Overview 

The design, layout and appearance of the built environment can affect the quality of people’s lives, as well as have an impact on the image and economy of an area. Barnet has an attractive and high quality environment containing areas of special character and significant tracts of open land. It is a place where people want to live. This in turn places the borough under strong pressure for development. To enable people to continue living in attractive and safe surroundings, and ensure a similar standard for future generations, it is necessary to protect and enhance the quality of the built environment.

New development should be of high quality design which: respects the existing townscape; provides a safe and secure environment; enhances the character and appearance of conservation areas; promotes sustainable lifestyles; and protects Listed Buildings, important views and other aspects of the borough’s historical, landscape and archaeological heritage. New development should be designed to minimise the use of energy through design, materials and methods of construction. This chapter sets out detailed policies on the built environment which aim to protect and enhance the character and appearance of the borough in accordance with the council’s aims and priorities.

National Planning Policy Context

The government’s objectives for the built environment are set out in a series of Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs). PPG12 – Development Plans (1999) places emphasis on taking environmental considerations into account when preparing development plans, and provides advice on what environmental issues to consider. The guidance states that development plans should give high priority to the conservation of the built environment. It recommends the inclusion of policies relating to good design in new developments.

PPG1¹ and PPS1 set national policy on design. This is supported by the DETR companion guide By Design: Urban Design in the Planning System – Towards Better Practice (2000) which places design firmly at the heart of planning. It sets out seven objectives of urban design qualities that successful streets, spaces, villages, towns and cities have in common. By Design objectives are as applicable at a wider, regional, scale as they are at the level of street, plot and block. As we become more connected with each other, both in physical terms as a result of increased mobility and transportation, and electronically, it is increasingly important that we recognise the role of good spatial design in ensuring that a region functions well, looks good and is sustainable.

¹Although PPS1 – Delivering Sustainable Development (2005) supersedes PPG1, reference is made to the latter because of its significance in the preparation of the UDP.

PPS1 – Delivering Sustainable Development (2005) states that “good planning is a positive and proactive process operating in the public interest through a system of plan preparation and control over the development or use of land”. PPS1 strongly emphasises that good design is indivisible from good planning, and that design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.

PPG15 – Planning and the Historic Environment (1994) highlights the important role which the planning system can play in protecting all aspects of the historic environment. The guidance recommends that development plans should include policies relating to the protection and enhancement of Conservation Areas, Listed Buildings, historic parks and gardens, battlefield sites and the other aspects of the historical and archaeological heritage. PPG16 – Archaeology and Planning (1990) gives further advice on the preservation of archaeological remains, and recommends that development plans should include policies relating to the protection, preservation and enhancement of archaeological finds and their settings.

Regional Planning Policy Context

The Mayor’s London Plan (2004) includes a cross-cutting chapter on design called “Designs on London”. The key design policies are 4B.1 and 4B.2. These set basic development criteria, but also use the spatial planning platform to set down formally non land-use improvement programmes. In addition, specific policies are provided on the location and design of tall buildings and the management of important views, as these are issues of particular relevance to London.

The London Plan (2004) emphasises the principles of good design and seeks to promote world class design through the collaboration of the GLA with partners to prepare and implement guidelines and strategies for London (see sections 4.34 to 4.62). It stresses environmental protection and enhancement so that urban areas provide a good environment in which to live and work.

Borough Context

The council recognises the importance of conserving and improving the environmental quality of the borough. A key aim for the council, as set out in its Corporate Plan, is to create a sustainable, healthy environment and to improve the quality of life for those who live and work in the borough. As part of this process, the Corporate Plan recognises a need to establish a framework for development which protects and enhances the borough’s built environment, and which provides a safe and secure environment for all users. The UDP provides this framework. The council’s Environmental Policy Statement and Local Agenda 21 Strategy also set out a commitment to improving the quality of people’s lives by maintaining and enhancing the borough’s neighbourhoods and buildings, and promoting development which helps to reduce crime and the fear of crime. The ‘Three Strands Approach’ approved in 2004, commits the council to enhancing and protecting the borough’s built environment.

A series of Design Guidance Notes produced by the council provide advice on various types ofdevelopment within Barnet. They set out principles and guidelines for various types of old and new development within the borough and are used when the council assesses planning applications. A list of these is set out at the end of the UDP, and they are available from the Planning Service.

The theme of environmental protection, and enhancing the quality of the natural and built environment by ensuring that new development improves the quality of life for all Barnet’s residents, is one of the guiding principles of this UDP (see the “Introduction”).

Strategy

The overall strategy of this Plan for the built environment in Barnet is as follows:

• To maintain and improve the quality of the built environment;
• To preserve and enhance the special character of the borough’s heritage;
• To improve the safety of the built environment.

The key strategic policies to protect and enhance the quality of the built environment are as follows.

