Planningand DesignA PLAIN ENGLISH GUIDE TO YOUR PLANNINGAND DESIGN DECISIONS IN PADDINGTON
IF YOU ARE• refitting your shop front
• putting in new signage
• building an extension
• installing a security system
• repainting
• adding external lighting
• redesigning inside your property
• ARE YOU • refitting your shop front? • putting in new signage?building an extension? • installing a security system? • repainting?adding some new external lighting? • redesigning inside your property?
PLANNING AND DESIGN FOR BUSINESSES
PADDINGTONA PLAIN ENGLISH GUIDE TO YOUR PLANNING AND DESIGN DECISIONS
PL
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Planningand DesignA PLAIN ENGLISH GUIDE TO YOUR PLANNINGAND DESIGN DECISIONS IN PADDINGTON
IF YOU ARE• refitting your shop front
• putting in new signage
• building an extension
• installing a security system
• repainting
• adding external lighting
• redesigning inside your property
MAKING AN APPLICATION FOR PERMISSION TO CARRY OUT WORK
If you want to apply for planning permission, listed building consent or
conservation area consent you will need to supply Westminster City Council
with the following information:
• Completed application forms with fees
• Two copies of 1:1250 Ordnance Survey map showing location of property
outlined in red
• Four copies of a detailed plan of site at 1:100 scale showing proposals
with all dimensions in metres and centimetres
• Photographs of premises and surroundings that would also be useful for
your application
• Four sets of architects drawings showing proposals.
They need this number of copies, as they have to consult with other City
Council departments, local societies and your neighbours to get their view
on your proposals.
This is a general guide only and is not fully comprehensive. It is not a substitute for obtainingdetailed professional advice. No liability is accepted for any errors or omissions.
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Contents
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05About this guide, an introductionAbout the Paddington BID areaMap of Paddington BID areaHow Westminster City Council can help The Bayswater conservation area and unlisted buildings Making changes to listed buildingsExtending a listed buildingWork to the inside of a listed buildingShop frontsBlinds and awningsSigns on shop frontsHotel signsPainting and repairing stuccoFlag polesSecurity shuttersSecurity devicesRestoration and repairs
• Missing decorations• Railings and ironwork• Brickwork• Rainwater goods • Doors and windows
Plant, machinery and other attachmentsAccessExtensions and alterations to roofsSatellite dishesShort term lets of residential propertiesPlanning enforcementRemember – a checklistThe main planning policies and regulationsContactsFurther information from Westminster City Council
Intr
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Intr
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Introduction
The guide has been produced jointly
by Paddington BID and the City
Council to help businesses primarily
in the BID area. The City Council will
grant permission much more readily
and quickly if businesses submit
proposals that conform with this
guide. Proposals that are contrary to
this guide will be refused permission.
The Paddington Business
Improvement District was set up in
2005 to help businesses in this part
of Westminster. Its main aims are to
improve the appearance of the area,
make the area safer, promote the area
to potential customers and tourists
and to get local businesses involved in
making it a success. The guide is part
of that process. It sets out to show the
correct way of carrying out alterations
to your property so that the valuable
architecture is not spoilt and the
special historic character of the area
is improved.
Although primarily for premises in
the Paddington BID area the advice in
the booklet is also relevant to the rest
of the Bayswater conservation area.
About the Paddington BID areaThe area became a fashionable place
to live when in 1827 the Church
Commissioners started developing the
area between Praed Street, Edgware
Road and Bayswater Road. It was a
grand scheme of mainly classically
The guide is intended to helpbusinesses carry out minorchanges to their premises by describing the sorts of proposals that WestminsterCity Council would support.
5
Top: The BID’s dedicated PoliceCommunity Safety Team.Above: The BID organises events in Norfolk Square.
designed terraces, with wide streets,
crescents and squares within the two
main boulevards of Westbourne
Terrace and Sussex Gardens.
A small area north of Sussex
Gardens was built to a more compact
and modest design and layout, the
district acting as the service quarter
for its grander neighbours to the
south and west. It has survived
almost intact.
Today, the Paddington BID area is a
unique enclave with its own special
village atmosphere and identity. The
larger houses have been converted
into flats, mansion blocks, hotels and
offices; there are local shops, pubs
and restaurants, commercial
premises, small scale mews and
streets, two formal garden squares,
the boulevard Sussex Gardens, St
Mary’s Hospital and many fine trees,
all contributing to its special
townscape and character.
