' area surrounding Kidbrooke station. All other parts of Royal Greenwich are inappropriate for tall buildings.

Local Employment Sites

The Royal Borough seeks to maximise the contribution to employment in Royal Greenwich from sites in existing or previous employment use. Non employment uses will only be permitted on vacant employment sites where it can be demonstrated that: i. The site is environmentally or physically unsuitable for any employment generating use; ii. Marketing on fair price and terms for at least two years indicates there is no realistic prospect of any form of employment arising; or iii. Employment is only viable within a mixed use scheme.

Skills and Training

Training and skills development in Royal Greenwich will be promoted by: Supporting the establishment of skills centres and other training provision particularly those that will provide the skills required by Royal Greenwich's key growth sectors. Seeking contributions from new developments towards Greenwich Local Labour and Business Service (GLLaB) to provide training and skills opportunities for local people as set out in the Planning Obligations SPD 2008.

Home Working

The Royal Borough is supportive of home working providing the proposal does not generate an increase in visitors, traffic, noise, vibration, fumes or other impacts significantly above levels that would be expected from residential use alone to the extent that it would demonstrably harm the amenity of nearby residents.

Economic Development

The Royal Borough supports the expansion of existing businesses and increased employment opportunities. New, high quality jobs that meet the needs and skills of local people will be created by: Concentrating retail, leisure, cultural and office development within the hierarchy of town centres. In particular the Royal Borough seeks to improve the quality and positioning of Woolwich Town Centre. (refer to policy TC2); The development of a new employment and creative industries hub at North Greenwich Designating a new leisure-led District Centre at North Greenwich encompassing the O2 Arena and surrounding area (refer to policy TC5); Increasing employment opportunities in the new and emerging low carbon sectors and advanced manufacturing; The development of new urban quarters at Charlton Riverside and Greenwich Peninsula West along with the planned intensification of existing employment land (refer to policies EA2 and EA3); and Supporting the development of small and medium business space.

Charlton Riverside

Land at Charlton Riverside is allocated as a Strategic Development Location (as shown on the Proposals Map) and will include a new mixed-use urban quarter. Employment will be consolidated to maximise the use of land whilst maintaining employment levels in the waterfront area. There will be a reduction in the amount of out of town centre retail in this area and an increase in both the quantity and quality of open space. The new development at Charlton Riverside will require sufficient buffering from the retained Strategic Industrial Location land and the safeguarded Riverside, Angerstein and Murphy's Wharves to minimise the potential for conflicts of use and interference to new residents. A masterplan Supplementary Planning Document has been prepared for Charlton Riverside to help guide development in this area.

Greenwich Peninsula West

A new urban quarter will be created at Greenwich Peninsula West as shown on the Proposals Map as a Strategic Development Location (SDL). The SDL will include a range of uses including residential and commercial. The new development at Greenwich Peninsula West will require sufficient buffering from the retained Strategic Industrial Location land and the safeguarded Victoria Deep Water Terminal and Tunnel Wharves to minimise the potential for conflicts of use and interference to new residents. A masterplan SPD has been prepared for Greenwich Peninsula West to guide development in this area.

Strategic Industrial Locations

The following areas are designated on the Proposals Map as Strategic Industrial Locations (SIL) and are protected for continued industrial use: The West Thamesmead / Plumstead Industrial Area, including the White Hart Triangle; Charlton Riverside East, an Industrial Business Park (IBP). Charlton Riverside West (including Aggregates Zone), a Preferred Industrial Location (PIL); and Greenwich Peninsula West, part Industrial Business Park (IBP), part Preferred Industrial Location (PIL).

Carbon Emissions

Carbon emissions will be reduced in accordance with the Mayor's energy hierarchy by: i. First, requiring all development to reduce demand for energy through its design (Be Lean); ii. Second, requiring all developments, with a gross floor area greater than 500sqm, or residential developments of five or more units, to connect to an existing decentralised energy network. Where this is not available a site wide decentralised energy network is required. Where it is demonstrated that a site wide decentralised energy network is unfeasible and / or unviable, developments will be required to provide sufficient infrastructure to enable a connection to a decentralised energy network for immediate or future use (Be Clean); iii. Third, supporting the incorporation of renewable energy generation within development proposals (Be Green). All major development proposals will require an energy assessment.

Flood Risk

The Royal Borough's Strategic Flood Risk Assessment must be used to inform development and reduce flood risk in Royal Greenwich by: i. Applying the sequential and exceptions tests as detailed in the National Planning Policy Framework and accompanying Technical Guidance; ii. Demonstrating consideration of all forms of flood risk by preparing flood risk assessments, in line with advice from the Environment Agency. These must demonstrate: 1. that the consequences and probability of flooding will be reduced, where possible, and that there will be no increased risk of flooding elsewhere; 2. how actual and residual risk to the development and flood risk to others from all sources will be managed over the lifetime of the development, taking into account climate change; 3. that development will be safe through the layout, form and floor levels of the development and mitigation measures; 4. that development will be safe in terms of dry access, egress and refuge, and that emergency planning is considered; 5. that development will not constrain the natural function of the floodplain, either by impeding flood flows, reducing storage capacity or otherwise increasing flood risk elsewhere; and 6. that development will safeguard existing tidal and fluvial flood defences.

