1 Principles of sustainable design and landscape

Contents Page1.1 Introduction 1

Camden’s urban landscape 1Project team 1

1.2 Urban design and landscape principles 3Working in context 4Design awards 5

1.3 Sustainable development 7Characteristics of sustainable building 7Sustainable buildings 8Materials 11How to achieve more sustainable buildings 11

1.4 Landscape 13Protection of trees and landscape 13Soft landscape 14Access, servicing and parking 14Gardens 15Planting on buildings 15Hard landscape 16

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1.1 Introduction1.1.1 One of the Council’s primary objectives is to achieve a high level of environmentalquality through the development control system. This document sets out principles aimed atcreating a better environment and should be read in conjunction with policies set out in theUDP. It is intended to guide householders, applicants, developers and their agents at an earlystage of the design process and will be applied by the Council when considering the physicalimpact of development proposals.1.1.2 In applying these principles at a local level the improvement of local amenity andenvironmental conditions will be a major consideration in assessing developmentproposals. At a wider level sustainable development has now become a necessity tocombat environmental degradation and global warming and for the protection of theenvironment for future generations. 1.1.3 Particular regard should be taken of the individual characteristics of the building,site and wider locality. The guidance cannot cover every eventuality and it may not berelevant in some circumstances. The aim is that development proposals should be of ahigh standard of design and environmental quality and are appropriate to the locality.

Camden’s urban landscape1.1.4 Camden comprises a unique and diverse range of historic and more recent urbanlandscapes. The quality of these vary from areas generally regarded as of ex-emplary qualityand character to sites and areas of relative deprivation and/or dereliction. In addition, much ofthe Borough has been designated as Conservation Areas.1.1.5 Camden is a densely built up Borough where the majority of development takesthe form of extensions and alterations to existing buildings, the infill of sites or through theredevelopment of buildings. There is a long tradition of development which has left avariety of character, style and urban grain. All proposals, whether small or large, affect thisinheritance. The local and historic character should be the context from which the design ofnew development should derive inspiration; tradition will normally provide a guide for thebulk and scale of proposals. Conformity with established street patterns, the urban grainand respect for the character of buildings in the locality are likely to be important. Theextent to which all these aspects are considered and satisfactorily resolved will oftendetermine the success or failure of development.

Project team1.1.6 Responsibility for the design, implementation, management and use of urbanlandscape is often divided between various interests and professions and therefore thecomposition of a project team should represent the full range of urban development skills.A high quality urban landscape embraces design excellence, environmental responsibility,good governance and social well being. These fundamental goals are only achievablewhere the local community is involved in the development process. Camden’s UDPstresses the interdependent nature of all these interests.

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1.2 Urban design and landscape principles1.2.1 The urban landscape is defined as all the space that comprises the urbanenvironment, including all built and unbuilt space, the natural environment and their designand configuration. It includes, for example, buildings, roads, car parking, green spaces andtrees.

1.2.2 There are a number of key pronouncements on urban design which continue toprovide a useful code for development and which are applicable to the streets and spacesof Camden. It is accepted that the design of the urban environment affects the choicespeople can make, at different levels. The publication Responsive Environments: a Manualfor Designers (1985) identifies the key issues in making a place responsive as follows: permeability where people can go, and where they cannot

variety the range of uses available to people

legibility how easily people can understand what opportunities it offers

robustness the degree to which people can use a place for different purposes

visual appropriateness whether the detailed appearance of appropriateness the placemakes people aware of the choices available

richness peoples choice of sensory experiences

personalisation the extent to which people can put their own stamp on the place

1.2.3 Francis Tibbalds, as president of the Royal Town Planning Institute in 1988,produced his ten principles of urban design. These are:i people before placesii learning from the past and respect for contextiii mixed usesiv human scale with height limits and friendly design at street levelv a fine grain of access for people on foot with arcades, passages and courtyardsvi consultation and catering for all ages and incomesvii legible environments and landmarks, vistas and obvious building function (i.e. housing

which looks like housing or a town hall which looks like a town hall)viiilong-lasting adaptable buildingsix smaller-scale development with limits on site assembly and size x the promotion of intricacy, colour, pattern, decoration, texture rich materials, technical

excellence and innovation and landscaping The principles outline a step by step approach to achieving these qualities through designingthe overall layout of routes and development blocks; locating uses on the site; designing themassing of the buildings and the enclosure of public spaces; designing the spatial andconstruction arrangement of individual buildings and outdoor places; designing the externalimage; the design for sensory choice; and making the design encourage people to put theirmark on the places where they live and work.