The Paddington BID area has the
potential to be a great success story,
like other parts of Westminster. There
have been huge changes to the area
around Paddington Waterside, with
new offices, flats, shops and other
Intr
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Clarence Wing of St Mary’s Hospital, one of the 200listed buildings in the Paddington BID Area.
Intr
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businesses springing up. There are the
commuters and tourists that use
Paddington Station and the Heathrow
Express together with St Mary’s
Hospital, its staff and visitors.
The area’s history and its buildings
that survive today are Paddington
BID’s greatest treasure. We just need
to care for them and improve
Paddington’s appearance and charm
to attract more customers to boost
business. Over the years some of this
special character has been spoilt by
alterations and additions to premises
that have been poorly designed and
badly built. Some shops have suffered
from unnecessary modernisation
while others are scruffy and run
down. What Paddington needs is a bit
of tender loving care and respect for
its architectural heritage.
Restoring your property to its
original appearance will make it
attractive to customers and increase
its value, while helping to preserve
the historic character and value of
the Paddington BID area.
Carrying out alterations in the
wrong way would be letting down
other businesses and organisations
that are working hard to make these
improvements happen.
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This guide has been produced to promote good planning anddesign practice, to help you make the right choices when carrying out alterations or work to properties in the PaddingtonBID area. The area covered is shown on the map over the page.
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How Westminster CityCouncil can help
In the BID area these regulations are
quite complicated because:
• most of Paddington BID is in the
Bayswater conservation area
which means that the City
Council has a duty to protect it
from unsuitable developments
that will spoil its character;
• the majority of buildings in
Paddington BID are listed
buildings which means they are
given special protection because
of the quality of their architecture
or their historic connections.
The Planning and City Development
Department at Westminster City
Council is there to help you with this
by offering businesses in the
Paddington BID area a special service.
You can contact them before you
make a formal application by sending
a completed pre-application enquiry
form, a copy of which can be found at
the back of this guide. This will
ensure you get the correct advice so
that when you make an application
for planning permission etc. you will
have a much better idea of what is
required by the City Council. It could
save you time and money.
This is how it works:• Read through this guide first,
there is useful advice to help
you with your plans.
• Decide what work you want to
carry out, what materials and
sizes are involved.
• Complete the pre-application
enquiry form found at the rear
of this guide and post or fax it
to the address shown on the
form together with any
supporting material such
as photos, drawings or
How
we
can
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you
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Permission will be required from the City Council for the majority ofwork to buildings in the BID area under planning regulations.
Left: Pre-Application Enquiry Form.
How
we
can
help
you
manufacturers brochures, which
will give the City Council a better
idea of what your plans are. You
can also request copies of all the
other guides mentioned in this
publication, at the same time.
• An electronic version of the
form for downloading is available
on www.paddingtonbid.co.uk. The
City Council’s guides are available
at www.westminster.gov.uk.
• The City Council will normally
respond within 21 days to tell
you which permissions, if any,
are required. In some cases,
where there might be major
or complex development
implications, some advice would
be chargeable but you would be
advised of this when you submit
the form.
• If you have any further queries
you can contact the Planning
Officer who responded to your
initial enquiry.
• You can then complete the
necessary Planning Permission,
Listed Building consent or
Conservation Area consent
forms (which you can request
or download from the City
Council’s website) and submit
them to the City Council with
the appropriate fees and other
paperwork required (see page 2
for the full list).
• The City Council will aim to
process your application within
eight weeks and you will receive
a decision on your application.
• If permission is granted, which
will probably come with various
requirements (known as
conditions) that you will have to
comply with, then you are ready
to carry out your proposals.
Using this GuideThe following sections deal
with the types of development
that are common in the
Paddington BID area. It
describes some of the current
problems and provides design
advice for alterations and
repairs. But most importantly
when you wish to carry out
work, make use of the pre-
application enquiry service to
check if your proposals will
need planning permission,
listed building or conservation
consents and that your plans
will meet the City Council’s
required standards.
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The Bayswater conservationarea and unlisted buildings
The
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You should check with the City
Council using the pre-application
enquiry form at the rear of this guide
before carrying out any work.
In the conservation area the
majority of the unlisted buildings
make a positive contribution to the
character of the area and complement
the settings of the listed buildings.