• Policy GBEnv1
• Policy GBEnv2
• Policy GBEnv3
• Policy GBEnv4
• Policy GBEnv5 

Design and Layout of Development

The careful design of buildings and spaces brings with it the opportunity to improve townscape and landscape quality. The council expects high standards of design and is committed to maintaining and improving the character of the borough. High quality design is applicable both to the design of individual buildings and to urban design, which includes the relationship between buildings and spaces, and movement patterns around and between them. Good urban design, based on an analysis of local built-form, routes, mix of uses and building opportunities can help to create understandable, successful areas. The design, orientation, density and location of buildings should minimise energy consumption and promote sustainable forms of development.

Good design is as important for the extension and modification of existing buildings as it is for new buildings, and there is great potential for this type of development in the borough. Such changes can have an important cumulative impact on the built environment.

Innovative and interesting designs are to be encouraged, and in areas of poor townscape qualitythe introduction of interesting architectural styles can be particularly beneficial. Sensitivelydesigned, modern, innovative development proposals can fit well into many settings, and suchdevelopment proposals therefore need not slavishly follow traditional or dominant architectural styles in order to be acceptable. Where designs incorporate passive solar elements, these will be treated favourably. In addition, the potential for new development to deprive existing neighbouring solar energy installations, including passive solar, of sunlight will be considered when determining applications.

It is important that all designs respect local character and the amenity of existing as well as potential residents and occupiers. Therefore, where new development is proposed, the adaptation of some of the characteristics, detailing and proportions of existing buildings often help new buildings fit in, carrying forward the evolution of the built environment. The council will produce a specific Supplementary Planning Document/Design Guidance Note to address issues of local character, bulk, scale and site constraints, as part of its ‘Three Strands Approach’. In sensitive areas, such as in Conservation Areas, in the vicinity of Listed Buildings and in Areas of Special Character, particular care is needed to ensure designs preserve or enhance the special qualities of the area.

From August 2006, in accordance with S.42 of the Planning and Compulsory Purchase Act 2004, it will be a statutory requirement that a statement covering design concepts, principles and access issues is submitted with an application for planning permission and Listed Building Consent. The Design and Access Statement allows applicants to demonstrate an integrated approach that will deliver inclusive design, and address a full range of access requirements throughout the design process.

The Department for Communities and Local Government has produced Circular 01/2006 – Guidance on Changes to the Development Control System which provides information on when a Design and Access Statement is required. CABE published a guide, ‘Design and Access Statements – How to Write, Read and Use Them’ in 2006.

Issues of density of residential development are dealt with in the “Housing” chapter. 

Townscape and Landscape Quality and Character

The quality of the environment is of importance when new planning applications are considered. The protection and enhancement of the environment within and containing new developments is essential if the quality and biodiversity of our townscape and landscape are not to be eroded significantly. The landscape quality of areas not subject to special designations is also important. UDP policies reflect this, providing specialist guidance and advice in order to ensure the landscape is treated sensitively.

In addition, many forms of development now require the preparation of an Environmental Impact Assessment (EIA). Assessing impacts on landscape and townscape character is a key requirement of the EIA process.

The policies set out here seek to achieve landscape objectives in conjunction with objectives for:

• Nature conservation;
• The protection of historic features;
• The provision for public use and access; and
• Ensuring that, where provided, amenities such as car parks, signage, litter bins and lighting are both necessary and appropriate to the landscape and maintained to a high standard.

Access

Whilst access is considered to be a basic right for all, large sections of the community can have very real problems using parts of the borough. In particular, people with disabilities form a proportion of the community and should be able to use those parts of the environment everyone else takes for granted. The council will therefore ensure that the needs of people with all types of mobility difficulties, both physical and sensory, are taken into account when considering the design of development proposals and extensions to buildings.

The Town and Country Planning Act 1990 requires planning authorities to draw to developers’ attention the provisions of the Chronically Sick and Disabled Persons Act 1970. This latter Act states that buildings open to the public should be accessible to disabled people and have suitable parking and toilet facilities. The Disability Discrimination Act 1995 contains provisions to improve access to services for people with disabilities. Further information on the 1995 Act can be obtained from the Disability Rights Commission.

British Standard BS8300 is a code of practice which sets out comprehensive technical advice with which access provision should comply. Developers are encouraged to design to higher standards than currently set down. Part M of the Building Regulations sets out requirements for new public buildings. The 1999 edition of Part M extended the regulations to cover residential properties, and also included development involving the change of use or alteration of such buildings.

Proposals must meet all relevant requirements, and taking into account advice given in the council’s Design Guidance Notes. Other policies in the “Community Services” chapter, “Leisure and Tourism” chapter and “Housing” chapter of the UDP also include references to the need to provide adequate access for people with disabilities in new development proposals.

Community Safety

Crime, as fear or reality, prevents people from enjoying the full use of their environment, and reduces the quality of people’s lives. The council is committed to reducing crime, and in partnership with other local agencies has produced a Community Safety Strategy and Action Plan (1999) to help improve community safety in the borough.

Planning controls have an important role to play as part of the wider strategy to tackle crime in an area. The design and layout of buildings, open spaces, roads and footpaths can influence opportunities to commit crime and also affect people’s feelings of safety and security. Appropriate landscaping, planting and lighting in an area can also play a role in reducing crime and the fear of crime. A well-designed environment cannot stop all crime, but it can help to reduce the real and perceived risk of crime in an area. New development proposals should be designed to provide safety within the development site and in nearby and adjacent areas, in accordance with the design principles set out in Policy D9 below. In cases where development may have an impact on safety and security in nearby or adjacent areas, the council will require Section 106 agreements to ensure improvements in safety in those areas. Development proposals which give rise to safety and security issues may be referred to the Police Crime Prevention Design Advisors.