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1.2.4 The report of the Urban Task Force Towards the Urban Renaissance (1999)encapsulates a global approach to urban regeneration aiming to achieve attractive placesto live bringing people and vitality back into the cities. The findings set out a vision basedon a viable framework for sustainable growth and put forward over 100 recommendationsto deliver change. The following are particularly pertinent to designing the urbanenvironment:

recycling land and buildings,higher architectural standards for buildings and spaces, diversity within neighbourhoods providing mix of uses and activities,integration of new development to infrastructure, increase density of development in appropriate conditions,encouraging public participation in the design process.

The Urban White Paper Our Towns and Cities: the future - Delivering an urban renaissance(2000) incorporates and further develops the Task Force recommendations into a newvision for urban living.1.2.5 The Commission for Architecture and the Built Environment in their good practiceguide By Design (2000) highlights the key role of good urban design:Urban Design is a key to creating sustainable developments and the condition for aflourishing economic life, for the prudent use of natural resources and for social progress.Good design can help create lively places with distinctive character; streets and public spacesthat are safe, accessible, pleasant to use and human in scale; and places that inspirebecause of the imagination and sensitivity of their designers.

Working in context1.2.6 The Borough’s landscape has evolved over centuries producing recognisable localcharacteristics; an inheritance of urban grain. All proposals whether small or large affectthis inheritance. It is therefore important that land uses, form, massing, scale and detaileddesign are appropriate, and enhance the established urban landscape. Proposals shouldbe compatible with adjoining land uses and the three-dimensional arrangement ofestablished development as seen over time. This is often described as morphology, that is

the heights, depths, widths, and interrelationship of buildingsand surrounding open, external space. 1.2.7 High quality design should be the objective of all thoseinvolved in the design process. Design and detail of theelevations of buildings also have a direct bearing on thepotential appreciation and viability of external space. Thearchitectural style and choice of materials can exert either apositive or negative influence over the character of spaces. 1.2.8 New infill development should have regard for thecontextual principles set out in UDP policy EN16. However thegeneral quality and form of the surrounding townscape willassist in evolving the most appropriate infill solution. Thefollowing provide broad guidelines: a In areas of varied townscape and quality and no architecturalhomogeneity infill could have an independence of form anddesign introducing visual interest and composition,

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b In varied areas of significant quality including Conservation Areas the developmentshould enhance the richness of the street scene with attention to detailing, colour,materials, buildings and scale,c In terraces or groups of buildings of homogeneous townscape of significant quality newdevelopments where acceptable should be designed to integrate with the predominantpattern.1.2.9 The maintenance implications of proposals, in particular the design of its externalspaces and landscaping, should be carefully considered at the site planning stage. Poormaintenance or neglect can often spoil a well-designed space.

Design awards1.2.10 The Council’s Environmental Design Awards is an initiative, which aims torecognise exemplary development that positively contributes to the Borough’s streets andspaces. The initiative also aims to encourage high quality and sustainable design. Itoperates on a biennial basis. Further information is available from the EnvironmentDepartment’s Conservation and Urban Design Team.