They are, however, vulnerable to
poorly designed alterations that will
damage their appearance.
In conservation areas most new
building work (including alterations)
and changes of use will require
planning permission even if outside
the conservation area planning
permission would not be needed.
The City Council will expect a
high standard of design, materials
and detailing in any proposals for
development.
You will need Conservation Area
consent to demolish or partially
demolish an unlisted building with
a volume of more than 115 cubic
metres or to demolish a gate, fence,
wall or railing over 1 metre high
where it is next to a highway, or
public open space or 2m high in
other locations.
For any alterations or extensions
to unlisted buildings you should:
• Use traditional materials.
• Take the opportunity to reinstate
missing architectural features
such as doors, windows,
shop fronts, porches,
detailing and decoration.
• Ensure you use roofing, paving
materials and paint colours for
elevations and windows that
are characteristic of the area.
• Follow where applicable,
guidelines laid down for
listed buildings.
Most of the Paddington BID area’s 19th century developmentfrom Praed Street southwards is in the Bayswater conservationarea. The City Council has a duty to protect all its conservationareas against unsuitable development that will harm their special character and to take action to preserve and enhancetheir appearance.
Opposite: Spring blooms in Norfolk Square.
The
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Trees are also protected. If you want
to cut a tree down, take off branches
or cut back roots you will need to tell
the City Council six weeks before you
carry out the work so they can decide
if it will spoil the conservation area.
If you carry out the work without
letting the City Council know in time,
you could be fined.
The City Council has published a booklet “Conservation Areas, A Guide for Property Owners”.
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Making changes to listed buildings
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There are over 200 listed buildings in
the Paddington BID area which are
protected under listed building laws.
To benefit the area it is important that
their historic character and appearance
is maintained and improved and
these guidelines are followed.
It is a criminal offence to carry out
work which needs listed building
consent before listed building consent
is approved. These works will also
require planning permission.
You will for instance need listed
building consent and planning
permission to add an extension, to
take down an inside wall, to change
a shop front, to add a sign or to
change the roof, windows or doors.
You may even be required to get
listed building consent to paint the
outside of the property if this affects
its special character.
Nearly all work to a listed building, whether internal or external,will require listed building consent. Planning permission is alsolikely to be required for any external work as this could affect its character as a building of special architectural or historicinterest. You may also need listed building consent for any work to a building within the grounds of a listed building.
You should check with the City Council using the enclosed pre-application enquiry form before carrying out any work.
DOORS AND WINDOWSOver the years many poor replacements
and alterations have been carried
out which are unsuitable and out
of character.
There are some examples of
windows in aluminium or plastic
(below) which would not be
permitted. Double glazing is unlikely
to be acceptable but secondary
glazing to the inside of the window
frame which is not visible from the
outside is likely to be permitted.
DECORATIONThere are many examples where
decoration and mouldings have
fallen off or been removed but
have not been replaced.
SMALL FIXTURES such as burglar
alarms, meter boxes, security
cameras, satellite dishes and light
fittings should be as small as possible
(see above), painted to match the wall
colour and fixed where they will not
damage or obscure historic
decoration or detailing.
ORIGINAL DOORS AND WINDOWSand the decorations around them
should be repaired to their original
condition. If this is not possible they
should be replaced by exact copies.
These should be in the original type
of wood, matching the original size
door or window openings complete
with the original mouldings and
decorations.
When the opportunity presents
itself MISSING ARCHITECTURALFEATURES such as porches,
balconies, pediments, friezes and
other decoration should be replaced.
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IRONWORK such as railings, cill
guards and boot scrapers should
be kept in good condition (as these
shown opposite) and repaired
where possible. The City Council
will encourage the replacement of
missing ironwork. Any replacement
pieces must be an exact copy using
the right metal and paint finish.
VALUABLE ITEMS such as original
fireplaces can be damaged or stolen
during work so take photographs
before work starts, take proper
security precautions and make sure
you are fully covered by insurance.
ROOFS AND CHIMNEYSThe original historic roof shape
should be kept where possible. Roof
extensions will only be allowed if
they follow the City Council’s advice
(see section on roof extensions). The
original roofing materials such as
Welsh slate and lead must always be
kept or repaired using exactly the
same materials.
Chimney stacks and chimney pots
are also important features and must
be kept even if not in use. Chimney
pots should be repaired or replaced
if missing.
