Chapter 1: Westminster’s Central Area · Chapter 1: Westminster’s Central Area Text added at pre-inquiry double underlined, text added at 2nd Deposit underlined, deleted text

Chapter 1: Westminster’s Central AreaText added at pre-inquiry double underlined, text added at 2nd Deposit underlined, deleted text from2nd Deposit [struck through]

City of Westminster Pre-Inquiry Unitary Development Plan as agreed by Cabinet on 29 August 2002

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Introduction

CENT 1 The Central Activities Zone

CENT 2 The Central Activities Zone Frontages

CENT 3 Mixed-Use Development in Central Westminster

CENT 4 Central London supporting activities and local services

Table 1.1 Appropriate non-residential activities for Central Westminster

Table 1.2 Central London supporting Uses and Local Services

Map 1.1 Westminster’s Central Area Designations

Maps 1.2 Central Activities Zone Boundary Changesto 1. 6



INTRODUCTION

1.1 Westminster is both a place where people live and the heart of a thrivingworld and capital City. These functions are reflected in a distinct pattern ofland uses within the City. The central area of Westminster has a mixedrange of predominantly non-residential activities whilst the areas to thesouth and north of this are predominantly residential. Within the centralarea of Westminster there is also a substantial proportion of housingwhich the UDP protects and enhances as an important central Londonuse.

1.2 In the Government’s Strategic Guidance for London Planning Authorities(RPG 3) a broad area is identified as forming ‘central London’ (paragraph2.24) and reference is made to a number of areas in Westminsterincluding the West End, Oxford Street, Shaftesbury Avenue, Whitehall,Victoria, Pimlico and Bayswater. In line with this more expansive definitionof central London RPG 3 makes it clear that residential accommodation isan important central London use (paragraph 2.21). . RPG 3 continues,“Historically, central London has been delineated as the area between themain railway termini although different bodies tend to use differentworking definitions……Boroughs should (therefore) review their owndefinitions in the light of the description given in this Guidance.”(Paragraph 2.23). In responding to the revised UDP the GovernmentOffice for London have noted that ‘the emerging London Plan may meanthat it is eventually no longer appropriate to follow precisely theboundaries as set out in RPG3’.

The Central London sub-region in the draft London Plan1.3a The Mayor’s draft London Plan (2002) considers that some of the most

serious issues and opportunities facing London are best addressed at alevel that lies somewhere between the boroughs and London as a whole(paragraph 2A.18). The draft London Plan identifies five sub-regions asthe best way of developing strategic policy for London within the contextof the London Plan. The whole of Westminster is in the Central Londonsub-region (along with Kensington and Chelsea, Camden, Islington,Wandsworth, Lambeth and Southwark). However, the draft London Planacknowledges that some issues do not fit exactly within definedboundaries and to this end designates a ‘Central Activities Zone’ (CAZ)(paragraph 2A.21).

The Central Activities Zone in the draft London Plan1.3b The draft London Plan (2002) states that, “the Central Activities Zone

(CAZ) is the focus of London’s wider linkages with the rest of the SouthEast, as well as the wider UK and world. Sustaining its role as the corelocation for international business and finance and as a national transport



node is crucial for the wider South-East and for the Country.CAZ….contains a range of activities such as central government offices,headquarters and embassies, which are unique to the centre of thecapital and form distinct quarters. The largest part of London’s financialand business services sector is based in the CAZ, as are the offices oftrade, professional bodies, institutions, associations, communications,publishing, advertising and the media. Other uses and activities, such asthose associated with tourism, are more concentrated, or on a largerscale than elsewhere in the capital. These activities are at the heart ofLondon’s world city role and should be protected and their appropriateexpansion supported.” (paragraph 2B.15).

1.3c Paragraph 2B.16 of the draft London plan (2002) states that very often,mixed-use developments are especially valuable in the CAZ. However, itcontinues, “Large areas of housing or local businesses are less dominantin some parts of CAZ. These nevertheless play a vital part in sustainingthe international, national and regional importance of Central London. Theintensification of commercial activities should be supported in ways thatminimise adverse impact on the residential environment within the CAZ.”

Central London outside the Central Activities Zone in the draftLondon Plan

1.3d Paragraph 2B.30 of the draft London Plan (2002) states that, “Outside themain growth areas……Central London is characterised by a mix ofresidential and other activities, which relate better to the local economyand communities than to the national, regional and international roles ofactivities prevalent in the CAZ.” It continues, “this plan (the draft LondonPlan) contains policies to protect these local, smaller scale land uses andactivities, recognising the contribution they make to the character ofCentral London and the often acute development pressures they face.Accordingly boroughs should protect existing land uses and activities andresist large-scale redevelopment in the Central London sub region outsidethe CAZ, Opportunity Areas, Areas for Intensification and town centres.”Paragraph 2B.4 of the draft London Plan continues, "There are vulnerableneighbourhoods, largely just beyond the Central Activities Zone, whichcontain long-standing communities and valuable small businesses thatcould be displaced by outward growth from the CAZ. These should beprotected and growth channelled into the areas designated for it." Policiesin Part 2 of the UDP support and reflect this approach.

1.3e The policies in this chapter set out how the City Council has interpretedRPG 3 and the draft London Plan on the definition and location ofappropriate Central London Activities in central Westminster and alsodeal with the provision of mixed uses within commercial schemes.



[1.3 Paragraphs 3.12-3.16 and Figure 28 of ‘Towards the London Plan – theInitial proposals for the Mayor’s Spatial Development Strategy’ deal withand draw on LPAC’s Central London UDP Co-ordination Guidelines andCo-ordination Diagram (October 1999). Paragraph 3.14 states that, “TheLondon Plan will balance, protect and enhance the different activitieswhich make Central London attractive.” The City Council has had regardto the definition of Central London Activities in RPG 3, LPAC’s CentralLondon UDP Co-ordination Guidelines and Co-ordination Diagram and‘Towards the London Plan’ in revising the UDP. ]

[1.4 Figure 28 of ‘Towards the London Plan’ includes all of Marylebone, partsof Bayswater and Knightsbridge and Millbank as being within a WiderCentral Area beyond the Central Activities Zone boundary (see KeyDiagram, Map P.1, in Part 1 of the UDP). ‘Towards the London Plan’defines the ‘Wider Central Area’ as, “…the area within Central Londonwhich is characterised by small or more local scale activities. This areawill be protected by planning policy which will resist the spread of usesand activities from the Central Activities Zone…”. ]