Residual Flood Risk

In addition to the measures within policy E2, development within those areas protected by flood defences but with a high residual risk classification - as indicated on Figure 8 below - should implement risk reduction measures with the primary aim of reducing risk to life. Applicants, as part of their flood risk assessment must provide details of indicative breach flood water levels, ground levels, ground, first and second floor levels in metres AOD, and show the floor level for bedrooms and safe refuges, providing justification for the options chosen. Applicants must also provide a flood plan, detailing evacuation and flood response procedures.

Waste Apportionment

The Royal Borough will contribute to the sustainable management of waste in Royal Greenwich by working with the other south east London Boroughs, pooling the Boroughs' waste allocations and identifying sites within the sub-region that will meet the combined London Plan waste apportionment figure. All existing waste transfer and management sites will be safeguarded for waste management use, unless appropriate compensatory provision is made in appropriate locations.

Pollution

Planning permission will not normally be granted where a proposed development or change of use would generally have a significant adverse effect on the amenities of adjacent occupiers or uses, and especially where proposals would be likely to result in the unacceptable emission of noise, light, vibrations, odours, fumes, dust, water and soil pollutants or grit. Housing or other sensitive uses will not normally be permitted on sites adjacent to existing problem uses, unless ameliorating measures can reasonably be taken and which can be sought through the imposition of conditions. Planning permission will be granted for developments for new outdoor lights, where the applicant can demonstrate that the proposals are designed to minimise light pollution. Lighting proposals which would adversely affect residential dwellings, sites of nature conservation value and protected or priority species and their habitats will be regarded as unacceptable.

Pollution from Existing Uses

The Royal Borough will seek to reduce nuisance caused by existing uses from the emission of noise, fumes, light, dust, grit, odours, or vibration by: i. Negotiating reduction of activity or installation of ameliorating measures; ii. Encouraging relocation where appropriate; iii. Refusing planning permission for consolidation or expansion of problem uses, or imposing conditions on planning permission; and iv. Taking enforcement action where appropriate.

Air Pollution

Development proposals with the potential to result in any significant impact on air quality will be resisted unless measures to minimise the impact of air pollutants are included. Such planning applications should be accompanied by an assessment of the likely impact of the development on air quality. All new developments with a floor space greater than 500sqm or residential developments of 10 or more units are required to reduce carbon dioxide (CO2), particulate matter (PM10) and nitrogen dioxide (NO2) emissions from transport through the use of measures such as those set out in DEFRA guidance 'Low Emissions Strategies: using the planning system to reduce transport emissions Good Practice Guidance - January 2010'. Residential development proposals within areas that are currently exposed to air quality concentrations above the National Air Quality Strategy (NAQS) Objectives for particulate matter (PM10) and nitrogen dioxide (NO2) should take into account the need to reduce exposure by the following design mitigation hierarchy: i. Separation by distance; ii. External layout; iii. Internal layout; and iv. Suitable ventilation.

Hazardous Materials

Proposals which concern the storage, handling, production or disposal of hazardous materials will only be permitted subject to conditions to safeguard public health and if safety and the ecology of the natural environment can be maintained. The Royal Borough will seek to control the location of new establishments where hazardous substances are present and the development of land within the vicinity of such establishments.

Contaminated Land

A preliminary site investigation, prior to the determination of a planning application, will normally be required if a site is known to be, or is likely to have been, in contaminative uses. Where contamination is found, the Royal Borough will need to be assured that the development can be built and occupied safely without any adverse environment or health impacts, otherwise conditions requiring full remedial action will be imposed to deal with: i. The particular type or types of contamination; ii. The problems of the ground exhalation of gases; iii. The protection of controlled waters; and iv. The restoration of land to beneficial use.

Living Roofs and Walls

New build development proposals should be designed to incorporate living roofs or walls. Living roofs are required to have a soil substrate depth of between 80mm and 150mm. The depth of the substrate is required to vary within this range to maximise the biodiversity benefits. The design, installation and maintenance of living roofs should be consistent with the most recent version of the GRO Green Roof Code.

Flood Risk

The Royal Borough's Strategic Flood Risk Assessment must be used to inform development and reduce flood risk in Royal Greenwich by: i. Applying the sequential and exceptions tests as detailed in the National Planning Policy Framework and accompanying Technical Guidance; ii. Demonstrating consideration of all forms of flood risk by preparing flood risk assessments, in line with advice from the Environment Agency. These must demonstrate: 1. that the consequences and probability of flooding will be reduced, where possible, and that there will be no increased risk of flooding elsewhere; 2. how actual and residual risk to the development and flood risk to others from all sources will be managed over the lifetime of the development, taking into account climate change; 3. that development will be safe through the layout, form and floor levels of the development and mitigation measures; 4. that development will be safe in terms of dry access, egress and refuge, and that emergency planning is considered; 5. that development will not constrain the natural function of the floodplain, either by impeding flood flows, reducing storage capacity or otherwise increasing flood risk elsewhere; and 6. that development will safeguard existing tidal and fluvial flood defences.