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Extending a listed building
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Any proposals to extend a listed building will need to relate to the architecture, scale and detailing of the original building so that its historic character and those of adjacent properties is not damaged. There may be amenity effects on neighbours such as loss of daylight and increased sense of enclosure to be considered. You will be advised on this when you make your pre-application enquiry.
The setting of a listed building forms part of its character, whether it is within
an overall design or townscape or stands in its own grounds. The City Council
will want to preserve this setting when it considers an application.
Not all listed buildings have interesting
interiors but any alterations that may
destroy some historic material or
decoration such as staircases or
plasterwork will not be permitted.
Suspended ceilings alter the
proportions of rooms and subdivisions
of rooms can damage historic features
and room layouts. You should contact
the City Council before making any
internal alterations.
Hotels need to provide up to date
facilities for their guests, and the
City Council has to balance the
need for regeneration in the area
with conserving historic buildings.
In particular, the introduction of lifts
and the unification of buildings are
complex issues:
• Lifts: These can often be
accommodated by being located
in the least sensitive area of the
building, although this may not
be the most favoured position for
guests and hotel staff.
• Unification of buildings: To
protect the integrity of the listed
building it is not usually possible
to provide linkages through party
walls. In exceptional cases (and
the applicant would need to
make a strong case to support
this) the City Council may give
permission for a link across at
upper floor levels.
• Any original joinery, fixtures and
fittings must be kept.
• All panelling, shutters, window and
door architraves, skirting boards,
dado and picture rails should be
kept and replaced where they are
missing. Original door handles and
window catches, doorbells,
fireplaces and decorative ceilings
etc. are all part of the listed
building and must not be removed.
The City Council booklet “Repairs andAlterations to Listed Buildings” containsdetailed information. Another usefulbooklet “Architectural Theft, Westminster’sArchitectural Heritage at Risk” is alsoavailable from the City Council.
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a listed building
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The layout of rooms in listed buildings is key evidence of itsoriginal use and the position of original walls will be important insupporting the whole structure. Specialist advice is required ifyou are considering removing some walls as extreme care mustbe taken to avoid any collapse. All works, even minor changes,will require listed building consent.
When replacing or changing a shop
front you should make sure these
items are the correct design and
material for the age of the building.
There are some good examples of
19th century shop fronts in the area
that you can copy, there may be some
in your street. You may even find that
behind your modern shop front the
original mouldings and woodwork are
still there to be repaired.
Shop fronts
Praed Street, Craven Road and Spring Street are the main shoppingstreets in the Paddington BID area. They are occupied by shops,offices, restaurants and financial services.
It is important when altering or replacing a shop front that thecorrect design and materials are used. You should not install amodern looking shop front in a 19th century building or usemodern types of signs and materials. This spoils the character of the street and the appearance of the building above the shop as their styles will not match.
When considering fitting a replacement shop front it is importantto recognise the features that are common in the street.
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A traditional shop front is made up of four main parts, the stallriser below the shop window, the
two pilasters at either end of the shop and the fascia board on which the shop name is written.
In the Paddington BID area, these shops traditionally formed the ground floor
of long residential terraces and harmonized with the rest of the building above.
Common features such as height of stallriser, window widths and fascia board
depth set up a rhythm that runs through the terrace.
Many local shops have been spoilt or are in a poor condition with an untidy
mixture of modern add-ons of all shapes and sizes, some very tatty and
unappealing to customers. There are many examples where materials,
positioning, detailing, colours, size and style are inappropriate for the age and
character of the street.
However several new shop fronts completed in a traditional design have
made a dramatic and positive contribution to the area.
That historic character can still be recaptured. By unifying the main
structural features while varying the detailing and design of the shop front,
window pattern, lettering and paint colours used, shops can still look individual
without upsetting the character of the street. This will add a richness, vitality
and interest to the street that attracts shoppers and browsers.
• Much of the original detailing
has been obscured or removed
through modern additions
and alterations.
• Some modern shop front
inserts relate badly to the
rest of the facade.
• Many fascia signs belonging to
company chains are over-large
and garish and unsuitable for
the age and character of
the building.
• There are many examples where
advertising is excessive,
overpowering and uncoordinated.
• Tube lighting above the fascia
board is inappropriate for
listed buildings.
