Planning in Westminster

Arts and cultural uses and visitor attractions

A. Arts and cultural uses of national and international importance and those serving particularly local communities will be protected and promoted in the Strategic Cultural Areas and throughout Westminster. Where they are not listed uses, small-scale arts and cultural uses, including independent cinemas, will be supported in appropriate locations across Westminster to serve local communities. B. Arts and cultural uses will be promoted in commercial areas of the CAZ. Outside of the CAZ, new arts and cultural uses will be of a scale and nature appropriate to the local context and of benefit to the local community. C. Commercial developments associated with an arts or cultural use should be clearly ancillary, maintain its core arts or cultural function which could not otherwise be achieved, and be of clear and lasting benefit to that use. D. In the exceptional circumstances where it is necessary to redevelop a theatre or cinema, a replacement of equivalent size and standard will be required. Proposals to improve theatres and cinemas will be encouraged and should have particular regard to their heritage designation. E. Events in the public realm will benefit the city, its people and enterprises. They should support the character and function of the area in which they take place and must be organised in ways that minimise the impact on the long-term access to open space, amenity of residents, businesses and others, and maintain the quality of the public realm. F. Existing hotels will be protected, except where the proposal is in a predominantly residential area and would re-instate an original residential use, or where the existing use has significant negative effects on residential amenity. G. New hotels and conference facilities will be directed to: 1. commercial areas of the CAZ; and 2. town centres that are District Centres or higher in the town centre hierarchy. H. Applications for extensions and upgrades to existing hotels will have regard to impacts on the wider area. Development proposals should improve accessibility and enable the extended lifetime of buildings by incorporating principles and measures of sustainable design wherever possible. Development proposals should, where appropriate, reveal the historic significance of hotels located within heritage assets. I. Safe, secure and publicly accessible toilets will be required in proposals that generate a large amount of visitors including large retail, leisure and entertainment developments, tourist attractions and transport interchanges.

Community infrastructure and facilities

A. New community infrastructure and facilities will be supported where there is an identified present or future need. The council will use its Infrastructure Delivery Plan alongside other strategies to plan for and deliver new infrastructure. New facilities will be of a nature and scale to meet identified need and be sufficiently flexible to meet the requirements of providers as they may change over time. B. Where new facilities are provided they should be designed to accommodate a range of community uses wherever possible. The council will strongly encourage the co-location of facilities and access for appropriate organisations and the local community. C. Existing community facilities and floorspace will be protected other than where it can be demonstrated that either: 1. the loss or relocation is necessary to enable service provision to be reconfigured, consolidated, upgraded, or delivered more effectively as part of a published strategy to improve services and meet identified needs; or 2. there is no demand for an alternative social and community use for that facility or floorspace, evidenced by vacancy and appropriate marketing for at least 18 months. D. Where a reduction in community floorspace is deemed acceptable, other ancillary uses will be permitted where they support the continued function of the main community use. E. Within designated town centres, where the loss of community facilities is deemed acceptable, replacement uses with an active frontage will be prioritised. For other sites in the CAZ, other town centre uses will be supported in principle. In all other cases, residential use will be preferred.

Education and skills

A. The council will support the provision of new or expanded primary and secondary schools and further education facilities, to meet the needs of a changing population and enhance education provision. B. The improvement and expansion of Westminster's world-class higher educational institutions will be supported in principle, in recognition of the economic benefits they provide to Westminster, London and the UK. This includes proposals for the upgrading of existing, and provision of new, teaching and research facilities and the provision of purpose-built student housing. C. Where new and additional educational facilities are provided, proposals for their use outside of core operation hours for community or recreational use will be supported in principle. D. Major developments will contribute to improved employment prospects for local residents. In accordance with the council's Planning Obligations and Affordable Housing SPD, this will include: 1. financial contributions towards employment, education and skills initiatives; and 2. for larger schemes, the submission and implementation of an Employment and Skills Plan.

Design principles

A. New development will incorporate exemplary standards of high quality, sustainable and inclusive urban design and architecture befitting Westminster's world-class status, environment and heritage and its diverse range of locally distinctive neighbourhoods. B. All development will positively contribute to Westminster's townscape and streetscape, having regard to: 1. the character and appearance of the existing area, adjacent buildings and heritage assets, the spaces around and between them and the pattern and grain of existing streets, squares, mews and passageways; 2. materials, building lines, scale, orientation, access, definition, surface treatment, height and massing; 3. the form, character and ecological value of parks, gardens and other open spaces; 4. Westminster's waterways and waterbodies; and 5. the preservation and enhancement of the surrounding tree population. C. All development will place people at the heart of design, creating inclusive and accessible spaces and places, introducing measures that reduce the opportunity for crime and anti-social behaviour, promoting health, well-being and active lifestyles through design and ensuring a good standard of amenity for new and existing occupiers. D. Development will enable the extended lifetime of buildings and spaces and respond to the likely risks and consequences of climate change by incorporating principles of sustainable design, including: 1. use of high-quality durable materials and detail; 2. providing flexible, high quality floorspace; 3. optimising resource and water efficiency; 4. enabling the incorporation of, or connection to, future services or facilities; and 5. minimising the need for plant and machinery. E. Applicants will demonstrate how sustainable design principles and measures have been incorporated into designs, utilising environmental performance standards as follows: 1. Non-domestic developments of 500 sq m of floorspace (GIA) or above will achieve at least BREEAM "Excellent" or equivalent standard. 2. Residential conversions and extensions of 500 sq m (GIA) of residential floorspace or above, or five or more dwellings will aim to achieve "Excellent" in BREEAM domestic refurbishment or equivalent standard. F. Imaginative approaches to contemporary architecture and use of innovative modern building techniques and materials will be encouraged where they re

Townscape and architecture

A. Development will be sensitively designed, having regard to the prevailing scale, heights, character, building lines and plot widths, materials, architectural quality and degree of uniformity in the surrounding townscape. B. Spaces and features that form an important element in Westminster's local townscapes or contribute to the significance of a heritage asset will be conserved, enhanced and sensitively integrated within new development, including important architectural details, boundary walls and railings, historic roof forms or structures, open lightwells, historic or characteristic shopfronts and street furniture, as well as squares, parks and gardens. Where possible, lost or damaged features will be reinstated or restored. C. Extensive development will maximise opportunities to enhance the character, quality and functionality of the site and its surroundings, including creating new compositions and points of interest, and high-quality new streets and spaces, linked to the surrounding townscape to maximise accessibility. D. Alterations and extensions will respect the character of the existing and adjoining buildings, avoid adverse visual and amenity impacts and will not obscure important architectural features or disrupt any uniformity, patterns, rhythms or groupings of buildings and spaces that contribute positively to Westminster's distinctive townscape. E. Roof extensions will be supported in principle where they do not impact adversely on heritage assets and should: 1. where part of a terrace or group already characterised by roof additions or alterations, be of appropriate design which follows an established form and would help to unify the architectural character of the existing terrace or a group; 2. where part of a terrace with an existing roof line unimpaired by roof extensions, take a coordinated approach, adding roof extensions of consistent and appropriate design to each property across the terrace; 3. in other locations, be of appropriate design sympathetic to the architectural character of the existing building. F. New development affecting strategic and local views (including local views of metropolitan importance) will contribute positively to their characteristics, composition and significance and will remedy past damage to these views wherever possible.