Development in Metropolitan Open Land

Small scale built development which has a primary function for a purpose ancillary and essential to an appropriate use as stated in Policy OS2 may be permitted providing the following criteria are met. i. The design, scale, massing, siting and landscaping of the proposal should relate sensitively to other buildings on the site, to those on adjoining sites and to the character of the surrounding open land. The proposal should not be visually intrusive and should have minimal impact upon the nature of the area; ii. The proposal is not within a defined site of nature conservation importance nor will it prejudice the ecological or amenity significance of the area; iii. The proposal must not result in the enlargement or creation of an area of public open space deficiency; and iv. The proposal shall not result in a significant increase in vehicular traffic to the site and any provision for parking shall not dominate or fragment the site. Proposals for a change of use of an existing building, which is in a use ancillary to that of the surrounding open space, to a non ancillary use will not normally be permitted. Proposals for redevelopment, extension or change of use of existing built development whose primary function is not ancillary to the use of adjoining open land will be controlled in accordance with the criteria set out above and any replacement building should not exceed the ground floor area or height of those existing on the site. There will be a presumption against extensions to existing buildings unless it can be demonstrated that any such development would be modest in scale and not be visually intrusive or have any adverse effect on the character of the surrounding Metropolitan Open Land (MOL). Special consideration will be given to development proposals on land fringing, abutting or otherwise having a visual relationship with MOL where development could be detrimental to its visual amenity, character or use. Possibilities for opening up visual links and green corridors, or creating new access points into or between open land area will be pursued.

Community Open Space

New buildings and extensions to existing buildings in Community Open Space will only be permitted where they are ancillary to the existing land use, are limited in size and extent, are sensitively sited and are compatible with neighbouring development. Where existing built development within parks and public open spaces becomes surplus to demand, the Royal Borough may allow these buildings to be redeveloped for specialist sporting development. Special consideration will be given to development proposals on land fringing, abutting or otherwise having a visual relationship with MOL where development could be detrimental to its visual amenity, character or use.

Public Open Space Deficiency Areas

The Royal Borough will seek to increase the provision of public open space and improve public access in areas of open space deficiency. The development of new residential schemes of over 50 units in deficiency areas will be required to incorporate public open space provision.

Sportsgrounds and Playing Fields

The Royal Borough will resist granting planning permission for any development which would lead to the loss, or would prejudice the use, of a playing field or land last used as a playing field except where: A i. An appraisal of current and future needs for playing fields has demonstrated that there is an excess of playing field provision and the site has no special significance to the interests of sport or for school playing field(s), and ii. The site is surplus to requirements of all other open space functions; or B i. The proposed development affects only land incapable of forming, or not forming part of, a playing pitch, or ii. The proposed development is for an indoor or outdoor sports facility, provision of which would be of sufficient benefit to the development of sport as to outweigh the detriment caused by the loss of land, or iii. An alternative site or facility of at least an equivalent quantity and quality is provided in a suitable location

Wildlife Deficiency Areas

In or near areas of wildlife deficiency the Royal Borough will take opportunities to secure the provision of areas to be managed as wildlife habitats and seek to maximise opportunities for access to suitable sites within areas of wildlife deficiency where this does not conflict with protecting wildlife habitats from disturbance.

Ecological Factors

Development proposals will be expected to take account of ecological factors, in particular paying attention to the need for: i. Consideration of the biodiversity and geological features of the site and the surrounding area, including protected species (Refer to Policy OS4). These features should be respected and the area's natural character enhanced; ii. A survey of flora and fauna on Sites of Importance for Nature Conservation and on sites over one hectare to enable decisions to be made regarding their conservation; iii. An appropriate level of survey to enable decisions to be made about the existing trees on the site. Development decisions will be based on the requirement: To protect trees and their root systems from damage as a result of the development both during and after building operations; To achieve an appropriate replacement of trees taking account of size, coverage and species where it is agreed that existing trees can be felled; That landscaping schemes should include environmentally appropriate planting using locally native species and demonstrate appropriate irrigation plans for landscaping; and To ensure that planting design does not impact negatively on personal safety and accessibility; iv. The retention of trees and the protection and enhancement of natural and ecological features, tree ridge lines, green corridors, wildlife habitats, boundary walls, surface materials, hedges and other features where these will contribute to the biodiversity; and v. The protection, enhancement and restoration of natural river features and corridors by appropriate landscaping and design.

Green and River Corridors

The network of main green corridors and the ecological and wildlife value of Royal Greenwich's rivers, canals and lakes will be protected and enhanced. Development will not normally be permitted where it would damage the continuity of the wildlife habitat within the corridor.

Open Space

Safeguard, enhance and improve access to existing public and private open space, including Metropolitan Open Land, Green Belt, Green Chain and Community Open Space, as defined on the policies map, and other small open spaces such as Local Green Spaces.

Metropolitan Open Land

All Metropolitan Open Land as defined on the proposals map will be maintained and its open character protected from inappropriate development. The following uses are considered generally appropriate within Metropolitan Open Land unless they would result in an adverse change to the character of the land: Public and private open space; Open air recreational uses, sports grounds and playing fields; Agriculture and woodlands; Open water features; Golf courses; Allotments; Large grounds attached to educational facilities and institutions; Cemeteries and associated crematoria; and Nature conservation.

South East London Green Chain

Areas of Metropolitan Open Land (MOL) forming part of the South East London Green Chain as defined on the Proposals Map and the associated Green Chain Walk will be promoted and enhanced as an accessible, regional and local outdoor recreational resource and visual amenity.