• There are examples of
advertisements behind shop
windows. You should check
using the pre-application
enquiry form if Advertisement
Consent would be required.
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Description
Problems
• Any original ornamentation,
detailing and joinery should
be retained intact and restored
where possible.
• New shop fronts should relate
to the proportions of the whole
facade and terrace setting.
• Retail and restaurant chains
must adjust their corporate
signing to fit the original shop
front proportions and the historic
character and appearance of
the street.
• The shop front fascia board is a
very important architectural
element in the terrace. It is
essential that the original depth
of fascia board is maintained or
reinstated throughout the terrace
otherwise the architectural
rhythm of the street is badly
disrupted. This applies whatever
the age of the building.
• All signing must be contained
within this fascia board line.
• The fascia board should show the
name of the shop together with
the street number and perhaps
the type of business.
• The fascia board should be lit
with sensitively placed spotlights
finished to blend with the shop
front. Avoid excessive numbers.
• Security equipment must be of a
suitable size and colour and be
positioned so that it does not spoil
the appearance of the property.
• To complete the overall effect it
is important that the entrance
door to the upstairs property
should also be restored to its
original design.
• All traditional shop fronts on
listed buildings must be
preserved and repaired.
Replacing with a modern design
or adding modern attachments
will require listed building
consent. If you wish to replace
an existing modern or damaged
shop front with a more historic
style you should discuss your
proposals with the City Council
so that the correct design can be
discussed and agreed before you
submit your plans.
Opposite: Some shop fronts that have already been restored in thePaddington BID area.
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Advice
Sho
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Timber shop fronts in a variety oftraditional designs,colours and fasciasigns, add interestand vitality to the street.
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Blinds and awnings
Traditional canvas roller or apron blinds were a common feature on 19th
century shop fronts. They would have retracted into a slot at the top of
the shop front opening or into the cornice or ledge above the fascia board.
Awnings should be straight, open at each end and made of canvas.
Blinds of this sort can make a significant contribution to the restoration
of a shopping street.
• Some blind boxes have been fixed
to the surface of the shop front
obscuring architectural detail.
• Inappropriate plastic curved
blinds have been used on
some premises.
• Wherever possible the original
slots should be used to house
the blind and mechanism.
Otherwise the blind box must
be carefully incorporated into
the shop front design.
• Curved, rigid framed and plastic
blinds should not be used in
the conservation area or on
listed buildings.
• To ensure that the blind does
not interfere with vehicles in
the road or passers-by, highway
regulations require that there
is at least a 1 metre gap between
the front edge of the blind and
the edge of the kerb. The front
edge of the blind should be at
least 2.14 metres above the
pavement or 2.6 metres for a
fixed blind.
Blin
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Canvas roller or apron blinds and awnings can add colour andinterest to the street but can also disrupt the appearance of the street scene. They should be restricted to those shops where some protection from the sun is required.
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Problems
Advice
Description
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Traditional and modern blinds can add colour and interest to the street.
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Signs on shop fronts
• Signs should be of the hanging
type attached to the shop by a
traditional wrought iron bracket.
• Any original brackets and signs
should be kept and repaired.
• New signs should be fixed in
close proximity to the face of
the building, placed centrally
on a pilaster at fascia board
level unless it will damage any
decorative mouldings in which
case it should be fixed above or
on the fascia board.
• Lighting units above fascia
boards or fixed to hanging signs
are often unsightly; it is better
to leave them un-illuminated.
See City Council booklets “Shopfronts Blinds and Signs, A Guide to their Design” and “Advertisement Design Guidelines” for more details.
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A co-ordinated scheme of well designed hanging shop signs avoidsvisual clutter and attracts attention to each individual shop.
Problems
Advice
Hanging shop signs are a traditional feature of 19th century shops. They can
improve the appearance of a shop front and add interest and sophistication
to the street.
• Modern projecting signs of
different sizes and materials
and at varying heights above
the pavement all competing
for attention make the street
look cluttered and unattractive.
• There are a large number of
internally illuminated box
signs that are not suitable for
historic streets.
• Some current modern designs of
hanging signs are unsuitable for
listed buildings.
Description
Above: Examples of good quality hanging signs suitable for traditional shop fronts.Below: Modern signs fixed at varying heights give the street a cluttered, untidy appearance.
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• Avoid placing signs where they
will hide architectural mouldings
or detailing.