It is the shared objective of the council, the police and our community safety partners to reduce both crime and the fear of crime amongst the community, in line with advice contained in PPS1 – Delivering Sustainable Development and Safer Places: The Planning System and Crime Prevention.

Further design guidance is contained in the council’s Design Guidance Note on Designing to Reduce Crime which details the need for the crime profile of an area (highlighting the pattern of crime and specific risks) to be considered at the start of any new development proposal. This is the main source of information when assessing the impact of a development proposal on the community. In addition, the police’s Secured by Design initiative encourages crime prevention measures, and provides best practice advice on security and design.

Landscaping

High quality landscape design can help to create spaces that provide attractive settings for both new and existing buildings, integrating new development into the surrounding area in terms of appearance and access. The council will require new development schemes to include hard and soft landscaping proposals which will make a positive contribution to the character of the site and the surrounding area. Landscaping can make a major contribution to the quality of the environment and can have ecological benefits such as providing a variety of wildlife habitats. Landscaping should be included as an integral part of any development proposal at an early stage, rather than being considered as an afterthought. The council requires that landscaping schemes are approved before work on site can commence.

In preparing landscaping schemes, careful consideration should be given to the existing characterof a site, its topography and how any features such as planting, surface treatments, furniture,lighting, walls, fences and other structures are to be appropriately used. Landscaping, such as dense shrubbery or well-designed fencing that allows surveillance over public areas, can reduce the opportunity for crime and, where appropriate, help maintain privacy. Appropriate landscaping can be used to help screen unsightly or obtrusive buildings or spaces from neighbouring properties. More detailed advice about the use of landscaping for privacy and crime prevention is set out in the council’s Design Guidance Note on Walls, Fences and Gates.

The council will seek to ensure that existing trees, shrubs, hedges and other wildlife features and habitats (such as water courses and their margins, ponds and wildlife grasslands) are retained wherever possible. In instances involving development in close proximity to water courses, a suitably landscaped buffer strip should be provided with buildings and structures set back from the river’s edge by a guideline distance of eight metres.

The proper management of well-landscaped areas is vital to ensure their survival and to preservetheir attractiveness. Management should also be sympathetic to wildlife adjacent to water coursesand should promote ecological interests. Where appropriate, the council will seek to ensure the protection of good quality landscaping through the use of conditions and legal agreements. During building operations the council will expect that adequate precautions will be taken to ensure that existing trees and other landscape features are not damaged.

The hard surfacing of front gardens can make a useful contribution in terms of providing off-street car parking. However, hard surfaces which are not carefully positioned or which use unattractive materials can be detrimental to local character, the appearance of the street scene and biodiversity. Where they are detrimental to conservation areas and the settings of Listed Buildings, and harmful to ecology of acknowledged importance, they will not be allowed. An adequate, sustainable drainage system is to be ensured in accordance with Policy ENV11 of the UDP. More detailed advice is contained in the council’s Design Guidance Note on The Construction of Hard-standings and Vehicular Crossovers.

Tree Preservation Orders

Trees make an important contribution to the character and appearance of the borough and act as a rich habitat for a variety of birds and wildlife. They help to reduce air pollution by converting carbon dioxide into oxygen, and by trapping particles of dust and fumes on leaves and branches.

Trees which are healthy and are of high amenity value can be protected by the making of a Tree Preservation Order under the Town and Country Planning Act 1990. Tree Preservation Orders can help to protect trees from inappropriate treatment and prevent their removal, as permission must first be sought from the council to carry out most types of tree surgery. The council will not normally give permission for treatment that will harm the health and appearance of a protected tree, and will seek to ensure that as many protected trees are retained as possible. If a tree is dead, dying or dangerous then it may be acceptable to remove the tree. However, in order to retain tree cover the council will require that protected trees which are removed are replaced by suitable species of appropriate size.

Trees and Development Proposals

When considering new development proposals for sites, the council will require that appropriate consideration is given to the retention of existing trees. The council will require the submission of a tree survey indicating the location, species and size of trees, and will assess and identify trees which should be retained. Based on the tree survey and assessment, the council will seek to secure the retention of as many of the existing trees on site as practical, requiring changes to the design of schemes to achieve this where necessary. Such trees can add to the visual amenities of a site and an area, and will prove especially valuable whilst new planting matures. The council will also seek to ensure that existing trees and their root systems are protected during building work by requiring protective fencing and other precautions as appropriate.

Where appropriate, development proposals should include a well-planned landscaping scheme which involves new tree and shrub planting, preferably with native species. Trees only have a certain lifespan and the council recognises the importance of new tree planting in adding to the borough’s environmental assets. In order to ensure that trees and shrubs included in a landscaping scheme are retained and maintained properly until established, the council will attach a planning condition requiring their maintenance or replacement for at least five years after a development has been completed.

