Download Appendix 1: Relevant Local Policy and Guidance

Appendix 1: Relevant Local Policy
and Guidance
Part 1: Core Strategy (Adopted
February 2011):
Policy CS 10 Sustainable Design
3 Strategic policies
Policy CS 10
Sustainable design
The council will seek to minimise Islington’s contribution to climate change and ensure that
the borough develops in a way which respects environmental limits and improves quality of
life. It will do this by:
A. Promoting zero carbon development by:
requiring all development to demonstrate that it has minimised on-site carbon dioxide
(CO2) emissions by using less energy through maximising energy efficiency, supplying
energy efficiently using low carbon heating and cooling systems, and using on-site
(14)
renewable energy generation.
All major development should achieve an on-site
reduction in total (regulated and unregulated) CO2 emissions of at least 40% in comparison
with total emissions from a building which complies with Building Regulations 2006, unless
it can be demonstrated that such provision is not feasible. Major development in areas
where connection to a decentralised energy network is possible should achieve an on-site
reduction in total (regulated and unregulated) CO2 emissions of at least 50% in comparison
with total emissions from a building which complies with Building Regulations 2006, unless
it can be demonstrated that such provision is not feasible. Further detail around these
targets, including requirements for minor schemes will be set out in the Development
Management Policies.
working with partners to promote and develop decentralised energy (DE) networks, with
a particular focus on areas of the borough with the greatest potential for such networks
(see figure 3.2). Existing DE networks within the borough will be protected and their
expansion supported. All development will be required to contribute to the development
of DE networks, including by connecting to such networks where these exist within the
proximity of the development.
requiring development to offset all remaining CO2 emissions associated with the building
through a financial contribution towards measures which reduce CO2 emissions from the
existing building stock. This contribution would be made on the basis of an established
price per tonne of CO2 which would be based on the cost of reducing emissions from
existing buildings, for example through retrofitting of energy efficiency measures. The
proposed price per tonne and further details around implementation of the offset policy
will be set out in the Sustainable Design SPD.
B. Requiring all development to achieve the highest feasible level of a nationally recognised
sustainable building standard. Target levels of the Code for Sustainable Homes and Building
Research Establishment Environmental Assessment Methodology (BREEAM) will be set out
in the Development Management Policies.
14 Following the energy hierarchy set out in policy 4A.1 in the London Plan
Core Strategy - February 2011 Islington Council
53
3 Strategic policies
C. Requiring all development to demonstrate that it meets best practice water efficiency targets
and, unless it can be shown not to be feasible, incorporates rain and grey water recycling.
Residential schemes will be required to achieve a water efficiency target of 95 litres/person/day
or less, with non-residential schemes achieving best practice efficiency levels as set out in
Development Management Policies.
D. Requiring all development to demonstrate that it protects existing site ecology and makes
the fullest contribution to enhancing biodiversity, both through on-site measures and by
contribution to local biodiversity improvements.
E. Requiring all development to demonstrate that it is designed to be adapted to climate
change, particularly through design which minimises overheating and incorporates sustainable
drainage systems (SUDS), with more specific targets to be set out in the Development
Management Policies. Developments may also be required to contribute to wider local
adaptation schemes which mitigate the impacts of climate change.
F. Requiring all development to minimise the environmental impact of materials, for example
through use of sustainably-sourced, low impact and recycled materials, and to take all possible
measures to minimise the impact of construction on the environment, including by minimising
construction waste. Further detail will be set out in a Sustainable Design SPD.
G. Requiring all development to be designed and managed to promote sustainability through
their ongoing operation, for example through measures which raise awareness about
environmental issues and support sustainable lifestyles, and to be adaptable to changing
needs and circumstances over their lifetime. Further detail will be set out in a Sustainable
Design SPD.
H. Encouraging sustainable transport choices through new development by maximising
opportunities for walking, cycling and public transport use, and requiring that all new
(15)
developments are car-free . Key proposals to increase cycling and improve safety are set
out in the Islington Cycling Action Plan.
I. Working with partners and local communities to improve the environmental sustainability of
the existing building stock and wider public realm, with a particular focus on increasing energy
efficiency of homes and businesses.
3.2.5
The CO2 reduction policy aims to ensure all development, including refurbishments,
minimise their CO2 emissions, while ensuring flexibility by taking into account the context
of each development – for example, its nature, size, location, accessibility and operation.
The policy specifies a CO2 reduction target for all major developments: targets for minor
developments will be defined in the Development Management Policies.
15 Car free development means no parking provision will be allowed on site and occupiers will
have no ability to obtain car parking permits, except for parking needed to meet the needs
of disabled people.
54
Islington Council Core Strategy - February 2011
Part 2: Development Management
Policies (Adopted June 2013):
Policy DM7.1 Sustainable Design
and Construction
7 Energy and environmental standards
7 Energy and environmental standards
7.1
The Core Strategy promotes environmentally sustainable design, including through zero
carbon development, water efficiency, sustainable materials and the sustainable operation
of developments. It also recognises the opportunity to use growth to reduce fuel poverty,
and drive Islington's green economy. This section provides further details to supplement
and implement the overarching Core Strategy policy. Sustainable drainage and biodiversity
are covered in Chapter 6.