Building height

A. Tall buildings are defined as buildings of twice the prevailing context height or higher or those which will result in a significant change to the skyline. In all locations proposals for tall buildings will need to satisfy both the general principles in clause B and relevant locational principles in clauses C and D (and for Housing Renewal Areas, Policy 42). B. Proposals for tall buildings will be required to: 1. be proportionate to the role, function and importance of the location in terms of height, scale, massing and form; and 2. achieve exceptional architectural quality and innovative and sustainable building design from all viewpoints and directions; and 3. create an attractive and legible streetscape that takes account of the use of the public realm for a variety of uses and includes active uses at ground floor level; and 4. enhance the character and distinctiveness of an area without negatively affecting valued townscapes and landscapes, or detracting from important landmarks, heritage assets, key views and other historic skylines and their settings; and 5. mitigate negative impacts on the microclimate and amenity of the site and surrounding area; and 6. avoid unacceptable impacts on aviation and telecommunications; and 7. provide publicly accessible viewing platforms at the roof of the building (for any exceptionally tall buildings). C. Development of tall buildings may be acceptable within the Paddington Opportunity Areas, Victoria Opportunity Areas, Marylebone flyover / Edgware Road junction and the Housing Renewal Areas. Provided in the first instance they comply with the general principles under clause B. These principles need to be cross-referenced against the area specific design principles set out below, and for the Housing Renewal Areas, policy 42 and with site-specific guidance set out in the forthcoming Site Allocations Development Plan Document: PADDINGTON OPPORTUNITY AREA There may be potential for further tall buildings in this area that complement and help to frame the setting of Paddington Basin and contribute to the quality and character of the existing cluster. The prevailing context height for the wider Paddington area is identified as 6 residential storeys (20m) with a varied context. Tall buildings within this area of 2 to 3 times this context height may be appropriate. MARYLEBONE FLYOVER / EDGWARE ROAD JUNCTION Tall buildings may be appropriate at the junction of the flyover and Edgware Road but must be designed to relate to and complement each other and help to frame this area as a gateway junction. The height of any tall building in this location must step down significantly from, and be subordinate to, those in the Paddington Basin cluster. They must also be slender and elegant in their form. The acceptability of a tall building proposed in this area depends on the quality of its design, reflecting its role as a local landmark. The prevailing context height in this area is 6 residential storeys (20m) but as it sits within a varied context. Tall buildings of 2 to 3 times the context height may be appropriate. VICTORIA OPPORTUNITY AREA There may be potential for further tall buildings in this area that complement and help to frame the setting of Victoria Station and Victoria Street and contribute to the quality and character of the existing cluster. Any tall buildings in this area must not cause harm to the Outstanding Universal Value of the World Heritage Site and its setting or breach its protected silhouette and must be sensitive to the other listed buildings, conservation areas and registered parks and gardens. The prevailing context height in Victoria is 6 residential storeys (20m) with a varied context. Tall buildings in this area of 2 to 3 times the context height may be appropriate. D. Proposals for tall buildings outside of the areas identified in clause C will not generally be acceptable, and will need to demonstrate how they (in addition to the general principles under clause B): 1. significantly strengthen the legibility of a town centre or mark the location of a transport interchange or other location of civic or visual significance within the area; and 2. will not undermine the prominence and / or integrity of existing landmark buildings and tall building clusters.

Public realm

A. Development will contribute to a well-designed, clutter-free public realm with use of high quality and durable materials capable of easy maintenance and cleaning, and the integration of high-quality soft landscaping as part of the streetscape design. B. The public realm will be safe, attractive and accessible to all. Development should contribute to improving connectivity, legibility and permeability of the public realm and the network of public spaces in the city through: 1. helping to provide a network of connected and defined frontages and spaces such as pocket parks; 2. optimising active frontages towards public streets and spaces particularly in areas identified as appropriate for tall buildings; 3. ensuring that soft landscaping is maximised to soften the streetscape and provide visual and environmental relief from hard landscaping, buildings and traffic; 4. using high quality new, or reinstated paving materials whose colour and texture underline a sense of place and consistency of materials and have an appropriately engineered surface that is fit for purpose; 5. creating clear sight lines, improve lighting and following the principles of designing out crime; 6. creating new quiet routes; 7. resisting the creation of gated communities which do not promote socially inclusive and cohesive neighbourhoods or connectivity between places. C. Additional kiosks or other structures for the display and sale of goods outside of a market will be resisted. The replacement and relocation of existing structures will be designed and sited to: 1. respect local context and not detract from any heritage asset; 2. minimise obstruction to pedestrian movement and street cleansing arrangements; 3. minimise energy consumption; 4. ensure they are capable of quick removal. D. Proposals for trading from premises extending into the street (including provision of tables and chairs on the highway) will be supported where they would not: 1. harm local amenity; 2. compromise pedestrian movement or traffic conditions; 3. impede refuse storage and street cleansing arrangements. E. Applicants will be encouraged to provide high quality public art as an integral part of the design of new major developments, particularly around gateway locations and where they benefit legibility. F. New statues, monuments or memorials in the public realm will be directed outside of the Monument Saturation Zone. G. Signs and advertisements will make a positive contribution to amenity or public safety by being sensitively designed in terms of their size, location and degree of illumination, their impact on the building on which they are displayed, local context, street-scene and wider townscape. H. Pedestrian signage will be consistent with Legible London or any subsequent successor standards.

Security measures in the public realm

A. Development will provide an integrated approach to the security of the site including buildings and any associated public or private spaces. B. Development and or public realm improvement proposals will be required to incorporate appropriate counter terrorism measures advised by the Metropolitan Police and / or the council. Where appropriate, the retrofitting of existing buildings and spaces may be required. C. All security measures will be designed and implemented to take account of the functionality of the area and the needs of its users, and will be sensitively designed to respect the surrounding context and public realm.