Hedgerows

Under the Hedgerow Regulations 1997, certain hedgerows in the open countryside are defined as “important” for their landscape, nature conservation or historical value. These hedgerows have a degree of protection in that permission must be sought from the council before they can be removed. The council will undertake a survey of hedgerows and maintain up to date records in order to implement these Regulations. The council will continue to consider applications to remove “important” hedgerows in accordance with government regulations, and will refuse permission to remove hedgerows which are judged to have significant landscape, nature conservation or historical value. The council also recognises that hedgerows in urban and built-up areas contribute to the visual character of a locality, support a wide variety of wildlife, and many have historical value. The council will therefore seek to retain existing hedgerows where practical in new development, and hedgerows should be included in tree surveys for development sites. They should be protected during building work by the use of protective fencing and other precautions.

Telecommunications

Modern telecommunications are an essential and beneficial element in the life of Barnet’s residentsand workforce. Telecommunications have the potential to contribute to sustainable development byenabling more people to work and carry out other functions from home, thus reducing the need totravel, traffic levels and pollution. New communications technology is spreading rapidly to meetgrowing demands. The government is concerned to facilitate the growth of telecommunications and the council will consider proposals for development in this field sympathetically. However, the government and the council are concerned about the impact of telecommunications on the environment and the council will seek to ensure that Barnet’s townscape and countryside will not suffer from a proliferation of telecommunication structures and the lowering of environmental quality.

This policy applies to planning applications or prior notification applications for the installation of satellite dishes, microwave antennae, radio masts and other types of telecommunications apparatus. When considering such applications the council will also have regard to the legal requirements placed upon telecommunications operators to provide an adequate service, and any technical and operational constraints that may be faced.

Much minor telecommunications development is covered by permitted development rights andtherefore does not require planning permission. The main permitted development rights are listed in the Town and Country Planning (General Permitted Development) Order 1995. Planning permission will be required for such development in Conservation Areas and Sites of Special Scientific Interest, and Listed Buildings Consent will be required for telecommunications development on Listed Buildings.

The council realises that there are concerns about the health risks telecommunication masts maypose, and these concerns will be given due consideration when deciding planning applications for such masts. Although there is no proven link, the council will continue to monitor research findings and will amend its policy if appropriate.

The council will aim to ensure that telecommunications equipment is kept to a minimum through encouraging mast sharing and the sharing of satellite dishes where this is technically possible. The visual impact of telecommunications can be minimised through careful design, colouring and landscaping. In addition, using available technologies to miniaturise and camouflage apparatus can also contribute to reducing any visual intrusion. This will help to protect the character of an area and the appearance of property. Equipment that is no longer required should be removed to ensure the minimum impact on the environment. More detailed guidelines relating specifically to satellite antennae are contained in the council’s Design Guidance Note on The Selection and Siting of Satellite Antennae. In 2005 the Government produced A Householder’s Planning Guide for the Installation of Antennas, including Satellite Dishes.

It is acknowledged that applications for planning permission to install the masts used by amateur radio operators, radio taxi firms and other private and commercial uses usually present fewer planning problems in terms of their size and visual impact over a wider area.

High Buildings

High buildings are usually defined as buildings which are 30 metres or more in height, or buildingswhich significantly exceed the height of surrounding development. The building height includes any roof top structures such as masts, pylons, plants and cooling towers. High buildings can be an effective use of urban land, may enhance the townscape and act as landmarks or focal points. However, if insensitively sited or designed they can harm the visual appearance and character of an area and intrude on otherwise pleasant views.

In assessing proposals for high buildings, the council will, amongst other things, consider the extent to which they would create attractive landmarks enhancing the local or wider area. In certain sensitive areas of the borough, high buildings may be out of keeping with the scale and character of the surroundings, and will not be considered appropriate.

All high building proposals will also be assessed on their design merits, and on their impact on wind turbulence, overshadowing, light/noise reflection, interference with telecommunication channels and other functional considerations. The council will seek to ensure that new high buildings are of outstanding architectural quality and designed with good quality materials, and that they do not conflict with functional considerations. The council will consult relevant organisations and adjoining authorities on high building proposals where appropriate. Planning applications for buildings exceeding 30 metres in height must be referred to the Mayor of London.

Views and Landmarks

There are a number of attractive views in the borough of skyline ridges and/or significant buildings which contribute to the quality of the townscape and landscape. The council, in conjunction with other authorities where necessary, will seek to ensure that development proposals are compatible with the character, scale and setting of views, and will refuse permission for development which will adversely affect these landmarks and the views to them. The important views and landmarks in this and adjacent boroughs are listed in Table 4.1. Map 4.1 shows the viewing corridors which the council will have regard to when assessing development proposals.

Map 4.1 Views and Landmarks 

Refer to Table 4.1 

Advertisements and Signs

Advertisements and signs can enhance the quality of our surroundings and contribute colour and variety to the environment. However, if poorly designed or sited, they can reduce environmental quality and detract from the appearance of buildings and the street scene. There is also potential for an advertisement, due to its design or location, to be distracting to passing traffic or a safety hazard to pedestrians. When considering applications for consent to display advertisements, the council will have regard to their effect on visual amenities and public safety. 

