ANNEX 2, GOL CIRCULAR
1/2000 STRATEGIC PLANNING
8. There are 10 strategic views in London.
These are broadly identified in Regional Planning Guidance: Supplementary
Guidance for London on the protection of strategic views (RPG3A).
This guidance will remain extant (save for the change in notification
procedure set out below) until appropriate alternative arrangements
have been put in place.
9. No change is made to the 10 views identified
first in 1991, in terms of their precise location or extent of
the view points, viewing corridors, wider setting consultation
areas or background consultation areas. However, it has been necessary
to issue new directions for all the views. These set out revised
consultation arrangements, to ensure that in addition to notifying
the other local planning authorities involved in protecting a
strategic view, the Mayor is directly involved in the process
of considering applications for development which could affect
the strategic views. With respect to consultation with the Mayor,
these directions are similar in operation to the directions which
relate to strategic wharves along the Thames. As explained in
paragraph 6 above, where a local planning authority receives an
application to which one of these directions applies, that authority
is required to comply with articles 3 and 4 of the Order. Details
of these directions are available from the GLA.
10. In order to bring RPG3A into line with
these new directions, the section entitled "Protective Directions
and Consultation Requirements" in RPG3A is hereby cancelled
and replaced with the following:
The Secretary of State for the Environment,
Transport & the Regions has made separate Directions under
the provisions of article 10(3) of the Town and Country Planning
(General Development Procedure Order and paragraph 1 of Part IV
of the Schedule of the Town and Country Planning) Order 2000 to
help protect each strategic view of St Paul's Cathedral and the
Palace of Westminster from inappropriate development. These Directions
came into force on 3 July 2000 and replace similar directions
made in the early 1990s.
Where development has been proposed which could
affect a strategic view, the responsible authority (ie the local
planning authority in whose borough the planning application lies)
must consult each of the other local planning authorities involved
in protecting that view, as soon as reasonably practicable after
receiving the planning application. In such cases, the local planning
authority must also consult the Mayor in accordance with the procedures
set out in the Town and Country Planning (Mayor of London) Order
2000. It would helpful if, when submitting any representations
to the responsible authority on this matter, other local planning
authorities forwarded a copy of those representations to the Mayor.
If the height of a proposed development within
a Viewing Corridor would exceed the development plane between
the view point and either, the base of the lower drum of St Paul's
Cathedral or, the general roof line of the Palace of Westminster,
it should normally be refused.
Although the restrictions on the height of developments
within the Wider Setting Consultation Areas and Background Consultation
Areas are not as rigid as in the Viewing Corridors, where threshold
heights are exceeded the responsible authority is similarly required
to consult on the potential impact of the proposed development
with other local planning authorities involved in protecting the
view and the Mayor.
Any consultation with bodies other than those
named in the Direction will be at the discretion of the responsible
local authority. The measures for protecting strategic views,
as outlined above and specified in the Directions, apply to all
proposals for high buildings, including the replacement of buildings
which currently obstruct and mar the views and proposals for buildings
within the "shadow" of existing high buildings."