7.2
The council's Environmental Design SPD sets out further detail regarding the operation
of the policies in this section. The council will review the requirements of the policies in
this section and shall, where appropriate, update the requirements within a revised
Supplementary Planning Document.
7.3
Any references to policies, plans, strategies, standards, Supplementary Planning
Documents (SPDs), legislation, regulations, guidance and so forth will also apply to any
replacements, additions or alterations to these documents.
Policy DM7.1
Sustainable design and construction
A.
Development proposals are required to integrate best practice sustainable design
standards (as set out in the Environmental Design SPD), during design, construction and
operation of the development.
B. The council will support the development of renewable energy technologies in principle,
subject to meeting wider policy requirements, including on design (Policy DM2.1 and Policy
DM2.3) and air quality (Policy DM6.1). Further guidance on renewable energy technologies
is provided in the Environmental Design SPD.
C. Major developments, minor developments creating new residential and/or commercial
2
units, and extensions of 100m or greater, shall be accompanied by a Sustainable Design and
Construction Statement (SDCS), including where relevant an Energy Statement. The SDCS
shall clearly set out how the application complies with relevant sustainable design and
construction policies and guidance.
D. Applications for those types of development not covered by Part C of this policy shall
include details of sustainable design and construction considerations to a level of detail
appropriate to the development.
E. Applications for major developments are required to include a Green Performance Plan
(GPP) detailing measurable outputs for the occupied building, particularly for energy
consumption, CO2 emissions and water use, and should set out arrangements for monitoring
the progress of the plan over the first years of occupancy.
Development Management Policies - Adoption 2013 Islington Council 111
7 Energy and environmental standards
F. Developers are required to support monitoring of the implementation of the SDCS, GPP
and/or other submitted details of sustainable design and construction considerations, by
allowing council officers access to the development and submitting information to the council
when requested.
See also Policy DM9.2 (Planning obligations).
7.4
Minimum information requirements for the SDCS, including which documents within the
statement are relevant to specific application types, will be set out within the Environmental
Design SPD. Information supplied should be proportional to the scale of proposed
development and allow the council to fully assess the proposals against relevant planning
policies.
7.5
Surveys of completed buildings reveal a substantial gap between design expectations and
delivered performance, especially energy performance. To help to close this gap, Policy
DM7.1 requires that all major developments should provide a GPP. Based on the Green
Travel Plan model, the GPP shall specify measurable outputs for the occupied building,
particularly where feasible for energy consumption, CO2 emissions and water use (based
on commitments in the Sustainable Design and Construction Statement), arrangements
for handover of the plan (where the occupier is different to the developer) and arrangements
for monitoring the progress of the plan over the first years of occupancy. A draft GPP shall
be provided with the planning application; where the end occupier is known the plan should
be developed jointly. A full GPP with updated targets (adjusted to reflect new information
on occupancy, etc) and full details of monitoring arrangements shall be submitted within
6 months of occupation. This will ensure that development is able to mitigate and adapt
to climate change, consistent with the requirements of the National Planning Policy
Framework (NPPF). Further guidance is provided in the Environmental Design SPD.
Policy DM7.2
Energy efficiency and carbon reduction in minor schemes
A. Developments are required to achieve best practice energy efficiency standards, in terms
of design and specification.
B. Minor new-build residential developments of one unit or more are required to achieve an
on-site reduction in regulated CO2 emissions of at least 25% in comparison with regulated
emissions from a building which complies with Building Regulations Part L 2010 (equivalent
to Code for Sustainable Homes level 4), unless it can be demonstrated that such provision is
not feasible.
C. All remaining regulated emissions from minor new-build residential and non-residential
developments of one unit or more, not dealt with by on-site measures, will be offset.
Developments will be required to pay the full cost of CO2 offsetting, unless it can be
demonstrated that this is not feasible, in which case the maximum feasible payment for
offsetting will be required. Such payments will be addressed through a Section 106 legal
agreement.
112 Islington Council Development Management Policies - Adoption 2013
Part 3: Islington Urban Design
Guide (Adopted December 2006):
2.5 Residential Rear Extensions
2.5.1 Typical Arrangement
Typically, the rear elevations of Georgian,
Victorian and Edwardian buildings were
originally built with a consistent arrangement
down the length of the terrace or street.
Some terraces were built with a flat rear face
without rear extensions. More commonly
they are organised in a solid / void pattern
with an extension and lightwell “void” to
maximise the amount of light and air reaching
within the deep plans of many of the houses.
The rear elevations nevertheless generally
have less formality than the more ordered
front elevations. This reflects the fact they
fulfil a private rather than a public function.
For these reasons, it is appropriate that they
normally have some freedom to adapt / extend
to the occupier’s requirements.