[1.4a The thrust of the policy approach in ‘Towards the London Plan’ offocusing central London activities within the Central Activities Zone andgenerally resisting the spread of such uses and activities into the areassurrounding the CAZ, such as Marylebone, parts of Bayswater andKnightsbridge and Millbank, is supported. The City Council’s policies inthe UDP are consistent with this approach. However it is not considerednecessary or helpful to add a further layer of designation by defining anarea of Westminster as the ‘Wider Central Area’ The CAZ is a well-recognised, well-understood and long established planning concept andintroducing an additional designation would not aid users of the Plan. ]

[1.4b The Council considers that areas like Knightsbridge and Millbank arealmost wholly residential in character while predominantly residentialareas like Marylebone and Bayswater are also characterised by small ormore local scale activities. To include them in a ‘Wider Central Area’could lead to confusion as to why these particular areas are includedwhilst other, almost wholly residential areas, outside the ‘Wider CentralArea’ are not. Furthermore, including these areas in a ‘Wider CentralArea’ could lead to a further expansion of commercial activities and, inparticular entertainment and late night activity, to the detriment of theamenity of residents. ]

1.5 In line with RPG3 and the draft London Plan the UDP, therefore,maintains a Central Activities Zone (CAZ) and Central Activities ZoneFrontages. The Plan also identifies special policy areas (SPAs) outsideCAZ where it is more appropriate for specific Central London Activities to



locate, such as the Paddington Special Policy Area for large-scalecommercial development and the Arts, Culture and Education SPAaround the Royal Albert Hall and Imperial College. Policies for thePaddington SPA are set out in chapter 5, ‘Policies for North WestWestminster’ and for other SPAs in the relevant chapters (see Table 1.1).

Central Activities Zone1.6 The Plan guides non-residential uses, mainly to an area of central

Westminster defined as the Central Activities Zone (CAZ) (Map 1.1)where such activities are better related to existing character,infrastructure, transport facilities and environment. The CAZ is an area ofmixed uses, many of which contribute directly to London’s international,national and regional roles. The CAZ is a well-recognised and longestablished planning concept. For over two decades the City Council hasguided central London activities to the Zone and at the same time soughtto protect and increase housing in central Westminster.

1.7 The CAZ is not homogeneous. It contains a great variety of buildings andmix of uses, which contribute to the diversity of character and functionwithin central Westminster. It is also home to long-established residentialcommunities. The character and function of eight sub-areas within theCAZ is summarised in paragraphs 1.8 to 1.28. The City Council isundertaking a series of conservation area appraisals that will help todefine further the character of different parts of the CAZ. (See alsochapter 10 ‘Urban Design and Conservation’ Policy DES 9 and Schedule1). Supplementary Planning Guidance on the CAZ has also beenpublished which sets out further detailed information on the sub-areas.

Soho1.8 The area contains a mix of buildings dating from the 17th century

onwards. The original 17th century street plan is still in existence today,albeit with a few minor Victorian intrusions on Shaftesbury Avenue andCharing Cross Road. Small scale 17th and 18th century houses dominatethe inner parts of Soho, which is ringed and cut in half by larger scaleVictorian development.

1.9 Soho has traditionally been a vibrant and cosmopolitan area. The mixedcharacter of buildings and the chequered history of the area have createda rich mix of uses. This is invigorated by the presence of the theatres inShaftesbury Avenue, which have encouraged the area’s development intoa place of entertainment, as well as a place for shops, homes and themedia industry. Soho has long been the home of the film industry andhas, in recent years, seen an increase in the number of media andadvertising related industries locating here. ‘Chinatown’, the area in and



around Gerrard Street/Lisle Street, is the home of London’s Chinesecommunity. The internationally renowned shopping facilities on OxfordStreet and Regent Street border the area to the north and west.

1.10 The area’s restaurants are particularly popular with residents and touristsalike. Soho also has long-standing and thriving French, Greek and Italiancommunities. All have had an influence on the diverse range ofrestaurants, shops and culture. Tying all these uses together is Soho’slong-established residential community. Recent increases in the numbersof cafés, bars, restaurants and clubs, and the lengthening of the eveningeconomy, have brought additional pressures on the area. This hasadversely affected the commercial diversity of the area as well asresidential amenity.

Covent Garden/Strand1.11 The townscape of the Covent Garden/Strand area is varied. Covent

Garden is densely developed; the centre of the area is clearly defined bythe 19th Century Central Market Building and Piazza, and by St. Paul’sChurch. The street pattern dates back to the 17th and 18th Centuries.Along the Strand there are a mix of 19th and 20th century buildings. Thearea includes the Courts of Justice in the east, built between 1862 and1882, Somerset House (18th Century) in the south with its formal layout,and towards the west on Aldwych there are a number of fine churches.South of the Strand large-scale office, retail and hotel buildingspredominate.

1.12 Covent Garden is home to the Royal Opera House and the LondonColiseum and many important theatres. It has been a major culturalcentre for a considerable time and these uses add to the vitality andinterest of the area. The area also has a long-standing and increasingresidential population. Since the fruit and vegetable market vacated thearea in 1974, the significance of the area as an entertainment area hasbecome even more marked with the introduction of new shops, cafés,restaurants, wine bars and museums. The recent growth in restaurants,bars and cafes, and the lengthening of the evening economy, has broughtadditional pressures to the area. The area has also become a shoppingdestination and it is increasingly visited by tourists. The area has alsobecome more attractive to media related businesses. The CoventGarden Area Trust, supported by the City Council, has carried out an‘Environmental Study of Central Covent Garden’ (1997) which is regularlyupdated and which will be a material consideration when consideringrelevant planning applications.

1.13 The Strand largely consists of commercial, educational and administrative



buildings and theatres. Legal (Royal Courts of Justice/Middle Temple),and educational functions (Kings College/ the London School ofEconomics and Political Science) dominate the eastern end of the Strandarea. Somerset House has become a more recent focus for arts, culturaland entertainment uses.

St James’s1.14 Over half of the area is covered by the Royal Parks of Green Park and St

James’s Park. The area also boasts the highest concentration of listedbuildings and street furniture in England. The streets have remained inoriginal 18th century grid pattern. The buildings in most parts of St.James’s also generally reflect the architectural style of the 18th century.

1.15 Leicester Square and Trafalgar Square form focal points in the north ofthe area. Trafalgar Square is world renowned with Nelson’s Column andfountains included within it. Whitehall was built on a majestic andimposing scale. Adjacent to Whitehall is Parliament Square. At the centreof the profile area is St James’s, which was originally the home of royaltyand aristocrats. The townscape is ornate, with the majority of buildingsbeing of classical design, with a heavy use of white stucco, columns andelaborate cornices.