Biodiversity

Royal Greenwich's rich biodiversity and geodiversity will be protected, restored and enhanced, including the priority habitats and species identified in the Greenwich Biodiversity Action Plan. There will be a presumption against the development of: Sites of Special Scientific Interest (SSSI) (as shown on the Proposals Map); Sites of Importance for Nature Conservation (SINC) (as defined on the Proposals Map and set out in tables 12-15); Local Nature Reserves (LNR) (as shown on the Proposals Map and set out in tables 12-15); Royal Greenwich's Regionally Important Geological and Geomorphological Site(RIGS): Dog Rocks in Plumstead Common; and Royal Greenwich's Locally Important Geological and Geomorphological Sites (LIGS): Bleak Hill Sandpits and Wickham Valley Brickworks complex. Biodiversity enhancements will be encouraged particularly in areas that are currently deficient in accessible wildlife sites.

Local Views

Planning permission will only be given for development which would not have a materially adverse effect on the overall perspective and essential quality of the Local Views as listed below and as identified on Figure 4: 1. Shooters Hill to Central London; 2. Shrewsbury Park towards the Lower Thames; 3. Castlewood towards S.E. London; 4. Eaglesfield Recreation Ground towards Bexley and the Lower Thames; 5. Eltham Park (North) to Central London; 6. Winns Common to the Lower Thames; 7. Thames side panorama from the Thames Barrier open space; 8. St. Mary's Churchyard towards Mast Pond Wharf and beyond; 9. Docklands panorama from the Wolfe Monument; 10. King John's Walk to Central London; 11. O2 from Central Park; 12. Wolfe Monument south towards the All Saints Church in Blackheath; and 13. Others as set out in the conservation area character appraisals.

Conservation Areas

i) Character and Setting Planning permission will only be granted for proposals which pay special attention to preserving or enhancing the character or appearance of the Conservation Area. The local scale, the established pattern of development and landscape, building form and materials will all be taken into account. Development on sites in the vicinity of a Conservation Area and which would have a visual effect on its character or appearance, should respect the setting of that area. ii) Article 4 Directions Where the character or appearance of a Conservation Area is threatened by inappropriate development, the Royal Borough will seek to control these through the use of Article 4 Directions. iii) Protection of Buildings Demolition of buildings and structures that positively contribute to the character or appearance of a Conservation Area will be resisted. Conservation Area consent for the demolition of buildings will be given only when planning permission has been granted for redevelopment that complies with the character and setting requirements of this policy. When demolition is permitted, it will be subject to the building remaining until a contract for redevelopment is awarded and the timescale for implementation is agreed.

Statutory Listed Buildings

i) Protection of Listed Buildings There will be a presumption in favour of the preservation of listed buildings. Listed building consent will only be granted for demolition in exceptional circumstances, and will be assessed against the following criteria: 1. The condition of the building and the cost of repairs relative to its importance. 2. The adequacy of efforts made to return the building to use. 3. The merits of alternative proposals for the site. ii) External or Internal Alterations Proposals for external or internal alterations or additions to Listed Buildings should respect the integrity of the buildings and harmonise with their special architectural or historical character. Where consent is required for internal alterations, features of interest should be respected and left in-situ wherever possible. iii) Changes of Use Proposals for changes of use of Listed Buildings will only be granted planning permission if it is no longer in its original or other established historic use and the new use is beneficial to the building and is compatible with its character and features of historic interest. Such a change of use should not conflict with other policies in the Core Strategy. iv) Setting and Proportion Proposals for development which would detract from the setting and proportions of a Listed Building or group will be resisted.

Locally Listed Buildings

In considering proposals affecting buildings on the Local List of Buildings of Architectural or Historic Interest, substantial weight will be given to protecting and conserving the particular characteristics that account for their designation. Consequently, proposals for the demolition or unsympathetic alteration of locally listed buildings will be strongly discouraged.

Thames Policy Area

The Royal Borough will seek a high quality of design respecting the special character of the River Thames within the Thames Policy Area defined on the Proposals Map. Proposals within the Area will be expected to: i. Develop and enhance the area's links with the river, and contribute to the completion of a continuous public riverside footpath and cycleway (see Policy DH1 and IM4); ii. Incorporate sustainable modes of passenger, freight and tourist transport, including river transport, as appropriate; iii. Consider strategic and local views DH(g); iv. Protect and enhance the river and its foreshore for wildlife and nature conservation, avoid encroachment other than for river dependent uses and contribute positively to the improvement of the local environment; and v. Protect the integrity of existing flood defences to minimise flood risk (also see Policy E2 and E3).

Areas of Special Character

Within Areas of Special Character defined on the Proposals Map, special consideration will be given to the safeguarding, restoration and enhancement of character, scale and quality of open spaces and associated buildings. Skylines and distant views both to and from the Areas of Special Character will be protected.

Archaeology

The Royal Borough will expect applicants to properly assess and plan for the impact of proposed developments on archaeological remains where they fall within 'Areas of High Archaeological Potential (AHAPs)' as shown on Figure 5. In certain instances preliminary archaeological site investigations may be required before proposals are considered. The Royal Borough will seek to secure the co operation of developers in the excavation, recording and publication of archaeological finds before development takes place by use of planning conditions/legal agreements as appropriate. At identified sites of known archaeological remains of national importance, including scheduled monuments, there will be a presumption in favour of the physical preservation of the remains in situ and to allow for public access and display and to preserve their settings. For sites of lesser importance the Royal Borough will seek to preserve the remains in situ, but where this is not feasible the remains should either be investigated, excavated and removed from the site, or investigated, excavated and recorded before destruction. Appropriate conditions/legal agreements may be used to ensure this is satisfied.

