Agenda item

ENDORSED, SUBJECT TO MEMBERS’ AMENDMENTS.

Report HPR2022/45

The Committee considered a report outlining the draft Urban Design Guide Supplementary Planning Document and requesting that the Committee endorse its publication for six weeks public consultation.

The Head of Planning Policy and Strategy introduced the Local Authority’s Urban Design Officers who made a presentation to the Committee.  Members were advised that the draft Urban Design Guide had been designed to inform and engage developers, applicants, planning officers, residents and all other stakeholders involved in proposals for development in Bromley.  The aim of the Urban Design Guide was to support good planning practice by all parties with a view to ensuring that development across the Borough was sustainable and of high design quality. 

In discussion, a Member observed that while there were a number of photographic examples of good design within the Urban Design Guide, there were very few photographs from within the Borough.  The Urban Design Officer explained that these photographs had been chosen to illustrate key design principles and that appropriate photographs of Bromley design could only be used within the Guide where identified schemes served as examples of good design practice.  The Officer noted that suggestions submitted as part of the consultation exercise could be considered for inclusion in any adopted version of the Urban Design Guide.  Another Member queried whether a move to a more design-led approach to development could lead to over-densification and the Head of Planning Policy and Strategy clarified that while the former London Plan had a density matrix, the new London Plan took a more bespoke design approach considering each site on its merits and ultimately supporting higher quality development across London.  The Member asked why the Mavelstone Road Conservation Area was grouped with other Conservation Areas in Chislehurst within the Borough Places section of the Urban Design Guide when it was located in Bickley and Sundridge Ward.  The Head of Planning Policy and Strategy advised that the description of distinct areas of the Borough was based on areas of character rather than Ward boundaries.

In response to a number of questions from a Member who was concerned about development density in the North West of the Borough, the Head of Planning Policy and Strategy confirmed that areas designated as green open space were set out in both the Local and London Plans and that access to green open space remained a key factor in considering whether proposed developments were appropriate.  Work was underway to commence a review of Bromley’s Local Plan, and this would take into account the importance of continued and improved access to the Borough’s green open space. The Head of Planning Policy and Strategy explained that the Local Plan review was at a very early stage and that the scope of required evidence had not yet been fully established.  The Member further queried whether there was any requirement for retail units within mixed-use developments to fit with the character of the surrounding area.  The Head of Planning Policy advised that while it was not possible to specify specific occupiers of retail units within any new development, developers were encouraged to consult with the local community as part of the planning application process.  Another Member raised a question around the retention or conversion of heritage buildings and the Head of Planning Policy and Strategy confirmed that the Borough’s planning policies applied in all such cases, regardless of who owned the land or buildings.

A Member who was also Chairman of the Beckenham Town Centre Team reported that in reviewing the Urban Design Guide, the Team had welcomed its provisions but had requested a preface be added to target the Guide at the broadest possible audience, including Lettings and Estates Agents. There had been issues in Beckenham Town Centre around the replacement of heritage shop fronts without planning permission and the Team had requested that a greater emphasis be placed on the conversation, extension and permitted development of existing buildings within the Urban Design Guide.  A visiting Ward Member for Copers Cope echoed the Member’s comments, highlighting the need for the Urban Design Guide to be accessible to all stakeholders and requesting an additional section be added on enforcement to raise awareness of the implications of not following the correct planning process.  The Chairman suggested that details of the enforcement process be included within the Guide in summarised form, and this was supported by the Vice-Chairman.  The Head of Planning Policy and Strategy recognised Members’ concerns but queried whether this would lead to unnecessary duplication across key Planning documents as the Local Authority already had a published planning enforcement policy. 

In response to a question from a Member on the consultation process for the draft Urban Design Guide, the Head of Planning Policy and Strategy confirmed that it was anticipated that the majority of respondents would be developers and representatives of the planning industry, but that members of the public would also be welcome to submit their views and a focus would be placed on the quality of responses rather than the quantity.  Another Member underlined the need to capture the voice of the charities sector within the consultation, particularly in relation to principles of good design for improved health and wellbeing, and the Head of Planning Policy and Strategy advised that Community Links and identified charities would be approached as part of the consultation process.  The Chairman noted that at its meeting on 6 October 2022, the Council’s Executive would be asked to approve public consultation on both the Urban Design Guide and the draft Bromley Town Centre Supplementary Planning Document and that by running two consultations at the same time, public awareness and engagement was likely to increase.