Further informationDocumentsResponsive Environments: a Manual for Designers, Bentley, Alcock, Murrain, McGlynn,Architectural Press, 1985

Urban design: Tibbalds offers the Prince his ten commandments, The Planner Mid MonthSupplement, [Vol. 74] no. 12, December 1988

Towards an Urban Renaissance, Urban Task Force, E&FN Spon, 1999

Our Towns and Cities: the future - Delivering an urban renaissance, Department ofEnvironment, Transport and the Regions, 2000

By Design: Urban Design in the Planning System: Towards Better Practice, TheCommission for Architecture and the Built Environment, Department of Environment,Transport and the Regions, 2000

Contacts Camden Council Environmental Design Awards: 020 7974 2645

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1.3 Sustainable development1.3.1 A large part of the UDP is concerned with the promotionof sustainable development. This is in line with Governmentadvice for planning authorities in Planning Policy Guidance Note12: Development Plans (1999) and in line with the Government’snational sustainable development strategy in A Better Quality ofLife (1999).1.3.2 But what does promoting sustainable developmentmean in practice? It must be remembered that sustainable development is not justabout the environment, important though that is. Sustainabilityis about considering economic, social and environmentalconcerns and their interconnections. 1.3.3 The Government’s A Better Quality of Life (1999) setsout 4 main aims of sustainable development:

Social progress that meets the needs of everyone,Effective protection of the environment,Prudent use of natural resources,Maintenance of high and stable levels of economic growth

and employment.1.3.4 Buildings use 50% of the energy used in the UK and are responsible for the sameproportion of emissions of CO2, one of the main greenhouse gases. Buildings define ourenvironment and most of the travel we do is between buildings. 1.3.5 Building Regulations Part L deal with the conservation of fuel and power anddevelopers will need to comply with these regulations if building a new dwelling or a largeextension. Developers are reminded that Building Regulations lay down minimum ratherthan maximum standards and are encouraged to build to a higher standard than set downin the Regulations.1.3.6 Many of the key factors for sustainable development are valid planning matterssuch as site layout, built form, fenestration and landscaping, and planning decisions,intentionally or otherwise, can affect the energy performance of a building.

Characteristics of sustainable building1.3.7 For a building or development to be more sustainable, it needs to address social,economic and environmental issues. Some of these are listed below with the relevant UDPpolicy opposite. Accessibility

Accessible by public transport TR1Accessible to cyclists TR2Improves environment for walkers TR2Accessible to people with disabilities RE3Contains mixed use RE5Access to shops and services within walking distanceHigher density HG10, DS2 Minimal parking TR12, DS8 & Annexe

Links to localityCreates jobs EC4

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Designs out crime EN20Contributes to sense of place EN14Is a good neighbour EN18, EN19Creates public realm EN4Respects built heritage EN31

Low CO2 emissionsLow emissions of CO2 SRE1Use of renewable energy EN12Uses natural daylightUses natural ventilation Uses passive solar gainCompact buildingsConserves energy EN12Use of low emission vehicles

Non-pollutingDeals with contaminated land issues EN10Considers noise impact EN5, DS6Limits light pollutionDoes not worsen air quality EN8

Prudent use of resourcesReuses site EC3Reuses building EC3Considers future uses of buildingConserves water and minimises run off EN9Considers long term maintenance costs of the buildingTimber from sustainable sourcesMaterials sourced locallyAssess environmental impact of materialsNon polluting materials to create healthy environmentMinimise construction wastageContains facilities for minimising and recycling waste PU5

Enhancing biodiversityEnhances ecological value of the site EN15, EN59Protects trees EN61

The relevant part of the UDP will give guidance in some of these areas. Many of theseissues are further discussed within this SPG. Examples of good practice can be found inthe Further Information at the end of this section. Some further general guidance is givenbelow.

Sustainable buildings1.3.8 The following checklist is a summary of some of the issues that should beconsidered by the applicant at the early site analysis and concept planning stage of aproject as well as throughout the design and specification process. Attention at an earlystage is vital, because a scheme cannot be redeemed by environmentally friendly detailingand specification if the basic concept has not addressed sustainability issues. Not allbuildings or developments will be able to meet all of these criteria. For example, it may bedifficult for historic buildings to be adapted to fulfil some of the criteria. But the issues listedhere are wide ranging and will make a contribution to quality in the built environment aswell as to greater sustainability.