Floating Vessels

Proposals to moor temporary or permanent floating vessels on the Thames, including the use of any additional areas to service or support activities on a moored vessel must: sympathetically relate to historic waterfront and riverside areas; positively contribute to the river's life and scene; not compromise existing or potential river transportation or wharfage operations; and not unduly impact on the river and its foreshore including through ecological disruption, pollution, navigation, hydrodynamics and noise.

Heritage Assets

The Royal Borough will protect and enhance the heritage assets and settings of Royal Greenwich, including the Maritime Greenwich World Heritage Site, preserving or enhancing the character or appearance of the 20 Conservation Areas, applying a presumption in favour of the preservation of statutory listed buildings and their settings, giving substantial weight to protecting and conserving locally listed buildings, protecting the three registered parks and gardens, as well as Royal Greenwich's archaeological remains and areas of special character. All development proposals that may affect any heritage asset will be required to: a. describe and assess the significance of the asset, including its setting to determine its historic or architectural interest; b. identify the impact of the proposed works on the significance of the asset; and, c. provide a clear justification for the works, especially if these would harm the asset or its setting, including why they are necessary or desirable. The level of detail required should be proportionate to the asset's importance and sufficient to understand the potential impact of the proposal on its significance, including its setting.

Maritime Greenwich World Heritage Site

The Royal Borough will protect and enhance the Outstanding Universal Values (the 'Values') of the inscribed Maritime Greenwich World Heritage Site (the 'Site'). Development within it should protect and enhance these Values. Development within the buffer zone (as defined on the Proposals Map) and setting should not adversely impact on those Values, including views to and from the Site.

Protection of Existing Housing

Planning permission will only be granted for a change of use or redevelopment that would result in the net loss of housing in the following circumstances: i. Where it is not possible to achieve the required quality of provision through redevelopment without a net loss of dwellings; ii. Change of use is to another form of housing consistent with Policy H(d) (Supported Housing); iii. Change of use is to guest houses and bed and breakfast accommodation; or iv. Where a reasonable standard of accommodation cannot be attained in the larger town centres.

Conversions

In order to protect small and medium sized family dwellings and the local environment, the sub division of residential property will not be permitted where there are any of the following circumstances: i. The original premises is less than 111.48 sqm of net floor area (1,200 sqft) excluding any garages or less than 130 sqm of net floor area (1,400 sqft) where they form part of a terrace; ii. On street parking problems aggravate the safety and free flow of traffic and pedestrians in the area; or iii. The character and appearance of the surrounding area and buildings is adversely affected. The sub-division of residential property will be permitted if the following criteria are fulfilled: i. Adequate, safe and secure access to all dwellings is provided; ii. Sound insulation is installed to alleviate the problems of noise both between the new residential units and between them and neighbouring dwellings, and sound insulation and ventilation treatment against road and railway noise is installed on noise sensitive facades; iii. Each unit of accommodation is self-contained; iv. Dwellings intended for families are provided on the ground floor or have direct access to a garden; v. The car parking provision is in line with the requirements of Policy IM(c); and vi. Any extensions or additions are limited to an appropriate size and meet with the design requirements of Policies DH1 and H5.

Backland and Infill Development

Residential development on backland and infill sites will only be favourably considered where all the following criteria are fulfilled: i. There is no unreasonable reduction in the amount of amenity space enjoyed by existing residents, especially for those in houses with the shared use of a garden; ii. There is no unreasonable loss of privacy from overlooking adjacent houses and/or their back gardens (also see Policy DH(b)); iii. There is no unreasonable increase in noise and disturbance from traffic gaining access; iv. There is no significant loss of wildlife habitats, particularly trees or shrubs which would adversely affect the appearance and character of the area; and v. The character of the area is maintained with particular regard to the scale, design and density of the development.

Supported Housing

Proposals for residential care homes, hostels, cluster flats, refuges and other supported accommodation required by the local community will be given sympathetic consideration. In taking a decision the Royal Borough will have regard to all of the following considerations: i. Location in residential areas with good access to essential services, including public transport and shops; ii. Impact upon the local environment and the character of the area, taking into account intensity and scale of use and whether the development would lead to an over concentration of provision in the area; iii. An identified local need; iv. The size of the unit and the standard and suitability of the provision for the client group; v. The particular locational needs of the client group; and vi. The design requirements of Policies H5 and DH1.

Children's play areas

The Royal Borough will safeguard existing children's play areas. In residential developments that include over 50 units of family housing, suitably equipped and well designed children's play areas are required for different age groups.

New Housing

The Royal Borough's current target for the plan period is for a minimum of 38,925 net additional dwellings over the 15-year period 2013 - 2028 (an average of 2,595 per year, as set out in the London Plan 2011). New housing is expected to be developed in Royal Greenwich's six Strategic Development Locations (identified in section 3.3). Specific sites for housing growth will be identified in more detail in a site allocations local plan.