1.16 The character of the area has an atmosphere of grandeur - reflected bythe many fine buildings and headquarters of major companies - and it ispunctuated by the Royal Parks. The area contains a range of diversefunctions. State and Government functions are focused on the RoyalPalaces and Whitehall. Arts, cultural and entertainment uses areconcentrated around Leicester Square, Trafalgar Square and theHaymarket. In and around Pall Mall there are a number of ‘Gentlemen’sClubs’. South of Pall Mall and west of Regent Street the function of thearea changes to one of administration, with a number of institutionaloffices and historical monuments. The whole area is what many touristswould describe as ‘London’.

Mayfair1.17 The architecture of the Mayfair area is characterised by 18th century town

houses. All the buildings were built to a high quality, and although in laterVictorian and Edwardian periods there was a lot of redevelopment andalterations, Mayfair has never lost its scale and character. Mayfair’sdevelopment is marked by three clear, spacious grid pattern street plans,(marking the areas of the three landowners that had originally ownedestates on the land in the 18th Century) joined together with a haphazardarray of linking junctions that give good views of the other estates.

1.18 The reputation of Mayfair is that of a prestigious location with international



recognition. At present, approximately one third of the area is residential,another third office and the last third retail (both local - for example,Shepherds Market and international - Oxford Street and Bond Street).Specialist traditional uses in the area include tailors in and around SavileRow, the art galleries on Cork Street and jewellers on Bond Street. Thearea also contains some of London’s most famous hotels on Park Lane.Mayfair has a long established residential community.

South Marylebone1.19 South Marylebone consists of large scale buildings bordering Oxford

Street, whilst north of these there is mainly smaller scale Georgiandevelopment in the west and Victorian development in the east, the heightof which rarely exceeds six floors. The area also contains a number of18th Century houses, all of which are listed. The architectural style of thearea is mainly as a Victorian form of classicism. South Marylebone’s gridlike street pattern reflects this period.

1.20 South Marylebone can be divided into two broad areas in terms ofcharacter and function. The northern part is characterised by uses thatlargely serve the local community - reflecting the fact that there is a highpercentage of residential properties and that this area is located on theedge of the CAZ. The area in and around Harley Street has aconcentration of specialist private medical uses. However, in the souththere is a greater concentration of retail uses, hotels, educationalinstitutions, fashion related wholesale showrooms and media-relatedindustries. This mix of uses has made this part of South Marylebone morevibrant and busier.

1.21 While South Marylebone has a smaller residential population thanSoho – it is generally a much quieter area with a more residential feelthan the area south of Oxford Street. It has fewer night-clubs, pubs andrestaurants than its neighbouring sub-areas and attracts fewer visitorsand tourists.

Victoria1.22 Within the Victoria area, the Broadway and Christchurch Gardens

Conservation Area has an array of buildings constructed in different erasand styles. Westminster Cathedral Conservation Area largely consists ofturn of the century red-brick buildings, which were designed to blend inwith the Cathedral. Westminster Cathedral is designed in a ‘FreeByzantine’ style of red brick and Portland stone. The piazza in front of theCathedral was a 1970’s addition. Elsewhere on Victoria Street, TothillStreet and Petty France modern large scale buildings predominate, manyof which are occupied by Government offices.



1.22a The railway, underground, bus and coach stations at Victoria provide thegateway for many people arriving in the area. The railway station is thebusiest mainline terminus in London. The underground station is thebusiest in London. Over 250 buses per hour at peak times serve the busstation and nearby bus stops. The coach station is served by nationaland international coach services. Many people’s perception of the area isformed as they pass through the stations on their way to their destination.There are likely to be major opportunities to improve the stations and localenvironmental quality during the period covered by this plan. Victoria hasalso been identified as an area for intensification within the draft LondonPlan.

1.23 Victoria Street itself, with the station at one end, is otherwise dominatedby a mix of office and retail uses. Victoria Street’s retail facilities are usedby office workers, local residents and visitors to the area. There are alsothree theatres in the area. The area around Victoria Rail and CoachStations has a number of pubs and restaurants serving tourists, visitorsand workers and many transient people are attracted to the area.

Knightsbridge/Belgravia1.24 The architectural form of the area dates back to the 19th century. The

townscape of Belgravia is uniform and formal and this is evident in thespacious grid patterned streets - leading to large green squares. Theprevailing material used to decorate the buildings is stucco. Buildingheights range from four to six storeys with classical detailing on thefenestration, porches and roofs. Those parts of Knightsbridge, which arenot covered by conservation area status, are mainly 1960’s officebuildings of relatively poor external design.

1.25 Knightsbridge contains retail facilities, which are of an international status,hotels, offices and high quality residential property. Belgravia consists ofmostly high quality residential property with a number of diplomatic andallied uses.

Millbank1.26 Smith Square Conservation Area is characterised by a medieval street

plan, altered during the 18th Century. The focal point of this area is thelarge ornamental Grade I listed St. John’s Church and terraced housesand offices (both 18th and 20th Century) around the Square, whichcomplement and enhance the classical style of the area. The townscapeof the Millbank conservation area consists of the 1902 local authorityhousing estate in red brick and arts and crafts style blocks of flats and thelate Victorian Tate Gallery Building - Tate Britain.

1.27 The part of the Westminster Abbey and Parliament Square Conservation



Area in the Millbank area contains the neo-gothic style Houses ofParliament and Westminster Abbey. This area has been designated a‘World Heritage Site’. Immediately adjoining this area is the VictoriaTower Gardens overlooking the Thames.

1.28 The area covered and enclosed by Bridge Street, Abingdon Street,Millbank and the Embankment attracts large number of tourists as well ascivil servants and office workers due to the presence of WestminsterAbbey, the Houses of Parliament and related Government functions beinglocated in the area. The buildings are large and grandiose. Other parts ofthe area are largely residential.

Central Activities Zone Frontages1.29 There are also a number of major roads outside the CAZ where Central

London Activities have been long established. These Central ActivitiesZone Frontages are also defined on Map 1.1. Appropriate Central LondonActivities will also be guided to these Frontages.

1.30 This chapter sets out policies for the Central Activities Zone and theCentral Activities Zone Frontages in Westminster. The combination of theCAZ and CAZ frontages comprise central Westminster unless otherwisespecified under other policies in the Plan.

1.31 Strategic policies relating to the central area of Westminster are set out inPart 1 of the UDP. These form the framework for the detailed policies inthis chapter. Particularly important are policies STRA 1 to STRA 3a,which refer to enhancing the attraction of central London and mixed usedevelopment. However, there are important links to other strategicpolicies within the Plan on housing, shopping, transport, tourism, cultureand entertainment.