All advertisements must be considered in the interests of amenity and safety alone. Advertising hoardings in particular can have a significant harmful impact on the appearance of the environment, and are therefore not generally acceptable in the borough. There may be situations where they may be considered beneficial to temporarily screen a derelict or vacant site awaiting development. In locations that are acceptable, the council will encourage proposals which are of innovative design and which incorporate hard or soft landscaping. Permission will not be given for hoardings which detract from areas of townscape or landscape quality.

In areas of the borough which are particularly sensitive, such as Conservation Areas and areas of open land, special care is needed to ensure that advertisements and signs do not detract from the character and appearance of the area. In recognition of this the council has designated ‘Areas of Special Advertisement Control’ in the borough where a greater than normal degree of control is exercised over the number, type and size of advertisements which may be displayed (see Map 4.2). Further detailed guidance on the design and siting of advertisements and advertisement hoardings is set out in the council’s Design Guidance Note on Advertising and Signs.

Shopfronts

An attractive environment can help to encourage shoppers and contribute to the commercial and retail vitality of a shopping area. Buildings and their shopfronts can have an important effect on the appearance and character of a shopping area. New or altered shopfronts should be designed to respect the building of which they are part, any adjacent buildings and the general street scene. The council will resist the loss of traditional features and shopfronts which contribute to the appearance of a building or an area. In appropriate locations the council will encourage new shopfronts which incorporate high quality, innovative or modern design where they enhance the appearance of a building or the street scene. The design of all shopfronts should also take into account the needs of people with disabilities.

Security should be considered when designing new shopfronts and measures incorporated into the design. Solid shutters can be particularly unattractive and can encourage crime and vandalism. Grille shutters allow goods on display to be viewed when shops are closed, and if carefully designed, add to the interest of the street. Further detailed guidance on the design of shopfronts, including shutters and grilles, is contained in the council’s Design Guidance Note on Shopfronts.

Historic Conservation

Designation of Conservation Areas

London strategic guidance² advises Local Planning Authorities to identify areas, spaces and buildings of special quality or character, and to promote policies for the conservation of these areas. Conservation Areas are defined as areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Within Barnet, eighteen Conservation Areas have been designated. These are of varying size and character, ranging from the large garden suburb estates at Hampstead Garden Suburb and the Watling Estate to historic settlements at Mill Hill and Totteridge, and include a small 19th Century model farm (College Farm, Finchley) and workers’ cottages at the Railway Terraces in Cricklewood. The borough’s Conservation Areas are shown on the Proposals Map, and are as follows:

1. The Burroughs, Hendon
2. Church End, Finchley
3. Church End, Hendon
4. College Farm, Finchley
5. Cricklewood Railway Terraces
6. Finchley Garden Village
7. Golders Green Town Centre
8. Hampstead Garden Suburb
9. Hampstead Village (Heath Passage)
10. Hampstead Village (Spaniards End)
11. Mill Hill
12. Monken Hadley
13. Moss Hall Crescent  Totteridge
14. Trent Park West, Cockfosters
15. Watling Estate, Burnt Oak
16. Wood Street, Barnet
17. Glenhill Close, Finchley.

²RPG3 was replaced by the London Plan in February 2004. 

The council is required by the Planning (Listed Buildings and Conservation Areas) Act 1990 to keep under review existing Conservation Areas within the borough, and to consider whether there are any further areas of special architectural or historic interest. Where such an area is identified and it is considered appropriate to preserve or enhance its character or appearance, the council has the duty to designate it as a Conservation Area.

In order to facilitate the review of Conservation Areas, the council has agreed specific criteria whichit will use in assessing whether an area has the special architectural or historic character necessary or designation. Areas exhibiting some or all of the following characteristics are therefore likely to  be considered for designation:

• Distinct areas with a high concentration of buildings of historic or architectural value generally recognised by statutory or local listing;
• Areas containing a high proportion of attractive buildings with distinct qualities of age, style, materials, and any other characteristics, particularly if these reflect local styles or group value;
• Areas with a townscape quality of merit which sets them apart from their surroundings, including views in and out, landmarks, distinguishable borders, paths and routes through the area, centres of activity and meeting points, prominent entry points, urban pattern and structure, density and scale etc;
• Areas with features of archaeological significance including scheduled ancient monuments and areas defined as being of special archaeological interest, particularly where these influence the landscape and built environment;
• Areas of historic, social, economic or architectural interest;
• Areas where a natural feature, historic open space, street pattern or other historic element makes a special contribution to the quality of spaces and the character of the area;
• Areas with green open spaces, trees, hedges and other natural elements of exceptional quality, which in relation to the built environment make a significant contribution to the character of the area;
• Areas with a distinct physical identity that has not been spoilt by insensitive development.