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a Site planning Ensure that the proposed building is appropriately oriented andsensitive to the natural features and micro-climate of the site. Assess its microclimaticcharacter, taking into account exposure, shelter, natural shading of buildings, interaction ofbuildings, solar access through the seasons, atmospheric pollution, water and drainage andnoise gradients across the site. This gives a basic picture of the qualities of the site and itspotential. Minimise earth movements and excavations where possible. Respect groundwater levels and design to manage surface water through natural processes.

b Form and orientation The objective is to maximise solar gain to reduce the need foradditional space heating and lighting, thus reducing the demand for energy (see section2.2 on General Outlook and Orientation about Passive Solar Gain). Design to reducesurface area for heat transfer through fabric by avoiding elongated thin forms, spread outsingle storeys or high rise. Compact forms are preferred, subject to conservation polices inthe Environment chapter of the UDP. Architects should group buildings where possible, andprovide for multiple uses/time zoning of buildings and spaces where appropriate.

c Ventilation/lighting Use natural light and natural ventilation where possible.Consider the use of atria to achieve some of these requirements and to provide amenityspace for building users (see section 2.6 on Energy about Natural Ventilation). Minimise theuse of air conditioning. Consider the interaction between energy and ventilation strategiesto balance potentially conflicting demands. Avoid the use of wet cooling where airconditioning is installed. Specify low energy, high efficiency plant, fittings and appliances.If the building is mechanically ventilated, consider the use of a heat exchanger.

d Energy Consider the possible contribution of renewableenergy (see section 2.6 on Energy about Renewable Energy).Consider the most economical fuel for supplementary heatingand maximise the efficiency of conversion and distribution.Where appropriate consider CHP (Combined Heat and Power)at micro level or as district heating schemes (see section 2.6 onEnergy about Combined Heat and Power).

e Building forms and heights Consider building formsand heights to avoid the re-liance on, or the unnecessary useof, lifts subject to encouraging the full use of buildings andmeeting the needs of people with mobility problems (see section3.1 on Access).

f Resource recovery Specify the reuse of materials arising from demolition on siteand recycled materials bought in from other sites locally (see section 4.7 on Constructionabout Construction Waste). Allocate space for the future recycling of waste materials fromthe building, such as paper and glass, and a composting facility where appropriate (seesection 2.5 on Waste and Recycling).

g Water Consider how best to conserve water resources. On larger sites it may befeasible to treat water on site, creating ponds. Sustainable urban drainage systems canreduce the environmental impact of surface water discharges. For example permeablesurfaces such as in car parks can decrease water run off. Elsewhere recycling of greywater is increasingly possible and the provision of water butts with housing should bebecoming standard. In parts of Camden there are rising water levels due to the decline ofindustries extracting water. It may be possible to sink new boreholes to extract water forcooling or for use as grey water.

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h Buildings and wildlife Buildings can offer opportunities to increase habitats forwildlife as well as greening to improve the micro-climate and visual amenity of an area.This can be achieved by the use of roof gardens or green roofs, climbing plants on walls,window boxes, and balcony gardens, subject to policies in the UDP. Nesting cavities forkestrels and other birds as well as bat roosts are better designed into structures rather thatbeing left to chance.

i Designing out crime Consider how opportunities for crime can be designed out ofthe development. Maximise natural surveillance and ensure ownership of all spaces. Usedirected lighting to increase security and reduce light pollution. Plants and shrubs canprotect buildings and create security barriers while improving the environment (see section3.2 on Community Safety). Development designed to resist crimes such as burglary,vandalism and graffiti means less damage and less replacement and repair.

j Green travel Location and proximity to public transport is key to minimising cardependence. The benefits of a low energy scheme are undermined if people travel to it inhigh energy cars. Consider making a scheme car free (see section 5.2 on Car FreeHousing). Don’t forget to provide secure cycle parking facilities. For commercialdevelopments consider making a green travel plan (see section 5.1 on Green Travel Plans)to maximise use of public transport, cycling and walking and of alternatively fuelled vehiclesfor deliveries.

k Internal layout To reduce need for artificial light and for optimum heat efficiencycluster uses which need similar environmental conditions. Avoid open plan to allow forbetter control of services by the users.