THE CENTRAL ACTIVITIES ZONE (CAZ)

Aim1.32 To protect those activities which contribute to London’s World City and

Capital City functions within the CAZ and to guide appropriate CentralLondon Activities to the CAZ, to foster London’s international, nationaland regional roles.

POLICY CENT 1: THE CENTRAL ACTIVITIES ZONE

(A) Planning permission will not be granted fordevelopment that results in the loss of CentralLondon Activities within the Central Activities Zone



where these activities contribute to its character andfunction.

(B) Development for Central London Activities within theCentral Activities Zone will be encouraged whereappropriate to the character and function ofparticular areas within the Central Activities Zone.

(C) Existing Central London Activities of national orinternational importance outside central Westminsterwill be protected and supported where these do notharm residential amenity or local environmentalquality.

Policy application1.33 The boundary of the CAZ is shown on Map 1.1 and the Proposals Map.

Table 1.1 lists non-residential activities regarded as appropriate forcentral London and the approach generally taken in Westminster’s UDPtowards them. This is based on RPG 3 but expanded to include examplesof such uses which are characteristic of Central Westminster, such as theLondon Clubs of St James’s. [The combination of the CAZ and CAZfrontages comprise central Westminster unless otherwise specified underother policies in the Plan]. Policy CENT 1 (A) will also generally apply toCAZ frontages (see also policy CENT 2).

1.34 The plan gives priority and protection to those activities that make asignificant contribution to the special role of central London or sustain theidentity, character and function of the localities and communities withinthe CAZ.

1.35 The City Council regards the CAZ as being the area of Westminsterwhere such activities should primarily be located. However, large–scalecommercial development may also be appropriate in the PaddingtonSpecial Policy Area.

1.36 Within the CAZ there are distinctive concentrations and clusters ofparticular mixed-use activities. These include those relating to the Stateand Government focussing on the Royal Palaces, Houses of Parliamentand Whitehall; arts, culture and entertainment uses within Soho andCovent Garden and higher educational uses relating to King’s Collegeand the London School of Economics and Political Science around theStrand/Aldwych area. Paragraphs 1.8 to 1.28 of the Plan describe ingreater detail the variation in character and function within different areasof the CAZ. The City Council will consider the contribution made by



particular Central London Activities to specific areas of the CAZ in termsof their character and function when assessing planning applicationsinvolving such uses. Uses should be consistent with the City Council’spolicies on Entertainment Uses (policies TACE 8 to 13) in Chapter 8‘Tourism, Arts, Culture and Entertainment’. All proposals must alsoconsider sustainable design principles (see Chapter 9 ‘Environment,policy ENV 1 and chapter 10 ‘Urban Design and Conservation’, policyDES 1).

1.37 The mixed-use nature of the CAZ will be reinforced when major increasesin commercial developments are proposed within the CAZ (see policyCENT 3). Uses that support Central London Activities and local serviceuses will also be protected in the CAZ where appropriate (see policyCENT 4).

1.37a Under policy CENT 1(C) planning permission which would result in theloss of central London activities which are of national or internationalimportance that are located outside central Westminster will not begranted where such activities do not harm residential amenity or localenvironmental quality. Similarly proposals which consolidate suchexisting activities are likely to be favourably considered unless thesewould harm residential amenity or local environmental quality.

Reasons1.38 The City Council recognises the need to protect and foster those activities

that enable Westminster to make a major contribution to London’s WorldCity and Capital City functions. The City Council realises the importanceof these activities and that they depend heavily on people, often seniorexecutives, being able to meet face to face. Advances in technology mayreduce the number of people who need to travel to the centre of the Cityon a daily basis but Central London Activities will still generally requirepeople to meet.

1.39 The designation of the CAZ is intended to help protect Central LondonActivities and enable growth of Central London Activities in a specific areaof Westminster. Location in the CAZ allows them to take advantage of theexisting range of supporting activities and services, which have evolvedwithin the area and contribute to its growth and prosperity. Thedesignation of the CAZ will help foster the continued development of thecharacter and function of central Westminster and it’s international,national and regional roles. It will also protect the residential areas outsidethe Zone from erosion by intensive and intrusive commercial and otheractivity.

1.40 The CAZ is a well-recognised and long established planning concept. The



City Council has sought to protect the CAZ and specifically to protect andexpand residential use in the CAZ. As well as providing a means ofcontrolling the location of office development, the CAZ has performed thefunction of being an area where Central London Activities are protectedand encouraged. These activities (e.g. hotels, internationally importantshops, restaurants, cinemas, theatres, clubs, casinos, pubs and night-clubs) require a central London location, with good public transport andlinkages to other uses and activities. By definition these activities arealmost always bound to have amenity effects that would not beacceptable in the predominantly residential areas outside the CAZ.Balancing the objectives of catering for those activities that require acentral London location whilst protecting residential areas from increasedcommercial activity – such as offices or, increasingly, entertainment uses- is the key to land use planning in the City. This has become more acuteas the residential population in the CAZ has grown while de-regulationand very significant lifestyle changes have led to increased demands forleisure and entertainment uses and increased late-night activity, withassociated behavioural and public safety problems.

1.41 The CAZ was determined by comparing the proportion of central Londonactivities to other uses. It contains the vast majority of Central LondonActivities, as defined by RPG 3, located in Westminster and a verysignificant portion of central London’s business sector. This zone is wellserved by public transport, which in turn supports the many economicactivities within it. The boundary of the CAZ (see Proposals Map and Map1.1) has been delineated with regard to both the existing pattern of landuse and the need to protect the areas of predominantly residential useand character adjoining it. The boundary of the CAZ has been revised toreflect significant land use change in areas close to the boundary over thelast 10 years. The resultant changes to the CAZ boundary are indicatedon illustrative maps 1.2 to 1.6.

1.42 The CAZ is tightly ringed by areas which are almost wholly residential incharacter, most of which are also of great environmental quality. Thisaccommodation in the very heart of London is particularly valuable forthose people who derive their livelihood from activities based in centralLondon or who continually use them. In addition to the City Council’scommitment to building sustainable residential communities, wellestablished and accepted planning principles, such as the protection ofresidential uses and their amenity, preclude the expansion of CentralLondon Activities into these residential areas.

1.42a Whilst the Plan seeks to guide central London activities to the CAZ it isrecognised that there are certain existing central London activities locatedoutside central Westminster which are of such sufficient national and



international importance that they should be protected and supported.Such activities include Lord’s Cricket Ground, London Zoo and certainprivate hospitals and educational facilities including the London BusinessSchool (see also policies SOC 1 and SOC 5). Policy TACE 7 also givesprotection and support to the central London activities clustered aroundthe Royal Albert Hall and Imperial College that form the Arts, Culture andEducation Special Policy Area, which is also located outside centralWestminster.