Preservation and Enhancement of Conservation Areas

The council will pay special attention to the desirability of preserving or enhancing the character or appearance of its Conservation Areas when using its planning powers. The council will carefully examine all development proposals affecting Conservation Areas and poor quality designs will not be acceptable. Designs that aim to imitate a prevailing architectural style without taking into account the appropriate scales, proportioning, detailing, settings and other design criteria that help to create that style, will not normally be appropriate. In some cases high quality original designs may be more successful. The council will consider the use of powers of enforcement and prosecution when unauthorised works are carried out and will explore ways of ensuring that repairs or remedial works are undertaken where needed.

In the review of Barnet’s Conservation Areas, the council will prepare character appraisal statements to help identify the special character that needs to be protected through the planning process. The council will, where appropriate, also produce specific design guidance relating to works in individual Conservation Areas, and where needed, formulate and publish positive proposals for their preservation or enhancement. The council will prepare a Supplementary Planning Document/Design Guidance Note providing guidance on enhancing the built environment of the borough. This will not duplicate Conservation Area appraisals.

Map 4.2 Areas of Special Advertisement Control 

Often quite minor works, which do not require planning permission, may nevertheless cumulatively have a detrimental impact upon the character of a Conservation Area. Therefore, in a number of Conservation Areas, the council has removed such ‘permitted development’ rights through the introduction of Directions under Article 4 of the Town and Planning (General Permitted Development) Order 1995. The council will consider the introduction of further Article 4 Direction controls where necessary to protect Conservation Areas from inappropriate development. Existing areas subject to Article 4 controls are shown on the Proposals Map.

Whether a site lies within a Conservation Area or is located nearby, the council will refuse permission where development proposals will have an adverse effect on the character or appearance of a Conservation Area.

In order to assess whether a scheme preserves or enhances the character or appearance of a Conservation Area, detail of how the scheme relates to surrounding areas is essential. Outline planning applications will therefore usually be unacceptable. The council will require the submission of sufficiently detailed plans, elevational drawings and other contextual information of a proposal and its setting in order to fully assess its impact.

Controlling Demolition in Conservation Areas

The contribution made by an existing building to the architectural and historic interest of an area will need to be taken into account in assessing demolition proposals.

In situations where the demolition of a building is acceptable the council will only grant consent if a suitable replacement building is ensured. Without acceptable redevelopment or use of a site, demolition can result in the formation of gap sites which can be harmful to the character and appearance of Conservation Areas.

Areas of Special Character

Areas of Special Character (ASCs) may cross borough boundaries and are areas of metropolitan importance, the preservation of which is considered essential to the retention of the character of London as a whole. These areas have been selected chiefly for the landscape value/character of their major open spaces, their architectural and historic interest, and their outstanding old town and village centres.

The Greater London Development Plan (GLDP), produced by the former Greater London Council in 1976, identified three ASCs in Barnet:

1. Hampstead Garden Suburb/Golders Hill Park Areas (as part of the Hampstead/Highgate Ridge).
2. North Barnet (with North Enfield).
3. Totteridge (with Harrow Weald).

Within this Plan, the council proposes to extend ASC coverage in Barnet to include the area of Arkley and Chipping Barnet linking the North Barnet and Totteridge areas originally identified in the GLDP. This additional area is considered to be of similar character and quality to these original areas. Barnet’s ASCs are identified in Map 4.3 and are as follows:

1. Hampstead Garden Suburb/Golders Hill Park Areas (as part of the Hampstead/Highgate Ridge): to protect skylines and views – particularly of/from the ridge and the Hampstead Garden Suburb – the historic, architectural and rural character of Spaniards Road, Hampstead Heath Extension/West Heath areas and safeguarding of the planned environment of the Hampstead Garden Suburb.
2. North Barnet/Arkley/Totteridge (with North Enfield and Harrow Weald): to safeguard the individual quality and character of this area, its open land and rural character including Monken Hadley Common, the Totteridge ridge, architectural and historic features, historic villages and town centres at Arkley, Totteridge and Chipping Barnet, skylines and views.
   

The council considers Barnet’s ASCs to be of significant importance both locally and for London as a whole, and has therefore developed policies to ensure their special character is protected.

Areas of Co-ordinated Character

Within Barnet’s ASCs the council has identified further more localised areas requiring protectionbecause of their intrinsic local character and their relationship to areas with similar protection inadjoining boroughs. The council has therefore developed detailed policies aimed at providing coordinated, cross-borough boundary protection of these areas:

1. The West Heath/Golders Hill Park Area, NW11: Golders Hill Park and West Heath form an extension of Hampstead Heath combining both formal and less intensively managed parkland. The character of the area is largely established by this open space framed with residential properties, their landscaped gardens and mature trees. The council has prepared the following policies to ensure that this area benefits from a similar level of protection to adjoining areas. 