Housing Mix

A mix of housing types and sizes will be required in all developments including conversions and should contain a proportion of 3, 4 and 4+ bedroom units. The exact mix on each site will vary according to the location of the development and the character of the surrounding area and will be affected by factors such as; the need to protect small and medium sized family dwellings from sub-division and conversion, the level of accessibility to public transport, schemes for special needs groups, or where there is a poor external environment.

Affordable Housing

Developments of 10 or more homes or residential sites of 0.5 hectare or more will be required to provide at least 35% affordable housing. The precise percentage, distribution and type of affordable housing will be determined by the particular circumstances and characteristics of the site and of the development, including financial viability.

Gypsy and Traveller Needs

The Royal Borough will seek to retain existing provision for Gypsies and Travellers. The need for additional provision will be assessed in collaboration with neighbouring boroughs and any new sites will be allocated through a site allocations local plan or other appropriate cross-boundary DPD. Any increase in provision should include basic amenities and services and would be assessed against the following criteria: i. Sufficient access to local shops, services and facilities ii. The development of the site will not adversely affect the character or amenity of the area iii. The site should promote peaceful and integrated existence between travellers and the existing community iv. Compatibility with other relevant policies of the Plan including environmental policies and the need to retain open spaces

Housing Design

New residential development, redevelopment, refurbishment or conversions will be expected to achieve a high quality of housing design and an integrated environment. The Royal Borough will take into account the key relationships between the character of the area, site location and housing densities and expect the following: i. For new build homes, the achievement of Code for Sustainable Homes of at least code level four (4); ii. The design of the development is consistent with Policy DH1 and, for all new build housing developments, is also consistent with the Mayor of London's Housing SPG; iii. An acceptable level of noise insulation being achieved by means of sensitive design, layout and in developments vulnerable to transportation noise and vibration; iv. A presumption against single-aspect north facing units and a presumption in favour of dual aspect units where possible; v. In flats, a good-sized balcony, a terrace or enclosed communal gardens should be provided; vi. Family housing should normally have direct access to a private garden. Schemes with predominantly family housing should, as far as practicable, be within reasonable walking distance of nursery and primary schools, local shops, play areas and amenities; vii. Safety and security of residents and public (see also Policy CH1); viii. The provision of new housing to Lifetime Homes standards; ix. In residential developments of 25 or more units, 10% of dwellings to be built to full wheelchair standard, or easily adaptable for residents who are wheelchair users; x. New build developments of flats that are three or more storeys will be required to have sufficient lifts; xi. Adequate provision for waste recycling; and xii. The achievement of the BREEAM Standards for Domestic Refurbishment rating of 'Excellent'.

Infrastructure

The Royal Borough will ensure, through the use of conditions and planning obligations attached to planning permissions, that all qualifying development provides for the infrastructure, facilities, amenities and other planning benefits that are necessary to support and serve it and to offset any consequential planning loss to the local area in a way that secures the best use of land and a properly planned, well designed, accessible and integrated environment. The Royal Borough will seek appropriate planning obligations in accordance with its Planning Obligations SPD. Developments incorporating a significant amount of infrastructure, public realm and open space should reach a Civil Engineering Environmental Quality Assessment rating of 'Excellent.'

Telecommunications Development

Planning applications for telecommunications development will only be considered where: i. regard has been given a location a site which causes minimal visual impact subject to operational needs; ii. any proposal is sited, designed, coloured and landscaped so as to minimise visual impact on its setting and local environment; iii. the special character and appearance of the Maritime Greenwich World Heritage Site, Royal Greenwich's listed buildings, conservation areas and historic landscapes are preserved or enhanced; iv. the possibility of sharing facilities, such as site, masts, and erecting antennae on existing buildings or other structures has been fully explored and demonstrated; v. technologies to camouflage telecommunications apparatus have been fully explored; and vi. any proposal meets International Commission on Non-Ionizing Radiation Protection (ICNIRP) guidelines for public exposure.

Tourism

The Royal Borough will support the expansion and diversification of Royal Greenwich's tourism industry by: Securing the position of the waterfront area including the Maritime Greenwich World Heritage Site, the Peninsula and the Royal Arsenal as a major tourism centre for the Thames Gateway; Capitalising on Royal Greenwich's existing tourism attractions including the National Maritime Museum, The Cutty Sark, the Royal Observatory, Old Royal Naval College, the O2 Arena, Eltham Palace, Charlton House, the Royal Arsenal, Woolwich Barracks, Firepower, Thames Barrier, the Green Chain and the Thames Path; Seeking a range of tourist facilities which embrace a wide range of arts, culture, sporting and entertainment activities for participation and enjoyment by all sections of the community, in particular maximising the benefits offered by the 2012 Olympic and Paralympic Games and securing an Olympic legacy; Increasing the number of visitors staying overnight by encouraging the development of hotels particularly in town centres and the waterfront area; and Ensuring that major tourist facilities are well served by public transport including use of the River Thames.

Primary, Secondary and Local Shopping Frontages

Primary, secondary and local shopping frontages are designated on the Policies Map. At ground floor level a minimum percentage of frontage should be available for A1 retail use, as set out below. Major Centres: In Eltham, 70% of primary and 40% of secondary frontage In Woolwich, 70% of primary and 40% of secondary frontage District Centres: 50% of primary frontage in East Greenwich, Greenwich, Lee Green and Plumstead 70% of primary frontage in Blackheath and Thamesmead 30% of secondary frontage in all district centres Local Centres: 50% of frontage in all local centres.