Basement Development

Basement extensions have become an increasingly common form of development in Westminster in recent years. Although often hidden from public view, basement excavation can have significant impacts on the amenity of neighbouring occupiers and may affect ground conditions, biodiversity, heritage assets, local character and garden settings. This policy seeks to make sure that basement developments are appropriately designed and applies to new basements as well as extensions to existing basements. Excavation in a dense urban environment is more complex than many standard residential extensions and has the potential to damage existing and neighbouring structures and infrastructure, and irreversibly alter ground conditions. Basement developments should therefore safeguard the structural stability of the existing building, nearby buildings and other infrastructure including highway and railway lines/tunnels. Applications for basement development should be accompanied by a structural methodology statement and appropriate self-certification from a suitably qualified engineer to demonstrate the impacts of the proposed development have been understood. Formal Appendix A of the Code of Construction Practice should be submitted as part of basement development applications. Applicants for basement excavation works are strongly encouraged to consult with neighbouring occupiers prior to submitting an application. Evidence of engagement with neighbouring occupiers, including a schedule and timetable of works may be requested as supporting information with planning applications. When poorly designed, basements can negatively affect the character and appearance of buildings and the wider townscape. Private gardens also make a significant contribution to Westminster's character as an important part of our green infrastructure network. A satisfactory landscaping scheme should be provided that incorporates soft landscaping, planting and permeable surfacing as appropriate. Limiting the extent and depth of basement development can help reduce both the risks associated with basement development and mitigate negative environmental and amenity impacts. Standards for extent of the garden (site area excluding the footprint of the original building) are intended to strike a balance between allowing development, while ensuring a substantial area remains undeveloped (without any impermeable surfacing installed) to ensure adequate drainage and preserve the garden setting. The most appropriate form of basement development will be no more than one storey (approximately 2.7m floor to ceiling height) below the lowest part of the original floor level. In some cases, an exception could be made for large sites when they are able to accommodate plant and machinery and include appropriate access (e.g. rear or side access) to enable construction without an adverse impact on neighbouring uses or occupiers. The definition of large sites will depend on individual circumstances. Sufficient soil depth will be required to support sustainable planting. In some circumstances a soil depth of up to 1.5m (plus drainage layer) may be required to support tree growth. Applicants should provide detail of soil profile and composition. Work to basement vaults can restrict the space available for services in the highway and may make it difficult to access cables, pipes, sewers, etc. for maintenance and to provide essential items of street furniture. In order to ensure that services and essential street furniture can be provided, adequate space must be available between the highway and any excavation proposed under the highway. Applications adjacent to or affecting the Transport for London Road Network (TLRN) or public transport infrastructure should seek advice from Transport for London.

Managing development for Westminster's people

Development will be neighbourly by: A. Protecting and where appropriate enhancing amenity, by preventing unacceptable impacts in terms of daylight and sunlight, sense of enclosure, overshadowing, privacy and overlooking. B. Protecting and where appropriate enhancing local environmental quality. C. Protecting and positively responding to local character and the historic environment. D. Not overburdening the capacity of local infrastructure. E. Contributing to the greening of the city. F. Improving sustainable transport infrastructure and highway conditions. G. Making appropriate and effective waste management arrangements.

Supporting economic growth

A. New and improved office floorspace will be supported to provide capacity for at least 63,000 new jobs over the Plan period, enabling the continued growth and clustering of the creative, knowledge, and research-based sectors. Additional floorspace that meets the needs of modern working practices, including through the provision of co-working space and a range of Class E (commercial, business and service) uses on site, is supported in principle in the: 1. Parts of the Central Activities Zone (CAZ) with a commercial or mixed-use character, including the West End Retail and Leisure Special Policy Area (WERLSPA) and Opportunity Areas; 2. North West Economic Development Area (NWEDA) and Church Street / Edgware Road Housing Renewal Area; and 3. Town centre hierarchy. B. In the NWEDA and the Church Street / Edgware Road Housing Renewal Area, a range of workspace typologies, including workshops and studios, will be particularly welcome. C. Proposals involving the provision of affordable workspace will generally be supported throughout the commercial areas of the city. D. The net loss of office floorspace from the CAZ: 1. to residential development will only be permitted in those parts of the CAZ that are predominantly residential in character and where the proposal would reinstate an original residential use; 2. to hotel use will only be permitted where there is no interest in its continued use for office or any other Class E (commercial, business and service) uses education or community use, as demonstrated by vacancy and appropriate marketing for a period of at least 12 months. E. Proposals within the NWEDA involving the loss of space suitable for small and medium enterprises (SMEs) will be resisted. Redevelopment proposals will be required to re-provide existing employment floorspace, including dedicated space that meets the needs of SMEs.

Soho Special Policy Area

A. Development in the Soho Special Policy Area will reflect its unique character and function and demonstrate how it respects, protects and enhances the existing scale and grain of the built environment and the unique mixture of uses present there. B. The following uses will be supported: 1. small and medium enterprise (SME) workspace, particularly in the creative industries; 2. specialist retailing; 3. housing that meets the needs of those working in the area; 4. LGBTQI+ venues; 5. new live music venues; 6. physical, social and green infrastructure; 7. small-scale hotels; and 8. food, drink and entertainment uses, subject to clause C. C. Proposals for new drinking establishments will be considered with regard to their cumulative impact on the character of Soho's streets and mix of uses. D. The scale and setting of Soho and Golden squares will be protected. The function of these squares and of St. Anne's Churchyard as green spaces will also be protected and enhanced. Other opportunities to improve the public realm should be explored in development proposals.

Mayfair and St. James's Special Policy Areas

A. Developments in the Mayfair and St. James's Special Policy Areas (SPAs) that enhance the character and function of both areas as centres for the art trade and luxury retail, through the provision of additional floorspace for use as art galleries, antique trading or luxury retail, is encouraged.

Harley Street Special Policy Area

A. Development in the Harley Street Special Policy Area will support and enhance its continued role as an international centre of medical excellence, complemented primarily by residential use. B. Proposals for additional floorspace to upgrade or provide new medical facilities, patient care and patient accommodation, will be supported subject to impact on townscape and heritage. C. Medical facilities that do not fall within Class E (commercial, business and service uses) as a result of being attached to the residence of the consultant or practitioner, will be protected, unless: 1. There is no reasonable prospect of its continued use for medical use or complementary facilities, as evidenced by vacancy and appropriate marketing for a period of at least 12 months; and 2. The proposal is for high quality residential development.

Energy

A. The council will promote zero carbon development and expects all development to reduce on-site energy demand and maximise the use of low carbon energy sources to minimise the effects of climate change. B. All development proposals should follow the principles of the Mayor of London's energy hierarchy. Major development should be net zero carbon and demonstrate through an energy strategy how this target can be achieved. C. Where it is clearly demonstrated that it is not financially or technically viable to achieve zero-carbon on-site, any shortfall in carbon reduction targets should be addressed via off-site measures or through the provision of a carbon offset payment secured by legal agreement. D. Developments should be designed in accordance with the Mayor of London's heating hierarchy. Major developments must connect to existing or planned local heat networks, or establish a new network, wherever feasible. E. All developments should be designed and operated to minimise the risk of internal overheating. Major development proposals will include a cooling strategy in line with the Mayor of London's cooling hierarchy.