2. The Bishop’s Avenue, N2: As The Bishop’s Avenue lies within the Hampstead Garden SuburbConservation Area, the council’s general policies relating to Conservation Areas and the historicenvironment will be of relevance for development proposals within the area. The character of this area is described more fully within the council’s Conservation Area character appraisal for The Bishop’s Avenue (which has been published as supplementary guidance). This character derives to a large extent from the area’s historic interest, its topography, the relationship of houses to their plots and each other, vernacular architectural styling, open spaces, landscaping and trees. Given the special character of this area and its relationship to similar areas of enhanced protection within adjoining boroughs, the council has developed further specific design policy relating to particular characteristics of the area

Map 4.3 Areas of Special Character

Protection 

Protection and Preservation of Listed Buildings

Barnet has a rich architectural heritage, with over 1,300 buildings listed by the Secretary of State for Culture, Media and Sport for their special architectural or historic merit. Barnet’s statutory list of buildings of special architectural and historic interest is kept under review, and the council may recommend further buildings to the Secretary of State for inclusion. Statutory Listed Buildings are considered to be of national importance and are classified as follows:

• GRADE I – Buildings of exceptional interest;
• GRADE II* – Particularly important buildings of more than special interest;
• GRADE II – Buildings of special interest which warrant every effort to preserve them.

Whatever the grading of a Listed Building, any work of demolition or alteration affecting its specialarchitectural or historic character will require Listed Building Consent before it can be carried out.Consent is required to alter the interiors of Listed Buildings as well as the exterior. Whilst listing does not prevent all changes to a building, the council is required to have special regard to the desirability of preserving the building or its setting, or any feature of special architectural or historic interest.

There is a presumption in favour of the preservation and enhancement of Listed Buildings, and an emphasis on the retention of Listed Buildings in active use. The presumption will only be set aside in the most exceptional circumstances, in accordance with the guidelines set out in PPG15. The council will therefore normally refuse consent for the demolition of a Listed Building. Exceptions may be considered where applicants can demonstrate that every possible effort to retain the building in its existing use, or to find a suitable new use, has been made and has failed, or that preservation in charitable or community use is not possible. Demolition may also be considered where it can be shown that there are substantial planning benefits for the community which would outweigh the loss arising from demolition. Applications for alterations and other internal or external works will also be refused where the proposals will have a detrimental effect on the special architectural and historic character of the building or its setting.

All applications for demolition, alterations and other types of works affecting Listed Buildings should be accompanied by appropriate levels of detail, to enable the impact of the proposals to be properly assessed. Applicants will also be expected to justify the proposals, demonstrating why the works are necessary. In some cases the council may require the submission of a full archaeological record of a building or part of a building, prior to gaining consent and before commencement of works.

Where demolition is considered acceptable, the council will impose planning conditions to ensure that demolition is not permitted until approved detailed proposals for redevelopment have been made.

Use of Listed Buildings

Keeping Listed Buildings in use is usually the best means of ensuring their upkeep and preservation. The best use for a listed building is often that for which the building was designed and the council will usually seek to ensure that such buildings are retained in their original use. However, finding alternative uses for old buildings is often the key to their preservation. Where change of use is to be permitted, the council will seek the best viable use compatible with the fabric, interior and setting of the building. Such uses may not include the most profitable use of a building where this would prove unacceptably harmful to the building and its setting.

Where a change of use is proposed, applicants will be required to provide sufficient information to fully assess the impact of any associated alterations.

The Setting of Listed Buildings

The setting of a Listed Building is often an essential part of the building’s character (Planning (Listed Buildings and Conservation Areas) Act 1990). Where listed buildings are important visual elements in a streetscene, proposed developments which are in the immediate area may be considered as being within the setting and will therefore require careful scrutiny to assess their impact.

Legal Powers and Listed Buildings

It is a criminal offence to carry out unauthorised works which affect the special architectural or historic character of a Listed Building. Once destroyed, historic fabric cannot be replaced and the council therefore views such offences very seriously. The council’s legal powers will be used to prosecute those responsible for such works, and details of prosecutions will be published as a deterrent to others. Where works are considered to be of detriment to the special character of a building and remedial works are possible, the council will take enforcement action to ensure an acceptable remedy is achieved.

Locally Listed Buildings

As a further reflection of Barnet’s rich architectural heritage, the council has drawn up a Schedule of Buildings of Local Architectural or Historic Interest (the ‘Local List’), which identifies buildings of local importance. Buildings identified within the Local List are considered by the council to be of importance to the borough’s heritage and townscape character. The Local List was published in 1986 and is kept under review.

Buildings included within the Local List are not subject to the statutory protection given to those selected by the Secretary of State for inclusion within the Statutory List of Buildings of Special Architectural or Historic Interest. The council will, however, utilise its planning powers to ensure that wherever possible the special character of such buildings is protected and enhanced. The council will seek to ensure that locally listed buildings are kept in a good state of repair.

The council will refuse consent for the demolition of locally listed buildings, and for alterations and other internal and external works which will harm the architectural and historic character and setting of such buildings. In the case of demolition, exceptions may be considered where the applicant can demonstrate that they have met the criteria to be found in PPG15 relating to unlisted buildings that make a positive contribution to the character or appearance of a Conservation Area, and that the proposed replacement building preserves or enhances the street scene and is a fitting replacement for the original.

The council will not approve proposals to redevelop a locally listed building solely for the purposes of a developer’s enhanced economic gain or where a higher property price reflecting redevelopment potential has been paid and is given as justification.

Protecting and Preserving Archaeological Remains

The borough’s archaeological heritage is a valuable educational and community resource which is vulnerable to modern development and land use. Archaeological remains above and below ground level, and ancient monuments, are important surviving evidence of the borough’s past, and once removed they are lost forever.