THE CENTRAL ACTIVITIES ZONE FRONTAGES

Aim1.43 To allow appropriate Central London Activities to locate on the CAZ

frontages whilst protecting residential amenity and enablingcorresponding growth in residential accommodation and local services.

POLICY CENT 2: THE CENTRAL ACTIVITIES ZONEFRONTAGES

(A) Central London activities will be permitted on thedefined Central Activities Zone Frontages where:• appropriate to the character and function of the

frontage.• such uses do not give rise to adverse effects on

residential amenity in the locality.

(B) Such developments will be required to provide a mixof uses in accordance with Policy CENT 3.

Policy application1.44 The Central Activities Zone Frontages are indicated on Map 1.1 and the

Proposals Map. They are:

Baker Street south of Marylebone RoadBrompton Road between Montpelier Street and Lancelot PlaceEdgware Road south of WestwayMarylebone Road east of Edgware RoadVauxhall Bridge Road between Gillingham Street/Francis

Street and Rochester Row/Warwick Way.

1.45 Table 1.1 indicates the Central London Activities that might be acceptablein principle on the Central Activities Zone (CAZ) Frontages.



1.46 Such activities and uses may include offices, hotels, restaurants, cafés,bars and casinos. Whilst many of the CAZ Frontages have a commercialnature, they are located in areas dominated by housing. The rear of thestreet blocks that lie on these frontages are frequently of a smaller scaleand contain housing. Proposals must be in keeping with the character andfunction of the frontage on which they are proposed and must accord withrelevant shopping policies (see Chapter 7: Shopping and Services,policies SS 4, SS 5 and SS 6). Existing residential amenity must also beprotected.

Reasons1.47 The City Council recognises that outside the CAZ there are some major

roads on which Central London Activities have been long established.The frontages along these roads, however, do include residentialaccommodation and uses that serve the local resident population (seeTable 1.2 and policy SS 6). On these defined CAZ Frontages such acombination of uses will continue to be acceptable in new development.

MIXED-USE DEVELOPMENT IN CENTRALWESTMINSTER

Aim1.48 To [protect and] enhance the character and diversity of Central

Westminster through the promotion of mixed use developmentsincorporating housing where appropriate and practical.

POLICY CENT 3: MIXED-USE DEVELOPMENT IN CENTRALWESTMINSTER

[(A) The retention or enhancement of the mix of uses onsites in Central Westminster will be sought whereappropriate and practical and where such usescontribute to the character and function of thelocality. ]

(A) Where appropriate and practical, when increases incommercial floorspace are proposed, the provision ofself-contained residential accommodation withseparate access, where physically possible, will berequired. The residential accommodation shouldcomprise [must contain] an amount of floorspaceequivalent to the increase in commercial floorspace



in the CAZ and should exceed [exceeding] it on theCAZ Frontages.

(B) Where it is clearly not practical to provide residentialaccommodation on site, the City Council will seekthe provision of the required residentialaccommodation on another site in the vicinity (seealso policy COM 3).

(C ) Where it is clearly not appropriate or not practical toprovide residential accommodation on site under (A)above or clearly not practical to provide it off-siteunder (B) above, other uses which contribute to thecharacter and function of that part of the CAZ or theCAZ Frontage should be provided as part of the samedevelopment.

[(C ) Where it is not appropriate or not practical toprovide residential accommodation the provision ofother uses which contribute to the character andfunction of that part of the CAZ or the CAZ Frontagemay be considered as offsetting in whole, or in part,the housing requirement.]

(D ) In all cases the City Council will expect appropriateplanning obligations and benefits to be provided asset out in policy STRA 6. Where housing has not beenachieved under (A) or (B) or appropriate alternativeuses provided under (C) above, this is likely toinclude an appropriate financial contribution to itsaffordable housing fund (see also policy H 4).

Policy application

General principles1.50 A new policy in Part 1 of the Plan – policy STRA 3a on mixed use in

central Westminster – has been introduced to provide a clearer strategiccontext for Policy CENT 3. Under policy STRA 3a it is the City Council’saim to maintain and enhance the mix of uses in central Westminster.Most commonly it will be the development of office space that will providethe opportunity for securing additional mixed uses and residentialaccommodation (see policy COM 2 in Chapter 2 ‘Commerce’ which dealswith developments that involve increases in office floorspace and sets outa similar approach on mixed use to policy CENT 3). Policy CENT 3applies to developments that involve a gross increase in commercial



floorspace - other than office floorspace (see Glossary for definitions of‘gross floorspace’ and ‘commercial’).

1.50a The aim of policy CENT 3 is to promote mixed use developmentincorporating housing where appropriate and practical. This willcontribute to the mix of uses on sites and will provide more housing in thecity centre in accordance with the objectives of PPG 3. Where it is notpossible to provide housing, then the Council will require the provision ofother appropriate uses (either in additional floorspace or new uses) whichcontribute to the character and function of localities within the CAZ. If it isnot possible to provide housing or other appropriate uses the City Councilwill expect appropriate payments to use towards the funding of affordablehousing.

1.50b Policy CENT 3 sets out a clear hierarchy that indicates the priority the CityCouncil attaches to the provision of housing in achieving mixed usecommercial schemes in central Westminster. It will be for applicants todemonstrate to the satisfaction of the City Council that it is not appropriateor practical to provide housing within the development site before the CityCouncil will consider the appropriateness of alternative uses instead ofthe housing required under the policy. Applicants should alsodemonstrate to the satisfaction of the City Council that consideration hasbeen given to the provision of the required housing on another site in thevicinity of the development site if this is a practical option.

Housing as the priority use as part of mixed use1.51 The City Council affords the highest priority to building sustainable

residential communities throughout Westminster. Therefore, whereappropriate and practical, when increases in gross floorspace areproposed in office developments (see policy COM 2) or commercialdevelopments [or in other large scale developments] within CentralWestminster, the provision of housing equivalent to the increase incommercial floorspace inside the CAZ, and in excess of it on CAZFrontages, will be required [must be made].

1.52 In assessing whether the residential requirement is appropriate orpractical and in assessing the proportion of residential floorspace that willbe required the following will be taken into account:

• the size and nature of the development• the physical constraints of the site and buildings• the relationship of the site to adjoining properties• the character and function of the locality



1.52a Residential accommodation will not be sought where the proposed grossincrease in non-office commercial space is less than 200 sqm unless it isclearly practical for such provision to be made. It is also likely to be moreappropriate and practical to provide additional residential accommodationin schemes involving complete redevelopment or major demolition and onsites where separate access to the residential units can be provided.