Non-retail Uses in Protected Shopping Frontages

The Royal Borough will support the provision of a range of activity generating non retail uses in town centres including evening activities where environmentally appropriate, subject to the ground floor retail thresholds set out in Policy TC(a). Non retail proposals: i. Should directly serve visiting members of the public, generate and not impede pedestrian activity, and keep the shopping frontage active and viable; ii. Should include installation and retention of a display window of good design; iii. Must not result in the loss of an occupied A1 retail unit where reasonable alternative premises, for the non retail use, are available elsewhere in that centre; iv. Will not be permitted if, as a result, breaks between occupied A1 premises exceed two units in primary frontages or three in secondary or local frontages; and v. Will not be permitted if, as a result, either the use class category proposed or the combined total of A3, A4, and A5 uses would occupy more than 25% of all designated frontage premises within that centre or individual block. vi. Should not increase the likelihood of anti-social behaviour or increase the fear of crime. When determining applications for new betting shops within protected retail frontages, consideration will be given to the number of existing betting shops in the centre and the need to avoid over-concentration and saturation of this particular type of use.

Hot Food Take-aways

Major, district and local centres and neighbourhood parades are the preferred location for hot food take-away establishments including drive through restaurants (Use Class A5). Hot food take-aways will be permitted providing: i. The proposed use and the level of activity it generates is appropriate in the location proposed and would not unacceptably impact on residential or workplace amenity, nor on the environment or character of the area; ii. Customer visits by car would not unacceptably impact on existing or proposed public transport provision, traffic movements, road or pedestrian safety; iii. The proposal complies with applicable retail frontage policies and does not jeopardise the provision of an essential local service; iv. Proposals outside major, district and local centres predicated on serving a wider than 'walk-in' catchment demonstrate that:- they serve a need not generally met by existing facilities, that there are no sequentially preferable sites available and that they are conveniently and safely accessible by public transport as well as by cycle and on foot; and v. They do not lead to an excessive clustering or disproportionate level of such uses within the centre or frontage.

Town Centres

Town centres are the preferred location for major retail, leisure, cultural, office and other uses that attract and serve the public. The Royal Borough will support Royal Greenwich's town centre hierarchy of major, district and local centres and its neighbourhood parades. Residential development in town centres is supported.

Woolwich Town Centre

Woolwich Town Centre will re-assert itself as a Major Centre in South East London, improving the quality and quantity of its retail offer and clawing back trade that has previously been lost to other centres. The Royal Borough will be supportive of development that contributes to the eventual reclassification of Woolwich as a Metropolitan Centre. Woolwich will accommodate the majority of additional town centre development in Royal Greenwich over the plan period, including: Additional and improved comparison retail floorspace; Office development; Leisure, cultural and tourism uses that contribute towards the evening vitality of the Centre and increase economic benefits; and Improved links and enhanced connectivity between the Town Centre, Woolwich Common, the Royal Arsenal and the River Thames, thereby making better use of Woolwich's historic and cultural assets and helping to attract more visitors to the Centre.

Eltham Town Centre

Eltham Town Centre will grow in its role as the pre-eminent town centre in the south of the Borough, and will be enhanced through redevelopment within the existing Town Centre boundary, including: Additional and improved retail floor space; Improving the range of restaurants and leisure facilities; Measures for bus priority to reduce traffic congestion and improve public and pedestrian safety and comfort; and Improving north/south links.

Greenwich Town Centre

The Royal Borough will protect and enhance the historic character of Greenwich Town Centre whilst also promoting the multi functional role of Greenwich as a District Centre, a tourist destination and a centre for tertiary education. The Royal Borough will support: Additional retailing; Improvements to the environment for pedestrians and a reduction in the impact of traffic; and Developments that will encourage tourists to stay longer.

North Greenwich District Centre

A new leisure-led district centre will be created at Greenwich Peninsula to complement The O2 Arena. The district centre will perform a specialist role by catering for the entertainment and leisure needs of national and international visitors, as well as providing for workers and residents of Royal Greenwich. The district centre will comprise: The 26,000 capacity The O2 Arena entertainment venue; Sports, leisure and retail outlets in the vicinity of The O2; and New high quality office space.

Other District Centres

The Royal Borough will support retail developments in district centres that are of an appropriate scale to serve the population of their catchment area, without harming the vitality and viability of other centres particularly Woolwich. In particular the Royal Borough will support improvements to the comparison retail offer in Thamesmead, Blackheath and Lee Green and improvements to the quality of the environment in Lee Green, Plumstead and East Greenwich.

Local Centres and Neighbourhood Parades

The Council will support the enhancement of local centres and neighbourhood parades, and encourage retail and services that are appropriately scaled to serve the needs of their local catchment. A new local centre will be created at Kidbrooke to provide for the day to day needs of local residents, including a supermarket and additional small scale retail, leisure and service uses. In neighbourhood parades and freestanding premises, the change of use of existing ground floor units within use class A1 will be refused unless the proposal would reinforce the function of the neighbourhood parade in serving the day to day needs of local residents.