• Where space allows individual
letters can be fixed or painted
on the building above the porch
entrance or on the ground floor
frontage to make up the hotel
name, rather than using
block signs.
• Or you can use a hanging sign
under the porch or a lantern
with the hotel name.
• Another alternative is to have
the name of the hotel sign
written on the fanlight over the
front door.
• For your sign choose a traditional
style of lettering suitable for the
age of the building.
• Use small spotlights, painted to
match the colour of the building
to light the signs.
• Do not forget to include your
street number at the entrance.
Hotel signs
Many of the large residential properties in the Paddington BID areahave been converted into hotels, which are now one of the area’smain business sectors. Signs should respect the historic characterof the street. They must be carefully and simply designed in atraditional style and incorporated into the building so they lookas if they are part of the original architecture. Avoid the use ofmodern materials and fixtures.
Advice
Below: Do not use modern materials such as plastic and ensure the letters are appropriatelyscaled to the location.
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Above: An example of a suitable hotel sign in a traditional lettering style.Below: Avoid using large lighting units like these, keep them small and discreet and paint them to match the background.
Pain
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Painting and repairing stucco
Stucco is a type of exterior rendering of the brickwork, commonon 19th century buildings, which was made to look like stoneblocks. It was originally left unpainted or colour-washed to looklike Bath Stone. Decoration was added in the form of mouldings,friezes and balustrades.
The grand stuccoed houses in Bayswater formed part of an overall design
of squares and terraces and the stucco was later painted to enhance the
overall effect.
Repainting stucco of a listed building will require listed building consent
unless it is repainted in exactly the same colour.
Description
• Stucco deteriorates quickly.
• There are many examples where
missing stucco decoration has
not been replaced.
• It is important for the character
of the street and unity of the
terrace that all properties in
the street are painted the
same colour.
• There are many different types
of stucco and some of the
decorations are difficult to restore.
Problems
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• Whenever possible missing
details should be replaced.
• The recommended colours for
stucco (under British Standards
No BS 4800) are: BS10B15,
BSO8B17 or BSO8B15, the shade
you select will depend on the
colour that has been used
previously in the terrace.
• Do not pick out details such as
mouldings, friezes, pediments
or balcony supports in
different colours.
• It is important that a specialist
contractor is used to repair stucco.
The City Council booklet “Stucco, A guideto care and maintenance” contains detailed information.
Advice
Above: It is important that stucco is keptwell maintained as it deteriorates quickly.Left: Unlike the example shown here, stuccoshould be painted in the predominant shadein use in the terrace and decorative mouldingsshould not be picked out in a different colour.
Flag poles
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Erecting a flag pole is not normally
acceptable as flags and banners
can have an adverse impact on
the appearance of buildings, by
obscuring the facade of buildings
and contributing to visual clutter.
Exceptions may be made in the case of
large buildings, for example on hotels
(see opposite) and department stores
and for embassies and diplomatic
properties (see below) as a reflection of
London’s role as the UK’s capital city.
Flag
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Sec
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Security shutters
Well presented shopping streets attract visitors even whenclosed, but providing the right type of security that does notspoil the appearance of the building is important.
• There are examples of roller
shutters on some shops.
• These are industrial looking,
ugly and unattractive, spoil
the appearance of the building,
encourage graffiti and make
the street less welcoming.
• External grilles or shutters are
not normally acceptable in
conservation areas.
Traditional shop fronts, which have
smaller panes of glass and the
additional strength of the mullions
and stallrisers, are more difficult
to break into than large areas of
modern glazing.
• Traditional shop fronts can
be further strengthened with
toughened glass and t-bar
reinforcements. These are
also invisible.
• The City Council recommends the
use of a lattice or brick bond grille
type of shutter fixed to the inside
of the shop window. In that way
passers-by can still see your goods.
Problems
Advice
Description
35
Sec
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Left and above: Industrial roller shutters damage the appearance of the building andthe street.Below: Lattice shutters of this type provide the required security yet allow goods to beviewed even when closed.
Security devices
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• Some older camera equipment
still in use is too large for the
scale of the property and is
placed where it obscures some
of the architectural detail.
Problems
The most common examples are
security cameras and alarm boxes
which are normally insurance
requirements. It is often possible to
reduce their impact by selecting a
suitable design and by using a
reasonably discreet location where
it will do the least damage to the
appearance of the building.