l Windows/doors Consider the amount of windows on different facades and plan tominimise different temperature zones. Use southerly orientation for passive solar gain (seesection 2.2 on General Outlook and Orientation about Passive Solar Gain). Consider thetype of glazing and summer and winter ventilation and the use of blinds, curtains, shutters,draught lobbies and air curtains.

m Materials Avoid over-designed structures, footings, etc. that may result in a waste ofmaterials. Consider alternative foundations and structures where appropriate. Specifytimbers from sustainable forests (see para 1.3.9 on Materials). Minimise the use ofchemicals and hazardous materials and take advice concerning less toxic or more specificalternatives.

n Flexibility Plan the layout to facilitate future changes in requirements, possibleexpansion and possible future uses. This will enable the building to be used for other usessubsequently. In housing Lifetime Homes incorporate design standards which help toensure that a home can meet the varying needs of different occupants in the same houseor the changing needs through one family’s lifetime.

o Plant location To keep distribution losses to a minimum, locate plant close to areasof high energy consumption. Lag pipe runs to high specification, use low temperaturestorage, time controls and local heaters where economic.

p Building fabric Specify insulation standards above the current regulations wherepossible. Avoid the use of CFC blown insulation.

q Lighting installations Energy efficient alternatives should be considered as well ascontrols to avoid unnecessary use, waste of energy and light pollution (see section 4.9 onLight Pollution). Consider time and intensity controls rather than general illumination.

r Controls Employ controls that can respond to internal and external conditions. Time

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and temperature can be controlled according to need and ease of use for occupants.

s Decorative finishes Light coloured finishes improve lighting conditions and reducethe intensity of light required.

t Operation A user friendly manual for occupants should be provided to explain theefficient operation of building and equipment.

u Commissioning Before occupancy a building should be flushed to remove solvents,gasses, vapours, smells etc that could affect future users. Check the performance of thefabric and the equipment against standards set during the design stages to put right anydefects found that could have major long term effects on the energy consumption of thebuilding

Materials1.3.9 As a nation we consume a lot of building materials. Use of building materialscauses environmental impacts. Building materials use up natural resources and usuallyneed to be dug out of the ground. Energy is consumed in production and transportation,causing pollution. This embodied energy needs to be taken into account in considering theenergy use of the building over its lifetime. Analysis might show that the energy used inmanufacturing and transporting materials may be substantially more over the life of theproduct than the energy saved in the building over the same period.

1.3.10 Materials are also important in defining the look of a building and its elements, arecritical in Conservation Areas and on listed buildings. As well as aesthetic considerationsthere are issues about cost, durability, function maintenance and availability. The Council,under UDP policy EN12, wishes to encourage materials that cause the least environmentalimpact. The Council will be guided by the Building Research Establishment’s Green Guideto Specification (1998). This study evaluates the impact of different materials against anumber of environmental issues. The Council will encourage materials, wherever possible,that have an ‘A’ rating in the guide. BREEAM (see para 1.3.13) credits those buildingswhere 80% by area of the main building elements score an ‘A’ rating.

1.3.11 In addition consideration needs to be given to the source of the materials sincetransportation adds considerably to the impacts. Use of a proportion of recycled materialsin construction also contributes to saving natural resources and limiting landfill (see alsosection 4.7 on construction about reuse of Construction Waste).

How to achieve more sustainable buildings1.3.12 Many sustainable issues are currently covered by the UDP and observing all thepolicies in the UDP will go a long way towards achieving sustainable objectives. TheBuilding Regulations have a part to play to ensure that buildings are accessible, properlyinsulated and with adequate ventilation. There are other ways too.

a BREEAM1.3.13 A good way of testing the environmental and some of the sustainable credentialsof a scheme is to submit it for a BREEAM assessment. BREEAM stands for BuildingResearch Establishment Environmental Assessment Method. It is a well-respected andindependently verified assessment of the environmental impact of a building. BREEAMassesses the natural resources used to construct a building, the energy and water itconsumes during its life, the quality of the internal environment, the ease of travel to thebuilding and the way that a building affects its neighbours.