Critical Physical Infrastructure

The Royal Borough will support those transport schemes that are critical to Royal Greenwich's development and will: safeguard land for the Crossrail route (see Proposals Map) and seek financial contributions, in accordance with Policy IM1; advocate and work in partnership with relevant agencies to deliver a new package of Thames river crossings in East London, including the continued safeguarding of the Silvertown Link Tunnel and the Gallions Reach crossing (see Proposals Map); support the intensification of the use of the river for transport of people and freight, including upgrades to the Woolwich Ferry service; protect and enhance river bus services and piers in Royal Greenwich, including supporting their extension eastwards; protect waterway support infrastructure and facilities; advocate and work in partnership with relevant agencies to deliver improved transport infrastructure at Thamesmead and Abbey Wood and along the waterfront area at Charlton Riverside and the Greenwich Peninsula; and support improved links between residential areas in the south of the Borough and employment areas in the north, including at the Jubilee line North Greenwich station.

Impact on the Road Network

When planning transport provision for major developments and extensive sites where comprehensive development can take place, developers should have regard to: i. The road hierarchy ii. Building into highways networks speed management and design criteria for speeds no greater than 20 mph; and iii. Incorporating appropriate traffic calming measures and encouraging residential roads to be designed as shared spaces.

Walking and Cycling

The Royal Borough is committed to protecting and enhancing Royal Greenwich's footpaths and cycle ways and new developments should provide for the needs of their users. Development in Royal Greenwich should: i. integrate with the existing footpath and both the London and local cycle networks and encourage the principles of shared space; ii. provide sufficient provision of changing and shower facilities for cyclists; iii. provide cycle parking in line with policy IM(c); iv. promote walking and cycling safety, with well lit, signed and well maintained routes and safe facilities for crossing roads and at transport interchanges; v. take account of 'desire lines' to local shops, services and schools, including safer routes to school and to public transport nodes; and vi. Take account of the Royal Borough's Cycling Strategy and in particular the development of primary and local cycle networks through Royal Greenwich.

Parking Standards

Developments must provide the minimum level of car parking provision necessary, for people with disabilities, as set out in the London Plan, and ensure provision for servicing, safe pick-up, drop-off and waiting areas for vehicles such as taxis and coaches, where that activity is likely to be associated with the development. Developments supported by a high level of public transport accessibility and within Controlled Parking Zones should be car free. Development in areas of on-street parking stress should be 'car-capped.' For car capped developments, the Royal Borough will: limit on-site car parking to spaces designated for disabled people, any operational or servicing needs, and spaces designated for the occupiers of development; not issue on-street parking permits; and use a condition / legal agreement to ensure that future occupants are aware they are not entitled to on-street parking permits. The Royal Borough will also strongly encourage contributions to car clubs and pool car schemes in place of private parking in new developments across Royal Greenwich and seek the provision of electric charging points as part of any car parking provision, following the minimum standards set out in the London Plan. Developments must meet, as a minimum, the standards for cycle parking as set out in the London Plan.

London City Airport

All applications for permission to develop sites within the outer safeguarding boundary, as shown on the safeguarding map for London City airport, will be determined having regard to the advice received from the Civil Aviation Authority.

Sustainable Travel

The Royal Borough supports the development of an integrated and sustainable transport system that is extensive in coverage and meets the needs of residents, businesses, workers and visitors in Royal Greenwich. All development in Royal Greenwich should contribute to improved accessibility and safety, and reduce the use of the private car and the need to travel. Development should be designed for the needs of pedestrians, cyclists and public transport users first and intense uses, such as schools and shops, should be close to public transport, cycling and pedestrian nodes and interchanges to enhance connectivity. Cycling and walking are supported within Royal Greenwich. The needs of pedestrians, including those with disabilities, and cyclists should be prioritised in development and the design and layout of development should reflect this. High standards of safety, accessibility and convenience will be required, including establishing and maintaining links with public transport. All existing footpaths and cycleways, including the existing riverside and Thames paths, will be safeguarded and the development of new and improved footpaths and cycleways will be supported. Developments along the riverside must ensure that they incorporate the provision for a riverside pathway and contribute to improvements to this where it is required. Where development is proposed alongside Deptford Creek the provision of a waterside path should be included to provide public access to pedestrians and cyclists. Proposals to provide a pedestrian bridge across the Creek will be supported. In order to reduce the use of the car, developments, must not go above those maximum parking standards set out in the London Plan and, where appropriate, should go below these.

Freight

The impact and movement of goods and materials on the road network will be minimised by: i. ensuring developments that generate high numbers of freight movements are located close to major transport routes; ii. safeguarding Angerstein, Brewery, Murphy's, Riverside and Tunnel Wharves and Victoria Deep Water Terminal, as defined on the Proposals Map, for river-based cargo handling. Alternative uses will only be considered if the wharf is no longer viable or capable of being made viable for river based cargo handling or, exceptionally, for a strategic proposal of essential benefit to London, which cannot be planned for and delivered on any other site in Greater London; iii. supporting proposals that increase the proportion of freight in Royal Greenwich that is either rail or water borne; iv. safeguarding railheads for aggregate distribution, including Angerstein Wharf; and v. maximising the movement of bulk materials by water, including construction and demolition materials.