Off-site residential provision through policy COM 3(relocation of uses)

1.52b Where it is not practical to provide the residential accommodation on sitethe City Council will accept the required housing accommodation on analternative site in the vicinity of the development site. (See policy COM 3on relocation of uses). Any such proposals must comply with the criteriaset out under policy COM 3. It is recognised that this mechanism is onlylikely to be readily achievable in the case of landowners with largeproperty portfolios within central Westminster. A higher quality andquantity of residential accommodation may also be achievable when themechanism of swaps of land use is applied in appropriate cases throughpolicy COM 3.

Alternative uses where residential use is not provided1.53 Where the provision of residential use is not appropriate or practical,

either on site or off-site, the following are examples of new or additionaluses that may be considered to offset the residential requirement:

• [New ground floor ] Retail accommodation where its introduction would benefit the area (see policy SS 4) [SS 11 ]

• Studio/light industrial accommodation in the Creative IndustriesSpecial Policy Area (see policy COM 9)

• Social and community facilities (see policies SOC 1 and SOC 6)• Sport, leisure, arts, cultural and entertainment uses (see policies

TCE 5, TACE 8, TACE 9, TACE 10 and SOC 7).

1.54 With the exception of A3 and D2 uses, with a history of causing harm toresidential amenity or local environmental quality, existing uses (as setout in paragraph 1.53) should be replaced on redevelopment. Onlyadditional floorspace in existing uses and/or new uses will be regarded asoffsetting the requirement for residential accommodation. [Existing retailpremises should be replaced and will not be regarded as offsetting therequirement for residential accommodation (see policies SS 4 and SS11). However the City Council will not require the replacement of A3 useswhich cause harm to residential amenity or local environmental quality(see policies TACE 8 to 10).]



1.54a Where alternative uses are accepted instead of residential use such useswill not then generate a further requirement under policy CENT 3 for on-site or off-site residential provision.

1.55 Each case will be considered within its immediate context as localcharacter varies from street to street. This approach will best respect thedelicate relationship between existing activities and promote the evolutionof new activities; provide housing and enhance the unique and subtlecharacter of parts of central Westminster. Generally, the City Council willfavour those uses with close ties to existing activities in central Londonand those which contribute to the character of the locality anddemonstrate no adverse effects on amenity or the environment.

1.55a In major redevelopments involving entire street blocks, for example, theCity Council will support the introduction of new uses. New uses shouldbe compatible with nearby residential accommodation. The City Councilin considering the appropriateness of uses will also take into account thesummaries of character and function of particular parts of the CAZ as setout in Chapter 1: Westminster s Central Area, paras 1.8 to 1.28, andSupplementary Planning Guidance on the CAZ, December 2001. TheCity Council is also undertaking a series of conservation area appraisalswhich will help to define further the character of conservation areas.These will also be taken into account in assessing the appropriateness ofparticular uses.

Planning Obligations and Benefits including affordablehousing

1.56 Policy STRA 6 in Part 1 of the Plan actively seeks planning obligationsand related planning benefits in all types of appropriate developments.The City Council considers that single or mixed use commercialdevelopments involving significant (200 sqm) increases in floorspaceshould provide appropriate planning obligations and benefits as set out inPolicy STRA 6. Paragraph 1.29, in Part 1, gives examples of the types ofplanning benefits that might be sought and further advice will be given inthe City Council’s emerging Supplementary Planning Guidance ‘Section106 toolkit.’ In appropriate circumstances, where on-site or off siteresidential provision or appropriate alternative uses cannot be achieved,the City Council will seek a contribution to its affordable housing fund forthe provision of affordable housing instead. (see also policy H4).

1.56b Policy H4 sets out the formula for financial contributions for occasionswhen it is appropriate for housing developments to make a financialcontribution. This is based on the Housing Corporation’s TCI value forland for a 75 sqm unit (currently £117,000) multiplied by 43% of thenumber of units on the site.



1.56c In association with commercial developments, the City Council will expecta sum based on the increase in floorspace, divided by 75 sqm (to convertthe figure to a unit basis) and then multiplied by 43% to approximate tothe number of affordable housing units normally required in an off-sitearrangement. The formula is therefore:

Increase in floorspace x 43 x unit sum of £117,000 75sqm 100

Where the development is within one of the high value areas defined inMap 3.7 – Belgravia, Knightsbridge, Mayfair and St James’s, then theamount will be increased by a third.

ExampleWhere an increase of 1000 sqm is proposed, the City Council the amountrequired would be:

1000 x 43 x £117,000 = £671,000 (rounded up from £670,800) 75 100

If the development is located on one of the high value areas, then theamount will be increased by a third to give £894,400.

[1.56 There may be circumstances where it is not possible to provide residentialuse or any of the appropriate alternative uses indicated in para 1.53above. In such exceptional cases the City Council may consider theacceptance of planning obligations and benefits as set out in Policy STRA6.]

Reasons

1.56d National planning policy guidance, in PPG 1, recognises that mixed-usedevelopment can help create vitality and diversity and reduce the need totravel and that it can be more sustainable than single use development.PPG 1 also states that local authorities should include polices in plans to‘promote and retain mixed uses, particularly in town centres, in otherareas highly accessible by means of transport other than the private carand in areas of major new development. In Sustainable Communities -Delivering through Planning (2002) the Government has reinforced it’scommitment to sustainable development, to “deliver in a sustainable waykey Government objectives” and to “create and sustain mixed andinclusive communities” (paragraph 3).



1.56e The City Council’s planning obligations policy is set out in Part 1 of theUDP under policy STRA 6 which is consistent with national policyguidance in PPG 1 and advice in Circular 1/97. As part of the widerreview of the planning system, undertaken by the Government, proposalshave been put forward to reform and improve the planning obligationssystem.

1.57 RPG3 contains many references to the advantages of mixed-usedevelopment. It states that UDPs should ‘encourage a broad base ofmixed land uses and employment opportunities’ (paragraph 2.28).Paragraph 4.6 recognises the contribution that can be made to achievingadditional housing by creating new dwellings from other uses. Boroughsshould also consider the increased provision of housing in mixed-useschemes. RPG3 also recognises (paragraph 4.16) that seeking housing inareas of mixed uses will make a significant contribution to achievingsustainable development. RPG3 recognises (paragraph 2.27) that it isessential to include housing in central London for those who wish to livethere and because it can provide opportunities to live close to work. It alsoemphasises that housing is a key central London activity, which shouldhave equal importance to other central London activities.