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1.3.14 BREEAM schemes operate for new offices and major refurbishments, existingoffices, new industrial units, new superstores and new homes

1.3.15 A report to the Council’s Development Control Subcommittee on 3rd July 1997agreed that Officers should ask for BREEAM assessments to be carried out for schemesinvolving:

10 or more housing units,new or refurbished offices over 1000m2,industrial units over 1000m2,supermarkets or superstores over 1000m2.

A favourable BREEAM assessment will be a material consideration in support of anapplication but an unfavourable one will not be a reason for refusal.

1.3.16 Where the building types proposed are not covered by a BREEAM scheme,developers should at least consider setting targets for their development based on energyuse, CO2 emissions, use of green materials and water consumption.

b Design advice1.3.17 Design Advice is the name of a scheme that offers professional, independent andobjective advice on the energy efficient and environmentally conscious design of buildingsas part of the Department of Transport, Local Government and the Region’s EnergyEfficiency Best Practice Programme. Clients are offered a one day general consultancy ontheir chosen building project. The consultancy recommendations, covering energyefficiency, environmental benefits and the potential commercial benefits are contained in aclient report. Buildings must have a minimum floor area of 500m2.

Further informationDocumentsPlanning Policy Guidance Note 12: Development Plans, Department of Environment,Transport and Regions, 1999

A Better Quality of Life: A Strategy for Sustainable Development for the United Kingdom,Department of Environment, Transport and Regions, 1999

Building Regulations Approved Document L Conservation of Fuel and Power, Departmentof the Environment, 1995

Green Guide to Specification, An Environmental Profiling System for Building Materials andComponents, BRE Report 351, 1998

ContactsBREEAM office Tel: 01923 664462;

Design Advice Tel: 01923 664258 w

Association of Environmentally Con

Building Research Establishment ww

Centre for Alternative Technology w

Energy Efficiency Best Practice Pro

English Nature www.english-nature.

Friends of the Earth www.foe.co.uk

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www.bre.co.uk

ww.energy-efficiency.gov.uk

scious Builders www.aecb.net

w.bre.co.uk

ww.cat.org.uk

gramme: www.energy-efficiency.gov.uk

org.uk

1.4 LandscapeProtection of trees and landscape1.4.1 All trees in Conservation Areas with a trunk diameter of 75mm (3inches) or greater, taken at 1.5 m above ground level, are protected bysection 211 of the Town and Country Planning Act 1990. Under thislegislation, anyone proposing to cut down or carry out any pruning work to atree is required to give the Local Planning Authority six weeks notice of theirintention to do so.

1.4.2 Many trees in Camden are covered by Tree Preservation Orders(TPOs). The TPO regulations and the law relating to them are in Part VIIIof the Town and Country Planning Act 1990, although other Acts alsorelate to this legislation. These offer protection to the tree, and anyproposed works to such trees require permission from the Local PlanningAuthority.

1.4.3 Unauthorised works to protected trees is a criminal offencewhich may result in prosecution, and upon conviction a fine orimprisonment or both.

1.4.4 Vegetation of all types (tree, shrub or field layer) is at a premium in Camden. Inaddition to ecological, aesthetic and microclimatic benefits, established vegetation servesto integrate architecture with the urban landscape, adding to development value. Existingvegetation should be regarded as an integral element of site development. It frequentlyrequires less maintenance and management than new planting and the species canserve as a pointer to additional species selection, hence enhancing site characteristicsand integration.

1.4.5 On and off-site vegetation, particularly trees, should, where possible, be retained.The site layout, building lines, levels, foundation design and servicing should be adjusted toaccommodate the root system and crown spread of established trees and to providesufficient space for new planting to mature, or existing planting to continue to grow.