Security has in recent times become an important issue, whichhas led to the attachment of various types of hardware onbuildings. These need to be mounted where they can be seen and operated usefully but unfortunately badly sited equipmentcan affect the appearance of historic buildings and the area ingeneral. You will nearly always require planning permission andlisted building consent for this equipment and should seek advice from the City Council using the pre-application enquiryform giving full details of the proposed equipment.
Right: The latest security cameras are small and when painted to match the background their impact is greatly reduced.
Description
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• When the opportunity arises you
should ask your service provider
to upgrade your CCTV systems
with the latest equipment which
is smaller in size and which can
be more sensitively located (see
bottom left).
• Redundant equipment and cables
should be removed.
• Equipment and brackets should
be painted to match the
background colour and arrange
cabling where it will not be seen.
• Avoid mounting equipment on
fascia boards of shops. Some
types of equipment can be
mounted in basements.
• To avoid the fixing of excessive
amounts of hardware to a
property just one alarm box
is normally permitted.
Advice
Alarm boxes should be sited so that theirvisual impact on the building is lessened(see right and top).
Restoration and repairs
Res
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Repairs and reinstatement of missing decorations
Features such as porches, parapets, balustrades, railings, window cill guards,
pediments, decorative friezes and mouldings give the Bayswater conservation
area streets their special character. Over the years some of these pieces of
decoration have become neglected, decayed beyond repair or removed.
Whenever possible these items should be repaired, replaced where missing
or reinstated where repairs have not been carried out correctly.
It is good economic sense to restore a building to its original condition as it increases its value and benefits the whole community. The City Council is willing to help you with advice.
In the photograph above the balustrade above the porchhas been replaced at some time with metal crossbars,which spoil the appearance of not just the building butalso the whole terrace. To improve the historic characterof the area it is important that missing architecturaldetails are reinstated at every opportunity.
Decorative ironwork is a particular characteristic of thePaddington BID area. Railings should be painted blackonly. Detailing picked out in other colours as illustratedin this photograph (above right) breaks up the unityof the terrace.
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Railings and other ironworkThe City Council would like to encourage all owners to repair or replace all
missing railings and ironwork. You must make sure you use the right design for
your property or street. You can check this by looking at neighbouring properties.
Problems
Advice
Railings and other ironwork are a
prominent feature of the local area
and have a high townscape value as
part of the long terraces of 19th
century properties in the Paddington
BID area. They are made of cast iron.
Railings were set into natural stone
plinths or coping and fixed into
position using lead caulking.
Some properties were originally
designed with ironwork details such
as balcony railings, window cill
guards and boot scrapers (see below
opposite).
• There are sections of street,
particularly in Sussex Gardens,
where railings are missing or
wire mesh has been used.
• Some stone plinths are in
poor condition.
• A rendered brick dwarf wall has
replaced some plinths.
• Some railing finials have been
picked out in gold or silver
(see left).
• Keep railings in good condition.
• Wherever possible missing
railings or other ironwork
details should be replaced.
• On listed buildings new railings
or any replacement parts must
be made of cast iron, secured
with lead caulking into a natural
stone plinth.
• On unlisted buildings mild steel
replica railings set into artificial
stone plinths especially shaped
to match the original may be
allowed. But check with the
City Council first.
• All railings (including finials)
must be painted black.
The City Council booklet “Railings in Westminster – a guide to their design, repair andmaintenance” gives more detailed information.
Description
Rainwater goods and pipesFor listed buildings, only replacement rainwater pipes, which must be in cast
iron or aluminium, are acceptable on front elevations. You should not normally
fix any other pipes, ducting, air conditioning units or central heating flues to
the front of the building as they will spoil the appearance of the property, the
terrace and the street scene in general.
Replacing doors and windowsOriginal existing windows and external doors should be retained and repaired if
necessary to the original design and repainted. New replacement timber panelled
doors and vertical sliding sash windows should be accurate copies of the original
in pattern and detail. Timber sections, especially mouldings, should be to the
original profile especially on glazing bars and meeting rails to horizontal sashes.
There are likely to be surviving examples in your street that can be copied.