A typical arrangement incorporating deep rear
extensions interspersed with lightwell voids. Both
the original roofline and rear extensions remain
unaltered. Further extensions would be
inappropriate.
2.5 Residential Rear Extensions
2.5 RESIDENTIAL REAR
EXTENSIONS
2.5.2 General Principles
Some extensions on single dwelling houses do
not require planning consent under the Town
and Country Planning (General Development
Order) Act 1990. This guidance therefore
applies to all extensions that fall within
planning control.
Rear extensions should avoid disrupting the
existing rhythm of the existing rear
elevations, or dominate the main building.
Particular care needs to be given to rear
elevations visible from the public realm
because of gaps within the street frontage,
and the most prominent upper part of the
rear elevation that are most visible from the
private realm.
A relatively unaltered rear elevation of a terrace
built with a shallow full width rear extension up to
ground floor – alterations would undermine the
original unity.
Contemporary ground floor rear extension can work
well providing they are designed to a high quality.
Islington Urban Design Guide December 2006
59
2.5 Residential Rear Extensions
Ground and Lower Ground Floor
Where they can be neatly accommodated,
there will normally be scope for lower ground
or ground floor extensions within a lightwell
or beyond the line of the existing back
addition providing sufficient garden space is
retained.
High quality contemporary extensions will
be encouraged on lower floors except where
conservation guidelines require extensions to
conform to the design of the existing building.
Upper Floor Extensions
On the upper floors, the materials, detailing
and form of the extension should normally be
sympathetic to the terrace.
Single half-width upper floor extensions
above existing extensions are often
acceptable providing there is a punctuating
gap between the eaves height and the top of
the extension.
The natural rhythm of rear elevations can be
disrupted by extensions above existing paired
additions where they have a consistent
roofline.
Extensions that project out beyond the
original back line of the rear extension
above ground floor level, will normally be
unacceptable where they:
• Interrupt a consistent arrangement /
rhythm.
• Inappropriately dominate the garden / the
main building.
In rear elevations / projections that have a
consistent arrangement, extensions above
the existing rear projections will normally be
resisted, particularly in conservation areas.
60
Islington Urban Design Guide December 2006
2.5 Residential Rear Extensions
Ground floor infill extensions are normally
acceptable in design terms. Where there are
generous gardens and they do not impede
upon neighbours residential amenity, there is
sometimes opportunity to extend out beyond
the existing back line.
Where there is existing variation in the rear
elevations, extensions above existing rear
projections will normally be acceptable
providing they are visibly below the lowest
point of the roof.
Upper floor extensions that project
out beyond the existing line of the rear
projection or, extend up to the line of the
roof parapet / eaves normally disrupt the
rhythm / unity of the terrace.
Where they project above upper ground floor
level, rear infill extensions within the lightwell
area can undermine the rhythm of the terrace.
Islington Urban Design Guide December 2006
61
Part 4: New River Conservation Area
Design Guidelines (2002):
Paragraphs 2.16 and 2.17
2.14
The Council is opposed to the erection of large vent pipes on the rear
elevation of commercial properties where this is harmful to amenity. Where
possible existing chimney flues should be used. Any new flues should be
modest in size, and painted a dark colour.
1.2
Large flues and vent pipes can often detract from the visual amenity of the area.
The Council will therefore seek to ensure that these are appropriately located and
are of a suitable size and design.
2.16
Full width rear extensions higher than one storey or half width rear
extensions higher than two storeys, will not normally be permitted, unless it
can be shown that no harm will be caused to the character of the area.
2.17
In order to preserve the scale and integrity of the existing buildings it is important
that rear extensions are subordinate to the mass and height of the main building.
Rear extensions will be permitted on their merits and only where the scale, design
and materials to be used are in keeping with the existing property and where all
other planning standards are met. Normally, the two storey part of the extension
will be on the staircase side of the elevation. Original windows, especially those
to the principal rooms of the property contribute to the character and appearance
of historic buildings and should be retained
2.18
The Council will not normally permit the filling in or covering over of front
basement areas, or the widening of front entrance steps, or the
construction of dustbin or meter enclosures.
2.19
The majority of the properties in the conservation area have front basement
areas, protected by cast iron railings, which are important to the character of the
area. The filling in or covering over of these areas prejudices light to the
basements and spoils the appearance of the front elevation. The widening of
front entrance steps, and the construction of dustbin and meter enclosures have
a detrimental effect on the area. Dustbins and meter enclosures should be
discreetly located so as to be invisible from the street.
2.20
These developments will only be permitted where it can be shown that the
development would preserve or enhance the character of the conservation
area. In addition, the needs of disabled people will be considered exceptional to
this policy and essential adaptations will be allowed.
2.21
The Council wishes to see traditional railings, ironwork and front boundary
walls retained. New railings should be to a pattern agreed as suitable for
the area and painted black.
2.22
Traditional cast-iron railings are a very important feature of the area, with several
designs of ornamental heads and finials. Permission will not be given for