1.4.6 For any tree work on development sites (e.g. any pruning required for the erectionof scaffolding or to facilitate the passage of vehicles) details are required to be approved bythe Council as part of the Planning Permission. Under UDP policy EN61, it is Council policyto maintain and develop the tree canopy of the Borough and the Council resists the loss ofany protected trees that are of amenity value otherthan in exceptional circumstances, such as when itis diseased. Where the removal of a tree is agreed,the Council will usually require replacementplanting on or adjacent to its location. The removalof a single mature specimen may require numerousreplacements to compensate for the loss; this mayoccur both on and off-site by agreement withadjoining landowners and occupants.

1.4.7 Where trees are identified as beingretained, it is imperative that appropriatecontracting and site supervision procedures are inplace to ensure that trees are properly protectedand that there is no damage during and after

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construction. This would normally require a method statement. Particular care needs to betaken during excavation, with excavation machinery, delivery vehicles, and the storage ofmaterials.

1.4.8 The progress of work on site and access to the site for construction requirementsmust be planned out in advance and all contracting, subcontracting and site supervisorystaff informed of the protection requirements. This must be stressed as an integral aspectof the design and implementation of development.

1.4.9 The minimum standards required by the Council for the protection and planting oftrees on or adjacent to development and for the protection of trees in the vicinity ofdevelopment are set out in British Standard 5837:1991. Copies are frequently available inpublic libraries, or alternatively, details may be obtained from the Council’s Tree Officer.

Soft landscape1.4.10 Soft landscape is a term used to describe the organic, vegetative or naturalelement of the urban environment. The preservation of on-site trees and vegetationtogether with new planting, particularly of indigenous species, can rapidly establish afinished appearance that enhances the local area. Planting may define, enclose and screenspace, clothe existing unsightly features or expanses of constructed space, and can give astructure it’s setting and a sense of establishment. Planting should not create hiding places(see section 3.2 on Community Safety). Policy EN15 is the relevant UDP policy.

1.4.11 In addition to conserving on-site soil and vegetation, consideration should also begiven to ongoing maintenance and management. This involves thinking throughmaintenance access, management regimes, sources of moisture/water, drainage, andstorage of maintenance materials. In particular, opportunities should be taken both to directsurface water toward planted areas, and also to store water on-site for reuse during periodsof drought. Drought can rapidly ruin newly established soft landscapes.

1.4.12 Preference should generally be given to the use of locally indigenous orestablished species since these tend to be better adapted to the local climate and soilconditions. However, this would not preclude the use of non-indigenous species,particularly evergreens, and those species of wildlife, flowering or foliage value. Plantingmixes and densities should be sufficiently high to ensure a rapid finished appearance. Theselection of appropriate species is subject to the constraints of climate and soil and willdepend on the particular site. Whilst it would be feasible to produce a list of potentialspecies for selection, this would equally be partially predetermining possible solutions.Irrespective of the scale of the development, applicants are advised to seek professionaladvice from a landscape architect (a Member of the Landscape Institute).

Access, servicing and parking1.4.13 In landscape terms, the provision of access should be considered at the briefing orsite appraisal stage. Proposals can almost always be designed to incorporate appropriateaccess arrangements through, for example, adjusting floor levels of the building tocorrespond with external ground levels or contouring of external space withoutcompromising the design of the building.

1.4.14 Where development proposals incorporate underground car parking or vehicleservicing, it is important that the design of vehicular access harmonises with thedevelopment, is compatible with other aspects of Planning Guidance and is designed toSecured Car Park standards (see section 3.2 on Community Safety). Unsightly, exposed

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entrance ways or ramps should be avoided, subject to safety considerations.

1.4.15 Particular care should be taken in the design and construction of plantedstructures and decks, such as roof gardens. Specialist advice should be sought at an earlystage on issues such as waterproofing, soil depths, soil composition, planting types, andfuture maintenance and care.

1.4.16 Generally, vehicle circulation and parking space, whether on ground or belowground, should be rendered as unobtrusive as possible and limited to essential needs.