Waterways and waterbodies

A. Proposals alongside or affecting water should support the creation of a network of high-quality water spaces which promotes biodiversity and the use of Westminster's waterways and waterbodies for sport, leisure, recreational and educational uses as well as for water-based transportation. B. Development along waterways or adjacent to waterbodies and within the Thames Policy Area must address their waterfront location in terms of access and design. Water-related and waterfront enhancing uses will be encouraged and the loss of such existing uses resisted. Access for pedestrians and cyclists will be improved through enhancements to waterside towpaths and footpaths. C. DEVELOPMENT AFFECTING WATERWAYS AND WATERBODIES: Development that builds into or over waterways will only be acceptable if it is a water-related or water dependant use at appropriate locations. Transport related structures, projects of strategic importance to London, or major water related infrastructure will be supported only where an overriding strategic case for such development can be demonstrated. D. In assessing development proposals affecting Westminster's waterways and waterbodies, the council will have regard to the Thames River Basin Management Plan, the Marine Policy Statement and the emerging South East Marine Plan. E. PIER FACILITIES: Improvements to pier facilities will be encouraged as part of new development along the River Thames. Proposals for new or enlarged piers should improve accessibility for passengers, and not impact adversely on other land-side functions. F. MOORINGS: Residential and commercial moorings and facilities for boaters on Westminster's canals will be encouraged in appropriate locations as long as: 1. they do not negatively impact on navigation, water quality, the openness and character of the water space and the amenity of surrounding residents; 2. they will not hinder navigation; and 3. they can be satisfactorily serviced by utility services and the road network. G. Proposals for permanent moorings on the River Thames will: 1. enhance the character and appearance of the riverside and be open to the public; 2. not compromise views of the river, the World Heritage Site and other heritage assets and their settings; 3. not hinder navigation or jeopardise the long-term use of pier recesses; 4. not compromise the integrity of the River Thames flood defences or the ability to raise them in the future in line with the Thames Estuary 2100 Plan; and 5. not negatively impact the intertidal foreshore defined and protected within the London Biodiversity Action Plan and, where feasible, provide improvements to intertidal habitats. Where required, developers should provide appropriate mitigation measures that will preserve the continued dynamism and biodiversity value of the foreshore.

Air quality

A. The council is committed to improving air quality in the city and expects development to reduce exposure to poor air quality and maximise opportunities to improve it locally without detriment of air quality in other areas. B. Major developments and developments incorporating Combined Heat and Power (CHP) should be at least Air Quality Neutral. C. Major developments in Opportunity Areas and Housing Renewal Areas and those subject to an Environmental Impact Assessment must additionally demonstrate how local air quality can be improved across the proposed development as part of an air quality positive approach. D. Air Quality Assessments will be required for: 1. Major developments; 2. Proposals that include potentially air pollution generating uses or combustion-based technologies; 3. Proposals incorporating sensitive uses; and 4. All residential developments within Air Quality Focus Areas.

Local environmental impacts

A. The council will make sure that quality of life and health and wellbeing of existing and future occupiers, and the natural environment are not adversely affected by harmful pollutants and other negative impacts on the local environment. B. Developments must be designed to minimise the detrimental impact of glare and light spill on local amenity, biodiversity, highway and waterway users. C. Development should prevent adverse effects of noise and vibration and improve the noise environment in compliance with the council's Noise Thresholds, with particular attention to: 1. minimising noise impacts and preventing noise intrusion to residential developments and sensitive uses; 2. minimising noise from plant machinery and internal activities; 3. minimising noise from servicing and deliveries; and 4. protecting the relative tranquillity in and around open spaces. D. Development will effectively address the adverse impact of odour through the incorporation of appropriate mitigation measures using a precautionary approach. E. Applicants are required to carry out contaminated land assessments and take appropriate remediation measures for development on or near a site which is potentially contaminated. F. Developments are required to minimise demolition and construction impact by complying with Westminster's Code of Construction Practice (CoCP). G. Modern methods of demolition and construction that minimise negative local environmental impacts will be encouraged.

Green infrastructure

A. The council will protect and enhance the city's green infrastructure to maximise its environmental, social and economic value. B. Developments will, wherever possible, contribute to the greening of Westminster by incorporating trees, green walls, green roofs, rain gardens and other green features and spaces into the design of the scheme. C. All open spaces and their quality, heritage and ecological value, tranquillity and amenity will be protected. D. Major developments will be required to provide new or improved public open space and space for children's active play, particularly in areas of open space or play space deficiency. E. Development affecting the Royal Parks should enhance their quality and range of uses. F. Sites of Importance for Natural Conservation (SINCs), priority habitats and other ecological features outside of the SINCs network will be protected. G. Developments should achieve biodiversity net gain, wherever feasible and appropriate. Opportunities to enhance existing habitats and create new habitats for priority species should be maximised. Developments within areas of nature deficiency should include features to enhance biodiversity, particularly for priority species and habitats. H. Trees of amenity, ecological and historic value and those which contribute to the character and appearance of the townscape will be protected. I. The planting of trees to optimise the city's canopy cover will be encouraged in new developments.

Flood risk

A. All developments should be safe for their lifetime from the risk of flooding, complying with the council's Strategic Flood Risk Assessment (SFRA), Surface Water Management Plan (SWMP), Local Flood Risk Management Strategy (LFRMS) and the Mayor of London's Regional Flood Risk Appraisal (RFRA). B. A site-specific Flood Risk Assessment (FRA) must be submitted for: 1. developments of 1 hectare or greater; 2. all developments in Flood Zones 2 and 3; and 3. all developments within a Surface Water Flood Risk Hotspot. C. Highly Vulnerable Uses will not be allowed within Flood Zone 3; in Flood Zone 2 they will be required to pass the Exception Test and should as far as possible be located outside of the Surface Water Flood Risk Hotspots. D. Proposals for Essential Infrastructure and More Vulnerable Uses within Flood Zone 3 will be required to pass the Exception Test. Within the Rapid Inundation Zone, basement dwellings and basement extensions to existing dwellings will not be acceptable. E. More Vulnerable Uses should, as far as possible, be directed away from Surface Water Flood Risk Hotspots. F. A Flood Warning and Evacuation Plan will generally be required for More Vulnerable Uses within the areas at risk of tidal breach flooding, especially if the land use is within the Rapid Inundation Zone. G. All existing flood management infrastructure will be protected, including access for maintenance. Wherever possible, an undeveloped buffer zone of 16m should be maintained around flood defence structures, including buried elements of the flood defence. H. Improvements to flood defences will be secured through planning conditions and / or legal agreements where the size, type and / or location of development impacts on flood risk. Development should not limit future raising of flood defences outlined in the Thames Estuary 2100 Plan. I. Where appropriate, planning permission for developments which result in the need for off-site upgrades to the water or sewerage network, will be subject to conditions to ensure the occupation is aligned with the delivery of necessary infrastructure upgrades. J. New development must incorporate Sustainable Drainage Systems (SuDS) to alleviate and manage surface water flood risk. Development should aim to achieve greenfield run-off rates and demonstrate how all opportunities to minimise site run-off have been taken.