Nationally important archaeological remains may be protected by the Secretary of State for Culture, Media and Sport and identified as Scheduled Ancient Monuments. The two Scheduled Ancient Monuments in the borough are shown on the Proposals Map and are as follows:

1. Brockley Hill Romano-British Pottery
2. Manor House Moated Site, East End Road, Finchley.

The council may refer other nationally important sites to the Secretary of State for scheduling as ancient monuments where appropriate.

The council, with assistance from English Heritage, the Museum of London and the Hendon and District Archaeological Society, has identified five prehistoric, four Roman and thirty medieval sites containing archaeological remains of more local importance. These have been grouped into nineteen ‘Local Areas of Special Archaeological Significance’ as follows:

1. Barnet Gate and Totteridge Fields
2. Burnt Oak
3. Child’s Hill
4. Chipping Barnet
5. Copthall
6. Cricklewood
7. East Barnet
8. East Finchley
9. Edgware
10. Edgwarebury and Scratchwood
11. Finchley
12. Friern Barnet
13. Galley Lane
14. Halliwick Manor House
15. Hendon
16. Mill Hill
17. Monken Hadley Common
18. Totteridge and Whetstone
19. Watling Street.

The boundaries of these areas are shown on the Proposals Map. The line of a probable Romanroad in the west of the borough and a possible Roman road in the centre of the borough are shownon Map 4.4. English Heritage has recommended that an area 50 metres on either side of theprobable Roman road and an area 200 metres either side of the possible Roman road be definedas ‘Local Areas of Archaeological Significance’ (the wider area reflecting a greater degree of uncertainty as to the road’s exact route). The council recognises that there may be other archaeological remains which have yet to be identified, and that assessments of archaeological importance are likely to change with greater knowledge in the future.

The council will seek to preserve nationally important archaeological remains and their settings,including Scheduled Ancient Monuments, from harmful development and will refuse development proposals which will have an adverse effect on such remains.

Development which will affect remains within areas of special archaeological significance, and other archaeological remains, may also be refused. Decisions will take account of the criteria listed in Policy HC17.

On sites where development proposals are permitted, the council will expect developers to incorporate appropriate design measures in order to safeguard archaeological remains. Modern methods of site clearance and construction will tend to completely destroy potentially significant archaeological remains. Measures which can help to minimise or avoid damage include designing the layout of new buildings to provide open spaces above remains, using foundations which avoid disturbing remains or sealing remains under buildings. As well as protecting our archaeological heritage from destruction, such measures will allow the potential for more effective excavation techniques to be used in the future. Whilst the science of archaeology is rapidly developing, current excavation involves the total destruction of evidence apart from removable artefacts.

Where the preservation of archaeological remains on site is not appropriate, the council will require developers to make arrangements for the investigation, excavation and recording of archaeological remains. The results and findings from such investigations will also need to be analysed, interpreted and published or put on display for the public. All such work should be carried out by a recognised archaeological organisation to a specification agreed by the council. The council may use planning agreements or conditions to secure this work.

It is recognised that in some cases, a mixture of preservation of remains on site and excavation and recording of remains may be appropriate.

Map 4.4 Probable and Possible Roman Road Line, Historic Parks and Gardens and Battlefield Site

Archaeological Site Evaluation

Archaeological remains on a site can be most effectively protected when information relating to them is available at the planning application stage. Where a development proposal site is expected to reveal material of archaeological importance, the council will expect prospective developers to submit a preliminary archaeological site evaluation. This could include information on the character and condition of archaeological remains, the likely impact of development and possible ways in which developments can be designed to avoid damaging remains. An evaluation will allow the council to assess the archaeological implications of a development proposal, and to make an informed planning decision. The council will expect developers to seek specialist advice at an early stage in the process, and will require that site evaluations are carried out by a recognised archaeological organisation.

Historic Parks and Gardens

English Heritage maintains the Register of Historic Parks and Gardens in England. Entries within the register are graded in a similar way to statutory Listed Buildings, as follows:

• GRADE I – Parks and gardens of exceptional historic interest;
• GRADE II – Parks and gardens of great historic interest;
• GRADE III – Parks and gardens of special historic interest.

As shown on Map 4.4, there are currently three registered Historic Parks and Gardens within Barnet – St Marylebone Cemetery, Avenue House Garden and Golders Green Crematorium, although the register will be kept under review and further additions may be proposed. PPG15 recognises the importance of protecting registered parks and gardens and their setting from harmful development. The council considers it important to ensure that Historic Parks and Gardens are adequately protected through its planning policies.

Battlefield Sites

Battlefield sites have a significant historical, archaeological and landscape value and are an important part of the nation’s heritage. The Battle of Barnet (1471) between the Lancastrians and the Yorkists in the War of the Roses was mainly fought on land in the Monken Hadley area of the borough, and the site is included in the English Heritage Register of Historic Battlefields. The battlefield area situated within the borough is shown on Map 4.4. The council will seek to preserve and enhance the historical character and features of the battlefield, and to promote the conservation of the landscape and archaeology of the site.