In considering specific changes to the draft Urban Design Guide, Councillor Simon Fawthrop moved that the following amendments be made to the Borough Places section.  The proposed amendments were seconded by the Vice-Chairman and CARRIED:

Paragraph 3.98: “The Knoll area is overwhelmingly suburban and residential in nature with mainly detached and semi-detached two storey properties, it includes 4 Areas of Special Residential Character (ASRCs) Broxbourne Road, Dale Wood Road, Lynwood Grove and Mayfield Avenue, where low front boundaries and garden amenity play a major role in the distinct family home character of the area. Within the Knoll area, the Broomhill Conservation Area lies to the west of the Town Centre, centred on Broomhill Common. Crofton Roman Villa, a Scheduled Ancient Monument, is sited adjacent to 19th and 20th Century commercial and transport development at Orpington Station. Though well protected by the late 20th century structure that encloses it, the Villa's impact on the wider public realm is minimal.”

Paragraph 3.103: The suburban residential development to the east, which was conceived and is maintained on the garden suburbprinciple, is predominantly Neo-Tudor with many Arts and Crafts Movement references. There are large, detached houses on spacious plots, and semi-detached two-storey houses and some detached bungalows. The majority of dwellings have generous rear gardens. The main development pressure comes from residential extensions and replacement houses which can alter the character and appearance of the locality.

In a further proposed change, Councillor Mark Smith moved that the reference in Paragraph 3.57 to the Mavelstone Road Conservation Area (under the Chislehurst heading in the Borough Places section) be moved to Paragraph 3.32 (under the Bickley Heading).  The proposed amendment was seconded by the Chairman and CARRIED.

In considering DG16: Healthy Streets, the Committee discussed whether a direct reference to active travel was necessary within the draft Urban Design Guide, with some Members concerned that removing the reference could represent a backwards step in encouraging active living in Bromley, particularly as there was limited time at the meeting to discuss the implications of any such change.  The Chairman reminded Members that any amendments made by the Committee would be subject to the consultation process and that the draft Urban Design Guide would be further revised in line with the submissions received before a final version was presented to Members for approval.  Councillor Simon Fawthrop moved that the following amendments be made to the DG16: Healthy Streets section.  The proposed amendments were seconded by Councillor Mark Brock and CARRIED:

All development proposals should seek to create healthy streets and spaces by:

a)  Adopting the Healthy Streets Approach outlined in the London Plan using health and inclusion, and active travel as key performance indicators for assessing design quality.

b)  Adopting an inclusive holistic approach to the design of streets considering their ‘place’ and ‘movement’ functions. whilst prioritising the quality of the street level environment for pedestrians and cyclists (access and appeal) and reducing traffic dominance (congestion, noise and pollution).

c)  Identifying existing links and movement patterns including pedestrian/cycle paths to inform the location of new routes which should stitch into the wider street network and community/social infrastructure (public transport hubs, facilities and amenities).

d)  Creating active sociable streets which accommodate the various 3 types of pedestrian activity: necessary and functional, optional recreational, commercial, occupational, and social activities (street life).

e)  Implementing measures to make streets healthier while preserving their ‘movement’ function including urban greening, safe crossing points, accessible footpaths, cycle parking and electric vehicle charging points, and fairer street space allocation to each transport mode to reflect the modal share of its users.

RESOLVED: That:

• The Executive be recommended to approve the draft Urban Design Guide Supplementary Planning Document and supporting documentation for six weeks public consultation subject to the requested amendments by the Development Control Committee, noting that there may be further minor amendments prior to consultation; and,

• The Executive be recommended to authorise the Director of Housing, Planning, Property and Regeneration, in consultation with the Portfolio Holder for Renewal, Recreation and Housing, to approve any further minor changes (e.g. – related to formatting or mapping) to the draft Urban Design Guide Supplementary Planning Document prior to consultation.