Waste management

A. The council will promote the Circular Economy and contribute to the London Plan targets for recycling and for London's net self-sufficiency by 2026. B. All new developments (including extensions and change of use) must provide appropriate facilities for the storage of separate waste streams which are safe and convenient to access for deposit and collection, with sufficient capacity for current and projected future use. C. Developers are required to demonstrate through a Circular Economy Statement, Site Environment Management Plan and/or associated Site Waste Management Plan, the recycling, re-use, and responsible disposal of Construction, Demolition and Excavation waste in accordance with London Plan targets and the council's Code of Construction Practice (CoCP). D. Existing waste management facilities shown on Figure 32 will be protected. Any proposals for new waste management facilities will be assessed against the criteria set out in the London Plan and national policy. E. The council will continue to collaborate with other Waste Planning Authorities in the management of its waste and monitor its waste exports.

Westminster's heritage

A. Westminster's unique historic environment will be valued and celebrated for its contribution to the quality of life and character of the city. Public enjoyment of, access to and awareness of the city's heritage will be promoted. B. Development must optimise the positive role of the historic environment in Westminster's townscape, economy and sustainability, and will: 1. ensure heritage assets and their settings are conserved and enhanced, in a manner appropriate to their significance; 2. secure the conservation and continued beneficial use of heritage assets through their retention and sensitive adaptation which will avoid harm to their significance, while allowing them to meet changing needs and mitigate and adapt to climate change; 3. place heritage at the heart of place making and good growth, maintaining the unique character of our heritage assets and delivering high quality new buildings and spaces which enhance their settings. C. The Outstanding Universal Value (OUV), authenticity and integrity of the Westminster World Heritage Site will be conserved and enhanced. The setting of the site will be protected and managed to support and enhance its OUV. D. Development will protect the skyline, prominence and iconic silhouettes of the Palace of Westminster and Westminster Abbey and will protect and enhance identified views out of, across and towards the World Heritage Site. E. The council will work with partners to promote the use, management and interpretation of the site in ways that protect, enhance and better communicate its OUV. The council will commit to lead the production and review of an updated World Heritage Site Management Plan. F. Applicants will be required to demonstrate that any impacts of their proposals on the World Heritage Site or its setting have been fully assessed, informed by Heritage Impact Assessment methodology and that any harm, including cumulative harm, has been avoided or justified. G. Works to listed buildings will preserve their special interest, relating sensitively to the period and architectural detail of the building and protecting or, where appropriate, restoring original or significant detail and historic fabric. H. Changes of use to listed buildings will be consistent with their long-term conservation and help to restore, retain and maintain buildings, particularly those which have been identified as at risk. I. Development within the settings or affecting views of listed buildings will take opportunities to enhance or better reveal their significance. J. Demolition of listed buildings will be regarded as substantial harm and will be resisted in all but exceptional circumstances. K. Development will preserve or enhance the character and appearance of Westminster's conservation areas. Features that contribute positively to the significance of conservation areas and their settings will be conserved and opportunities taken to enhance conservation areas and their settings, wherever possible. L. There will be a presumption that unlisted buildings that make a positive contribution to a conservation area will be conserved, unless it has been demonstrated that the relevant tests in national policy have been met. Buildings which make a negative or neutral contribution may be replaced or refurbished where this will result in a high quality building which will improve their appearance in the context of the conservation area and their environmental performance. M. The contribution of existing uses to the character, function and appearance of conservation areas will be considered and changes of use supported where they make a positive contribution to conservation areas and their settings. N. Westminster's Scheduled Monuments and their settings will be preserved, and opportunities taken to enhance and communicate their significance, where appropriate. O. Applicants for development which involves excavation or ground works in Westminster's Archaeological Priority Areas or other areas suspected of having archaeological potential will demonstrate that they have properly evaluated the archaeological potential and significance of the site and assessed and planned for any archaeological implications of proposals. P. Archaeological deposits will be preserved in situ wherever possible. Where it has been demonstrated that the conservation of archaeological remains in situ is impossible or deposits are considered to be of lesser significance, full investigation [text cuts off]

Housing for specific groups

A. Residential developments will provide a mix of units in terms of size, type, and tenure to secure mixed and inclusive communities, and contribute towards meeting Westminster's housing needs for different groups. B. New build homes will be designed with growing families in mind and 25% of all new homes across Westminster will be family sized. Where two-bedroom units are provided, the majority should be large enough to accommodate two double bedrooms within a single development. Studios will make up no more than 10% of new homes within a single development. C. Conversion of purpose-built single-family homes into multiple family homes is welcomed. Family sized homes will be required where a House in Multiple Occupation (HMO) surplus to requirements (as demonstrated by appropriate marketing as an HMO for at least 18 months) is proposed to change to market housing. D. The council supports the provision of well-managed new housing which meets an identified specialist housing need. All existing specialist and supported housing floorspace will be protected from changing to non-specialist or supported residential use except where it is demonstrated that: 1. the accommodation is of poor quality, does not meet contemporary requirements and is not capable of being upgraded; or 2. the use has a demonstrable and significant adverse effect on residential amenity; or 3. it is surplus to requirements as any form of specialist or supported housing; or 4. the accommodation is being adapted or altered to better meet specialist need or to enable residents to remain in their existing property. E. The council supports the development of high-quality accommodation for older people across a range of tenures and use classes that meets identified need. F. The council will support adaptations and alterations to homes occupied by older residents, which enable them to remain in their existing property. Replacement older people's accommodation intended to be occupied by the original occupant(s), will as far as practicably possible, be located near to the original accommodation. G. The council supports the development of new, well-managed, purpose-built accommodation for students studying at higher education institutions. H. A proportion of the purpose-built student accommodation will be secured as affordable student accommodation in accordance with the London Plan. All accommodation should include a proportion of units that are adaptable to meet specialist needs. I. Existing purpose-built student accommodation will be protected unless demonstrably surplus to requirements. J. Gypsy and traveller sites may be permitted where it is demonstrated that there is a need in Westminster, that they are appropriately designed and will not have unacceptable impacts, particularly on traffic or parking.