[It is also proposed that the London Plan will promote ‘mixed use andmixed tenure housing at appropriate locations including housing incommercial developments to create sustainable communities.’ (Towardsthe London Plan – Initial Proposals for the Mayor’s Spatial DevelopmentStrategy, paragraph 1.24).]

1.57a The Mayor’s draft London Plan (June 2002) states, at paragraph 3B.25,‘national planning policy strongly supports measures to extend mixed-usedevelopment (PPG1 and PPG3). The capital’s economic growth dependsheavily on an efficient labour market and this in turn requires adequatehousing provision to sustain it. Lack of housing, especially affordablehousing, is already one of the key issues facing London employers. Thus,as a general principle, strategically important employment generatingdevelopment will be expected to contain a range of other uses, includinghousing’. The Mayor’s draft policy on mixed-use development (3B5)states that, ‘Within CAZ and the Opportunity Areas, wherever increases inoffice floorspace are proposed they should contain a considerable amountof residential floorspace. The relevant proportions will be defined in sub-regional frameworks’.

1.57b Although the Mayor is leaving the detail of how the London Plan’s mixeduse policy will be developed to his proposed sub-regional frameworks, thedraft London Plan (2002) (paragraph 3B.26) specifically mentions that thiswill take into account Westminster’s UDP policy (based on 50% office and



50% housing). The approach is similar to that set out in Part 1 STRA 3a(B) and policies CENT 3 and COM 2, which seek the equivalent provisionof housing on site as part of office and other commercial mixed-usedevelopments.

1.57c The City Council wishes to ensure that whenever appropriateopportunities arise from commercial development (either single usecommercial or mixed-use commercial developments) the overall balanceof uses will enhance the character and function of that part of the CAZ orCAZ Frontages. In line with PPG 3 the City Council will require residentialaccommodation, including affordable housing, to be provided where thisis appropriate and practical. This will help to ensure that there continuesto be a distinctive mix of uses in the Central Activities Zone and on theCAZ Frontages and increase the amount of residential accommodation -including affordable housing - in the centre of the City thus reducing theneed to travel.

1.58 New housing in the heart of the City offers unique access to the widestrange of employment, leisure and other facilities. These can be reachedon foot or by very short journeys on public transport. Much of the CentralActivities Zone has already been developed for commercial use but thedevelopment of new or additional commercial floorspace can provideopportunities to create new homes and provide other uses.

1.59 Within the Central Activities Zone there is a mix of activities whichcontribute to the character and function of the Zone. Several of theseactivities have developed strong linkages within particular areas, so thatspecific parts of Westminster have become associated with particularactivities. These areas have their own distinctive characteristics whichderive from the variety of building types and the mix of activities bothwithin the area and within individual buildings. On average each buildingwithin the Central Activities Zone contains two uses and three separateusers; even taking into account buildings in a single use. In some areassuch as Soho and East Marylebone the average is higher. In many casestraditional buildings whose architectural quality may in itself contribute tolocal character provide suitable accommodation for activities, often smallscale, which make a valuable contribution to the character and function ofcentral London. This character is derived from the combination ofactivities and the buildings which they occupy (see also Chapter 10:Urban Design and Conservation).

1.60 Conservation areas cover most of the Central Activities Zone. Thecharacter of the conservation areas derives from the quality of theirbuildings and from the character and function of their uses. The uses andactivities are often important contributory factors to an area’s character;



sometimes they create that character through their long historical andfunctional relationships. For instance, the tailors in and around SavileRow, the art galleries in Cork Street and jewellers on Bond Street areexamples of such traditional activities; the media crafts in Soho andCovent Garden are examples of more modern ones. This variety ofcharacter within Central Westminster is one of the many reasons forWestminster’s enduring attraction to visitors and businesses.

1.61 In a densely built up urban area such as Westminster, largelydeveloped before land use planning, the development or adaptation ofbuildings in commercial use offer the most frequent opportunity toincrease the housing stock and maintain or enhance the mixed usecharacter of the Central Activities Zone. The City Council believes that thepromotion of mixed use developments can contribute significantly towardsachieving the Plan’s aims.

1.61a Commercial development generates employment. There is a need toprovide housing at affordable levels to house those working inWestminster in offices, shops, hotels and other forms of commercialdevelopment. If such housing can be provided in or near Westminster thishas general sustainability benefits and can help add to the mixture ofuses and the development of sustainable residential communities.Seeking affordable housing from commercial developments is, therefore,encouraged in the draft London Plan (2002) which states (paragraph3A.56) that new commercial developments can also increase the demandfor affordable housing. It considers it important that such impacts arerecognised and responded to. The draft London Plan states that 'newaffordable housing should be provided either as an integral component ofcommercial schemes or, exceptionally, off site when commercial andmixed use developments are planned and funded.'

1.61b The contribution for affordable housing is sought as it is likely that thedevelopment of new commercial floorspace will generally create newjobs. In most cases, these are unlikely to be at salary levels where newemployees will be able to afford to live in Westminster or elsewhere inCentral London and probably even in much of London. The developmentwill therefore give rise to the need for affordable housing for theseworkers and the City Council will expect a financial contribution for itsaffordable housing fund which could assist the development of affordablehousing for key workers. Therefore, in appropriate circumstances, whereon site or off site residential provision or appropriate alternative usescannot be achieved, the City Council will expect contributions to itsaffordable housing fund. (See also policy H4).



CENTRAL LONDON SUPPORTING ACTIVITIES ANDLOCAL SERVICES

Aim1.62 To protect essential uses supporting Central London Activities and

local service uses in Central Westminster for those living, working orvisiting the area.

POLICY CENT 4: CENTRAL LONDON SUPPORTINGACTIVITIES AND LOCAL SERVICES

Planning permission will not be granted for developmentwhich results in the loss of uses supporting Central LondonActivities or the loss of local service uses, within theCentral Activities Zone or on the CAZ Frontages, wheresuch uses contribute to the character and function of theseareas

1.63 Central London Activities are dependent upon a wide range of supportingactivities. These linking activities are vital to the functioning of centralLondon and its economy because they provide services or facilities inproximity to Central London Activities. The Plan therefore aims to protectthem, although the City Council will allow the replacement of onesupporting activity with another where the proposed activity enhances thecharacter of the Central Activities Zone or the CAZ Frontages. Not allthese supporting activities are located within the CAZ nor are they useswhich identify the extent of the Central Activities Zone although they canbe appropriately within it. An illustrative list of examples of central Londonsupporting activities is set out in Table 1.2.