Gardens1.4.17 Front and side gardens make an important contribution to the character of thetownscape of the Borough, and help create a distinctive character and appearance forindividual buildings as well as larger areas. The pattern of development in Camden meansthat gardens are particularly subject to development pressure, often resulting in asignificant loss of soft landscape, a loss of a sense of enclosure and adversely affecting thesetting of buildings and the character of the general street scene including views.Guidelines for gardens are considered in section 2.4 on Walls, Gardens and ForecourtParking.

1.4.18 Rear gardens and backyards are also important and are an essential townscapefeature of built-up areas, particularly where they are grouped together as backland toprovide a significant amenity for surrounding residents and as a habitat for wildlife.Development within gardens is unlikely to be acceptable (see section 2.7 on Alterationsand Extensions about Development in rear gardens).

Planting on buildings1.4.19 Where appropriate to the character of buildings and the local area, opportunitiesshould be taken to incorporate planting on building structures in the form of green roofsand walls. Not only would such planting have the benefit of providing new habitats, filteringair pollutants, reducing the rate of storm water run off, providing insulation for energyconservation but it would also contribute to the health and well-being of people generally.

1.4.20 Rooftop gardens, balconies and window boxes are more common means ofplanting on buildings. Details of construction and maintenance are well documentedalthough techniques for the construction and maintenance of green roofs and planting wallsare less so. Where consistent with and complementary to other Borough-wide policyobjectives and appropriate to the building and the local area, the Council will encourage theuse of green roofs and walls through design briefs, design guidelines and throughnegotiation. However, green roofs are unlikely to be acceptable for listed buildings and forthe majority of buildings within Conservation Areas.

1.4.21 Whilst green roofs can be divided into flat and sloping roof forms, the keyconsiderations are common to all projects, namely load-bearing structure, waterproofing,drainage, substrate, plant material and maintenance. The maintenance of plants willdepend on the species chosen and design objectives. However, through the selection ofsuitable species, minimal maintenance can be achieved. For instance, grass roofs plantedwith meadow mixes can be managed in the same way as normal meadows i.e. cuttingonce per year and replanting seedlings.

1.4.22 Developers have tended to shy away from planting on wall surfaces for fear of

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damage to the wall. However there is little evidence of damage to walls and it is often thecase that where mortar or brickwork is itself sound, plant cover can protect walls from theelements. The methods for planting on walls depend on the plant chosen i.e. whether theplant is a self-climber or needs support. Simple lattice structures can be created using pre-treated timber, metal, cables or ropes. Where possible a gap should be left between thefacade of the building and supporting structure to maximise opportunities for summercooling and winter insulation. The design of the lattice can be a design feature in itselfadding to the overall visual interest, particularly in the period it takes for a plant to cover awall or if climbing plants are deciduous. Care should be taken not to create a structure thatcan be used by people to climb to gain access for burglary.

Hard landscape1.4.23 Hard Landscape is the term used to describe the hard materials used inconstructing paving, walls, fences, seating and lighting.

1.4.24 The hard landscape forms an important contribution to the character of many partsof the Borough. The scale, type, pattern and mix of materials help to define different usesand may affect the perception of the surrounding buildings and soft landscape, and canaffect the impression of the quality of an area.

1.4.25 When considering materials for hard landscape, developers should take their cluesfrom the best of locally used materials and patterns of use, in particular traditional andnatural materials. Where appropriate, the use of second hand materials can lend an air ofestablishment and maturity to a scheme that could otherwise appear stark.

1.4.26 High standards of construction are very important for hard landscape, for exampleto prevent ponding on paved areas, or cracking in walls. Particular care may be requiredwhen working next to old structures in order to prevent potential damage to them. Buildingtechniques to prevent such damage should be used.

1.4.27 The use of permeable surfaces to allow rainwater to penetrate the sub soil ispreferred since this will help to prevent drying out of the soil, which can lead to subsidenceof structures. Permeable surfaces should also be used adjacent to vegetation.

Further informationDocumentsBS 5837: 1991 Guide for trees in relation to construction, BSI, 1991A Guide to Trees in Camden, Camden Council, 2001

ContactsCamden Council Tree Officer 020 7974 5616Camden Planning Online has a section on trees: www.camden.gov.uk/planning

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