Innovative housing delivery

A. The council welcomes applications for innovative models of high-quality housing that contribute to providing a range of housing options to Westminster's residents. B. Qualifying Build to Rent and large-scale purpose-built shared living proposals will be required to provide a proportion of the accommodation as affordable housing in accordance with the London Plan. C. The council welcomes applications for new homes built using modern methods of construction particularly when they contribute to a quick and more sustainable delivery of homes.

Housing quality

A. All new homes and residential extensions will provide a well-designed, energy efficient and high-quality living environment, both internally and externally. New homes will be designed to a standard that ensures the safety, health and well-being of its occupants. B. 90% of all new-build homes will meet Building Regulation requirements M4 (2) "accessible and adaptable dwellings" and 10% of all new-build homes (including changes of use) will meet Building Regulation requirement M4 (3) "wheelchair user dwellings". C. All new homes will meet or exceed the Nationally Described Space Standards (where the units are self-contained). D. All new-build homes will provide at least five sq m of private external amenity space for each dwelling designed for one-two persons or more and, where practicable, a further one sq m for each additional person the dwelling is designed to accommodate. Where it is not considered practicable or appropriate to provide private external amenity space for all or some homes, the following measures will be required: 1. provision of communal external amenity space; or 2. provision of additional and/or higher quality public open space. E. Where it is sufficiently demonstrated that it is not practicable or appropriate to provide any type of external amenity space, additional internal living space equivalent to the external requirement set out in clause D will be required.

Building height in the housing renewal areas

A. Delivering large scale public estate regeneration comes with viability challenges that are different to private developments, such as decanting of existing residents and a higher affordable housing requirement. While the design principles for these estates remains paramount and any scheme must adhere to the general building height principles in Policy 41 B, what is considered an appropriate height must be balanced against the wider public benefits the scheme is able to viably deliver. B. The Church Street/Edgware Road Housing Renewal Area and Ebury Bridge Estate Housing Renewal Area have been identified for renewal and there are opportunities for taller buildings here where they contribute to the creation of a place with a strong and enhanced character and: 1. On Ebury Bridge Estate respect the setting and views from the surrounding Georgian and Victorian terraces within the adjacent conservation areas; have the tallest element towards the northern end of the area marking Ebury Bridge and the crossing of the railway line, with building heights stepping down from this location. 2. On Church Street/Edgware Road Housing Renewal Area are at the main east-west route and the commercial focus for the area; and are delivered in the heart of the regeneration scheme as part of a comprehensive approach.

Housing delivery

A. The number of new homes built in Westminster will exceed 20,685 over the Plan period. This will be achieved by: 1. optimising site densities, including those in Housing Renewal Areas; 2. delivering a higher number of homes on small sites; 3. permitting appropriate upwards extensions; 4. planning positively for tall buildings in certain locations. B. No new homes in Westminster will exceed 200 sq m Gross Internal Area (GIA), except where it is necessary to protect a heritage asset. C. All existing residential units, uses, floorspace and land will be protected, except where: 1. the reconfiguration or redevelopment of supported or affordable housing would better meet need; or 2. non-family sized housing is being reconfigured to create family sized housing. D. The change of use of any type of housing to temporary sleeping accommodation on a permanent basis will not be permitted.

Affordable housing

A. At least 35% of all new homes will be affordable across Westminster. B. There will be no net loss of affordable housing across the city. All residential proposals will provide a minimum of 35% of the total residential units as affordable housing on-site if they: 1. have a site area of 0.5 hectares or more; or 2. are proposing ten or more residential units; or 3. are proposing 1,000 sq m or more residential floorspace (for sale or rent). C. In exceptional cases, affordable housing provision can be made off-site (in whole or in part) in the vicinity of the host development. This will only be accepted where it is sufficiently demonstrated that on-site provision is physically or otherwise impracticable or is inappropriate in terms of the quantity or quality of affordable housing to be provided. Provision of affordable housing off-site (in whole or in part) beyond the vicinity of the host development will only be acceptable where: 1. it can be demonstrated that a rigorous search for sites revealed no sites are available for affordable housing in the vicinity that could be reasonably and viably purchased, including on council owned land; and 2. the site proposed can demonstrably provide more affordable housing and of a higher quality than would have been possible on or off-site in the vicinity; and 3. provision off-site will demonstrably contribute to achieving mixed communities. D. A payment in lieu to the council's Affordable Housing Fund may be accepted only as a last resort if it is demonstrated to the council's satisfaction that no sites are available for off-site provision. E. 60% of the affordable units will be 'intermediate' affordable housing for rent or sale and 40% will be social rent or London Affordable Rent. F. For intermediate housing, new affordable homes will be provided across the indicative income levels set out in the Planning Obligations and Affordable Housing SPD. G. The size of these homes, including the number of bedrooms required to meet need will be provided in line with the council's Annual Affordable Housing Statement. H. Proposals involving the demolition of existing affordable housing will not be permitted unless it is replaced by at least an equivalent amount of affordable housing floorspace. Additional affordable housing will be maximised in such redevelopment proposals.

Digital infrastructure, information and communications technology

A. Investment in digital and telecommunications infrastructure will be supported. The public benefits of proposals for new infrastructure will be weighed against impacts on local character, heritage assets, or the quality of the public realm. B. Major new developments and infrastructure projects will be designed to enable the installation of the most up-to-date standards of digital connectivity and ensure easy maintenance and future upgrading as technologies and standards improve. C. Major commercial developments will provide a communal chamber on-site for telecommunications equipment or make an appropriate contribution to the cost of providing one nearby. D. Opportunities for co-location, shared facilities and innovations such as smart street furniture should be explored where new digital and telecommunications infrastructure is proposed and proposals for standalone apparatus should demonstrate that such opportunities have been exhausted. Proposals on the highway should also demonstrate that it is not feasible to locate on existing buildings or other structures.

Westminster's spatial strategy

Westminster will continue to grow, thrive and inspire at the heart of London as a World City by: 1. Supporting intensification and optimising densities in high quality new developments that integrate with their surroundings and make the most efficient use of land, including through developments that showcases the best of modern architecture. 2. Delivering at least 20,685 homes, of which at least 35% will be affordable. 3. Supporting the growth, modernisation and adaptation of a variety of business space to provide at least 63,000 new office-based jobs alongside other forms of commercial growth. 4. Balancing the competing functions of the Central Activities Zone (CAZ) as a retail and leisure destination, visitor attraction, global office centre, and home to residential neighbourhoods. 5. Protecting and enhancing uses of international and/or national importance, the buildings that accommodate them, and the specialist clusters of uses within the city's most distinct places. 6. Supporting town centres and high streets, including centres of international importance.