1.64 The Central Activities Zone and the CAZ Frontages contain the sameessential local services that exist in any town. Residents use theseservices as well as those who work in the centre. The replacement of alocal service activity by another may be appropriate, subject to otherpolicies in the Plan. Examples of local services are listed in Table 1.2 andinclude commercial activities not included in Policy SOC 1. Policy SS 6 inChapter 7 refers to development affecting local shops in the CentralActivities Zone and on the CAZ Frontages.



WESTMINSTER’S CENTRAL AREA: APPROPRIATENON-RESIDENTIAL ACTIVITIES AND SERVICES

1.1.1 Table 2.1 in RPG 3 lists non-residential activities, which are consideredparticularly appropriate for central London. RPG 3 (para 2.27) also statesthat ‘It is essential that the Central Area includes housing for those whowish to live in it and for those who wish to live in close proximity to theirwork. Housing and supporting services are key central London activitiesand should be accorded equal importance to the more specific centralactivities.’

1.1.2 Table 1.1 below shows how such activities will be guided in the UDP andtranslates the requirements of RPG 3 into the central Westminstercontext. Examples of activities that are particularly appropriate toWestminster are indicated in the table in italics. It also indicates theappropriateness of such uses in principle within the CAZ and on the CAZfrontages. (n b: Columns 2 and 3 of Table 1.1 in the first deposit UDPhave been combined to form one column relating to the CAZ and CAZfrontages).

1.1.3 A number of Central London activities in Westminster lie outside the mainconcentrations of such uses in the defined Central Activities Zone. Mostare within the CAZ, are on the CAZ frontages or are protected through thedesignation of other Special Policy Areas as indicated below. Some usesare located throughout Westminster.



Table 1.1 Appropriate non–residential activities for centralWestminster (see policies CENT 1 to CENT 3)

Based on Table 2.1 in RPG3, examples of activities particularly appropriate toWestminster shown in italics

RPG3 defined CentralLondon Activity

Appropriatein CAZ/CAZfrontages

Other UDPSpecialPolicy AreaDesignation

Comments

Those connected with theState and Government:Royal Palaces, Parliament,Government Departments,Law Courts

� �

Diplomatic representationsincluding Embassies, HighCommissions and Agencies

� � Particularly concentrated inMayfair, Belgravia andPortland Place

National and Internationalheadquarters andassociated officesconnected with finance andbusiness: Headquarters ofclearing banks, overseasbanks, merchant banks,venture capital companies,insurance companies

� �

Paddington SPA (seechapter 5)




Appropriatein CAZ/CAZfrontages


Comments

National and internationalheadquarters andassociated officesconnected with trade: Exportand import merchants,centres of specialised trades

� � Paddington SPA (seechapter 5)

Professional bodies,institutions and associations:Headquarters of institutes orassociations and offices forregional and nation-widepractices

� � Portland Place SPA. (Seepolicy COM 6)/PaddingtonSPA (see chapter 5)

Facilities and establishmentsconnected with thecommunications, publishing,advertising, media andcultural sectors of regional,national and internationalimportance: internet, e-commerce companies

� � Creative Industries SPA(see policies COM 8 andCOM 9)/ Paddington SPA(see chapter 5)

Shopping, includingspecialist retail outlets ofregional, national andinternational importance:Department Stores,specialist shops, flagshipstores, auction rooms

� � Prime Frontages andShopping centre hierarchypolicies (see policies SS 4 –SS 11)/ Paddington SPA(see chapter 5)

Centres of excellence forhigher education andresearch: Universities,specialist colleges

� � Arts, Culture, EducationSPA (see policy TACE 7)

Medical establishments ofregional, national andinternational importance

� � Also found in the north-westand south east of the City,Harley St SPA (see policiesSOC 1 and SOC 5) andPaddington SPA (seechapter 5)

Legal and professionalservices: Magistrates Courts





Appropriatein CAZ/ CAZfrontages


Comments

Arts, culture andentertainment uses,including museums, artgalleries, libraries, theatres,concert halls, clubs andcinemas of regional, nationaland internationalimportance: London Clubs ofSt James’s, casinos

� � Arts, Culture, EducationSPA. (See policy TACE7)/Paddington SPA (seechapter 5). West End,Edgware Road andQueensway/BayswaterStress Areas (see policiesSS 3, SS 13 and TCE 8TACE 8 to 10)

Specialist industrial activitiesassociated with other centralLondon activities, includingclothing, fashion trades,media, printing and retailservices: Wholesaleshowrooms of regionalnational and internationalimportance

� � Creative Industries SPA(see policies COM 8 andCOM 9), East MaryleboneSPA (see policy COM 12)

Churches and other religiouscentres and places ofassembly of regional,national and internationalimportance

� �

Tourism facilities includinghotels and conferencecentres


Transport facilitiesparticularly for publictransport of regional,national and internationalimportance: mainline rail andother stations/interchanges

� � Paddington SPA (seechapter 5); Marylebonemainline station outside CAZ

Activities supporting the useand enjoyment of the RiverThames

� � ThamesSPA (see chapter 11)

Other uses providingessential support servicesand facilities for peopleliving, working and visitingcentral London

� � Generally appropriatethroughout Westminster.Several UDP chaptersrelevant (see Table 1.2)



1.1.4 Table 1.2 indicates those uses which provide essential support servicesand facilities for people living, working and visiting central London andlocal service uses which are predominantly used by local residents.Chapter 6 ‘Social and Community Facilities’ and Chapter 7 ‘Shopping andServices’ contain more detailed lists of these local services uses andmore specific policies relating to these uses.

Table 1.2 Central London Supporting Uses and Local Services(see Policy CENT 4)

Examples of Use

Creative Industries Appropriate in the Creative Industries SPA, including film and recordingstudios

Housing Appropriate throughout the City

Services supporting employmentactivities

Banks, Post offices, shops restaurants, cafés, employment agencies,childcare facilities, photocopying shops, courier offices

Entertainment Ticket agencies, rehearsal and theatre training spaces, public houses,restaurants and clubs

Transport Tube, bus and rail stations, bus and river transport facilities, provisionfor taxis, mail sorting and collection, essential parking and servicing ofpremises

Local services Local government Local shops and restaurantsLocal banking Local health clubs and sports

facilitiesLocal places of worship Local health facilitiesOther religious centresPubs Leisure facilities and open space

for leisureLocal press Local education facilitiesAdvice centresSchoolsCommunity facilitiesFire, ambulance and police stationsMagistrates CourtsLibrariesLocal entertainment facilities

Documents

Chapter 1: Westminster’s Central Area · Chapter 1: Westminster’s Central Area Text added at pre-inquiry double underlined, text added at 2nd Deposit underlined, deleted text