Town centres hierarchy

A. Upper floors for residential use is supported in principle across all parts of the town centre hierarchy except the International Centres. B. All development within the town centre hierarchy will be of a scale, type and format that reflects and enhances the role and function of the centre within which it is proposed. C. 1. The International Centres of the West End and Knightsbridge will provide a focal point for large format comparison retail, supported by complementary town centre uses that increase customer dwell time, and new office floorspace; 2. The WERLSPA will provide a wide mix of commercial uses that support the West End's role as a retail, employment and cultural hub, and as a centre for the visitor, evening and night-time economy; 3. CAZ Retail Clusters will provide further large format retail and complementary town centre uses to meet the needs of residents, workers, and visitors; 4. Major, District and Local Centres will provide a mix of commercial and community uses to meet residents' day to day shopping needs, provide local employment opportunities, and support opportunities for community interaction. D. The provision of a range of retail unit sizes including small stores in redevelopment proposals are supported in principle. E. Temporary proposals for 'meanwhile use' of empty spaces within the town centre hierarchy will be supported where it can be demonstrated that they will enhance town centre vitality and viability, and will be appropriately managed. F. New and extended markets will be supported throughout the town centre hierarchy and wider CAZ where any negative impacts on the surrounding area (including the operational requirements of existing businesses in the vicinity) can be mitigated. G. Town centre uses will also be supported in principle throughout the parts of the CAZ with a commercial or mixed-use character, having regard to the existing mix of land uses and neighbourhood plan policies. In the parts of the CAZ that are commercial or mixed-use in character, the loss of town centre uses from the ground floor will be resisted. H. Only sites that fall outside of the CAZ and the town centre hierarchy will be required to pass the sequential test set out in the National Planning Policy Framework (NPPF). Retail impact assessments will only be required for proposals of more than 2,500 sq m of (gross) new retail floorspace outside the town centre hierarchy, including proposals for Class E (commercial, business and service) uses that would enable at least 2,500 sq m of (gross) floorspace to be occupied by retail use. I. Within largely residential areas not well served by the town centre hierarchy, conversion of existing shops to residential use will be resisted. Alternative uses that maintain an active frontage, provide opportunities for employment, or serve local community needs, will be supported where any negative impacts on residential amenity are fully mitigated.

Food, drink and entertainment

A. Proposals for food and drink and entertainment uses will be of a type and size appropriate to their location. The over-concentration of those uses will be further prevented where this could harm residential amenity, the vitality and character of the local area or the diversity that defines the role and function of the town centre. Applications for entertainment uses will need to demonstrate wider benefits for the local community, where appropriate. B. Public houses will be protected throughout Westminster, except where there is no reasonable prospect of its continued use as a public house, as evidenced by appropriate marketing for a period of at least 18 months. Replacement of ancillary spaces on upper floors to public houses, such as function rooms or accommodation, may be acceptable where it can be satisfactorily demonstrated that loss of this floorspace will not compromise the viability or function of the public house. C. Proposals for hot food takeaways within 200m walking distance from the entrance of a primary or secondary school will not be supported. D. Provision for food deliveries from restaurants or cafés, including facilities for platform-based delivery, will only be supported where it is demonstrated that the facilities do not result in a change of use to hot food takeaway or other uses including composite / sui generis uses. E. Purpose-built facilities for platform-based deliveries will only be supported when they are purposely designed to limit the adverse impacts of this type of delivery mechanism. F. The use of premises and outdoor areas for shisha smoking in exceptional circumstances may be permitted within the town centre hierarchy, provided any unacceptable impacts on public health and the amenity of the surrounding area (including residential properties, the pedestrian environment and the operational requirements of existing businesses in the vicinity) are adequately mitigated. Applicants will therefore be required to demonstrate how any negative impacts of the proposal can be mitigated through the implementation of a management plan for the premises.

Savile Row Special Policy Area

A. Development in the Savile Row Special Policy Area (SPA) will complement and enhance its continued role as an international centre of excellence for bespoke tailoring, supported by complementary Class E (commercial, business and service uses) floorspace that respects townscape and heritage value. B. New bespoke tailoring uses will be supported throughout the SPA, particularly at lower floor levels. Proposals for other uses that would result in the net loss of tailoring floorspace from the SPA will be resisted, unless this relates to floorspace benefiting from temporary consent for tailoring purposes. C. Where new Class E (commercial, business and service uses) development incorporates retail floorspace, provision of a size, type and format that complements the unique character and function of the SPA is encouraged. Redevelopment proposals that would result in the replacement of multiple individual stores with large format retail will be resisted.

Sustainable transport

A. The council will support a sustainable pattern of development which maximises trips made by sustainable modes, creates safer streets for all, reduces traffic, improves air quality and reflects the objectives in Westminster's Transport and Public Realm Programme and Local Implementation Plan 2019/20 to 2021/2022. B. New development and the connected transport modes should contribute towards maintaining and enhancing Westminster's places and streets as one of the most attractive and liveable areas in London. C. Development must: 1. Positively contribute towards the improvement of its public transport nodes in terms of accessibility and legibility and the improvement and delivery of walking and cycling routes that serve a site in order to create an environment where people actively choose to walk and cycle as part of everyday life. 2. Support the reallocation of road and development space to promote walking, cycling and the use of public transport where appropriate. 3. Positively contribute to the reduction of the dominance of private motor vehicles both in terms of traffic and congestion, whilst not worsening the excessive levels of on street parking and tackling poor air quality. 4. Contribute to the London Plan's Healthy Streets approach to improve air quality, reduce congestion and make Westminster's diverse communities become greener, healthier and more attractive places in which to live, work or visit. 5. Major development should provide or financially contribute towards creating well-connected, high-quality, convenient, safe infrastructure and routes where necessary to mitigate its impacts.

Walking and cycling

A. Development must promote sustainable transport by prioritising walking and cycling in the city. B. Development must: 1. Prioritise and improve the pedestrian environment and contribute towards achieving a first-class public realm particularly in areas of kerbside stress, including the provision of facilities for pedestrians to rest and relax (including seating) and high-quality and safe road environments and crossings, where needed. 2. Contribute towards improved legibility and wayfinding including signage to key infrastructure, transport nodes, green spaces and canal towpaths (such as through TfL's Legible London). 3. Be permeable, easy and safe to walk through, enhance existing routes which are adequately lit, creates step-free legible access and entrance points whilst providing direct links to other pedestrian movement corridors and desire lines. 4. Facilitate the improvement of high-quality footpaths to Department for Transport minimum standards with regard to existing street furniture and layout including through the provision of land for adoption as highway. 5. Enable footway widening, re-surfacing and de-cluttering where increased footfall is expected, to be suitable for vulnerable road users including older people, people suffering from dementia and disabled people. C. Development should contribute to improvements to deliver a first-class public realm which supports cycling by improvements to legible signage, provision of access and facilities that do not conflict with the needs of pedestrians or compromise safety and addresses risks posed to cyclists from other transport modes. D. To promote cycling and ensure a safe and accessible environment for cyclists, major development must: 1. provide for and make contributions towards connected, high quality, convenient and safe cycle routes for all, in line with or exceeding London Cycle Design Standards; 2. enable and contribute towards improvements to cycle access, including the delivery of current and planned cycle routes identified in the council's Local Implementation Plan and existing and potential Cycle Permeability Schemes; 3. meet the cycle parking and cycle facilities standards in the London Plan. Where it is not possible to provide suitable short-stay cycle parking off the public highway an appropriate on-street location should be considered provided it does not conflict with improvements to and the quality of the public realm; 4. provide links to public transport nodes; 5. contribute towards improved wayfinding; and 6. promote and contribute towards the introduction and expansion of cycle hire facilities.

Public transport and infrastructure

A. The council seeks better connectivity, legibility, quality, usability and capacity in public transport. Therefore development should help to support the: 1. investment in strategic transport infrastructure including the Elizabeth Line and Crossrail 2, HS2, mainline termini and key underground stations; 2. streamlining of bus services and the relocation of standing facilities to less intensively used areas of the city; 3. management of coach routes stops and stands whose use may be intensified subsequent to the relocation or redevelopment of Victoria Coach Station. B. Development must improve the accessibility to, and legibility of existing and proposed public transport by creating and improving walking and cycling links to stops or stations. C. Major development must: 1. facilitate improvements to the operation of all sustainable transport modes through improvements to the public realm; 2. support car clubs, cycle hire facilities and other sustainable transport initiatives such as electric vehicle charging infrastructure where they do not detrimentally impact upon public realm improvements and pocket parks; and 3. improve access to public transport facilities by promoting walking and cycling and through their design improve the legibility of transport nodes and interchanges.

Parking

A. The parking standards in the London Plan will apply to all developments. All new parking spaces should provide active provision for electric charging vehicles. B. Where on-site parking is delivered applicants will: 1. provide car club membership for all residents and provision of car club spaces; 2. ensure that all outdoor and open parking areas are designed to a standard which accommodates the need for safe pedestrian and vehicle movement and creates permeable links through the site; 3. prioritise the issue of parking spaces within development to families with young children; and 4. let, rather than sell, parking spaces to residents of new developments on a short-term basis, with spaces allocated to individual addresses or property numbers. C. The council will apply the maximum non-residential car parking standards set out in the London Plan. D. When considering parking impacts, the council will prioritise alternative kerbside uses (such as car club spaces, cycle parking and electric vehicle charge points) ahead of parking for private vehicles. E. For major developments, contributions will also be required for on-street provision of electric vehicle and other low emission vehicle infrastructure. F. Where sites are redeveloped, existing parking provision must be reduced to meet the parking standards in the London Plan unless there is site specific justification to re-provide an element of the existing parking. On housing renewal schemes, parking provision may be retained or re-provided where it can be demonstrated that: 1. existing occupiers with established parking spaces or permits are to return to the site once the development is completed and that the retained or re-provided parking is for those residents only; and 2. there is evidence of adequate capacity within the relevant controlled parking zone if the re-provided parking is to be on-street; and 3. the retained or re-provided parking is delivered as part of an overall package of measures improving legibility, including walking and cycling routes, and making improvements to the public realm. G. Proposals for the redevelopment of existing car parks for alternative uses will be supported. The removal of boundary treatments and gardens to provide vehicle crossovers and on-site parking will be resisted (where permitted development rights do not exist). H. Proposals for, or including, new public car parks (and other motor vehicle public parking, including for coaches) will be assessed against the objective of reducing motorised travel.

Highway access and management

A. Given the increasing demands on existing highway space, the council will resist the loss of highway land, particularly footways. In cases involving the setting back of buildings, the council will seek the designation of resulting frontage land as highway. B. New highway accesses should minimise the amount of footway, cycling space and kerb space lost for parking and / or servicing and should ensure no loss of street furniture. C. Development will only be allowed access onto the strategic road network where it can be demonstrated that: 1. there is no reasonable alternative to direct access; 2. the number of individual new access points will be minimised; 3. there is no adverse impact on the strategic road network including impact on the local neighbourhood network; 4. the proposed access is not in close proximity to road junctions; and 5. the provision of access does not adversely affect the safety and free flow of traffic and pedestrians, including through provision of adequate visibility splays. D. New development likely to attract large visitor numbers should ensure that proportionate provision is made for taxis, coaches and other tourist vehicles, where necessary, particularly where it is in close proximity to major tourist destinations and transport hubs.

Freight and servicing

A. The council will strongly support the provision of consolidated facilities for freight, servicing and deliveries in new development in accordance with emerging London Plan policy. The net loss of existing off-street facilities will be resisted. B. Servicing, collection and delivery needs should be fully met within a development site and applicants will produce Delivery and Servicing Plans which encourage provision for low-emission, consolidation and last mile delivery modes. C. Provision for servicing, collection and deliveries within developments will be: 1. located behind new or converted buildings, or below street level; 2. appropriate in size, type and anticipated frequency of arrival of vehicles; and 3. capable of being shared with other businesses. D. Where it is not possible to fully meet the servicing, collection and delivery needs within a development site they must be met in such a way that minimises adverse effects on other highway and public realm users, and other residential or commercial activity. In this instance, the council will seek planning obligations in the form of a commuted sum for both the cost of implementation and maintenance of any loading bay as well as the opportunity cost of lost kerbside space. E. For major developments where construction related activities may lead to a significant impact on the surrounding public highway, the transport and environmental impacts of development construction must be minimised and mitigated through Constructions and Logistics Plans (CLPs) incorporating adherence to the Construction and Logistics Community Safety Scheme (CLOCS) and the Freight Operator Recognition Scheme (FORS). On-site machinery and vehicles used should comply with industry best-practice emission standards contributing to the council's air quality objectives.

Technological innovation in transport

A. Technological innovation in transport designed to improve mobility, reduce congestion and improve air quality will be supported where it does not compromise highway safety and other amenity and environmental concerns. The council will work with applicants, infrastructure providers and other stakeholders to minimise any negative impacts of these new technologies. B. REFUELLING: Existing refuelling stations will be protected, unless demonstrated to be operationally unviable. Opportunities for new refuelling technologies, such as hydrogen refuelling and electric vehicle charging facilities, should be fully explored before a change of use is considered. New or replacement refuelling facilities will be directed to accessible locations on the strategic road network. C. ELECTRIC VEHICLE CHARGING FACILITIES: The council will support the continued roll out of on-street electric charging points for use by the general public across Westminster. D. New development must incorporate vehicle charging facilities with a high level of active provision in line with the council's parking policy.