Res
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40
Brickwork repairsDo not paint any brickwork. If you
wish to remove paint from brickwork
it is important that you take on a
specialist contractor who will use a
system that will not damage the
bricks. Much damage can be done to
any brickwork if a hard cement mortar
is used for pointing. It is essential that
for historic 19th century buildings a
traditional mortar containing lime is
used. It is important that you contact
the City Council for advice.
The City Council’s booklet “Facade Cleaning –The removal of soiling and paint from brickand stone facades” provides more technicalinformation.
Left: Painting brickwork prevents the wallfrom breathing which can cause structuralproblems and spoils the overall uniformityof the terrace.
Res
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Doors should be painted in historic or dark primary colours, complemented by a suitable setof brass or cast iron door furniture.
Residential windows should be painted using British Standards White No.
00E55, while to preserve the character of the conservation area suitably subtle
colours such as black and dark primary colours or other historic colours
approved by the City Council are required for the doors of historic buildings.
However if there is a consistent approved colour running through the terrace
this should be used.
Even the right style of door can be spoilt by using modern designs for door
handles and letter boxes. There are historic designs available in brass and cast
iron that will suit your new Paddington door better, if the original door
furniture has been lost.
Modern plastic, aluminium or leaded light windows and doors are
unacceptable in the conservation area as they will spoil the property’s historic
character. Even on unlisted buildings it is unlikely that double glazing would
be acceptable although in some situations individually double glazed panes
may be permitted. You must not place security grilles over windows and doors
as these are not traditional, damage the appearance of the building and street
and create a fear of crime environment.
Plant, machinery and other attachments
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There are examples of poorly
designed ducting on listed and
unlisted buildings that are oversized
and where no effort has been made
to conceal or camouflage them. These
works damage the appearance of
listed buildings and the conservation
area in general and badly affect the
amenity of neighbouring residents.
Some individual air conditioning
units are attached to the front or
sides of premises where they are
highly visible and spoil the character
of the street.
The upgrading of hotels, bars and restaurants often requires the installation of new equipment such as lifts, air conditioning, ventilation ducting etc. which will need planning consent. With applications of this sort the City Council will give carefulconsideration to the possible generation of machinery noise andthe visual impact of the equipment on neighbouring properties.
You will be required to provide an acoustic report prepared by anoise consultant to show that the equipment will operate atacceptable noise levels. All applications for plant and machinerywill be thoroughly assessed to ensure the amenity and theappearance of the area is not adversely affected.
Problems
Advice
• Ducting and other equipment
must be sited so that it does
not spoil the appearance of the
building and the amenity of
other residents. Ducting routes
should be kept as simple as
possible using the minimum
size capable of doing the job.
Avoid the use of untreated
metal ducting, box it in and/or
paint it to match its background.
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Above: Examples of poorly sited plant, ducting and machinery.
• Plant and machinery equipment
should be placed within the
existing roof area or possibly in a
new roof extension that will need
to be approved by the City
Council, if room is not available
in the basement area. If it has to
be roof mounted, it will need to
be screened and any approval
would be subject to its impact on
views and on the building itself.
It will need to be sensitively
located and screened for noise
and height so it is not visible
from the street.
• The City Council will not accept
ducting that is unsightly. Ducting,
pipework and flues should, where
possible, be routed internally
for instance using the chimney.
Fixing to outside walls may be
allowed where it can be hidden
from sight and camouflaged to
match the wall it is fixed to.
• Avoid the use of untreated
stainless steel or galvanised steel
ducting and keep ducting routes
as simple as possible.
A new City Council guide “Plant andMachinery, a guide to applying for planningpermission” will be published in 2006.
Access
Acc
ess
44
All businesses and non-residential occupier organisations (i.e.those who provide services and goods to the public) must havecompleted their Access Policy and Plan under the DisabilityDiscrimination Acts 1995 and 2004 and when there is the opportunity to improve access arrangements the City Council will expect this to be taken. When submitting an application forplanning consent to carry out access works, your AccessStatement must accompany it.
Proposed works will always need to be a balance between accessrequirements and what is practically possible and the need toprotect the appearance of the conservation area and the specialcharacter of the listed building. Use the pre-application enquiryform in this guide to obtain some initial advice from planningofficers about your proposals.
Below: Creating improved access through refurbishment.
Exte
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Extensions and alterations to roofs
A mansard roof is the acceptable and traditional way of makinguse of the roof space on listed buildings and unlisted buildings inthe Bayswater conservation area. Natural slates must be used forthe new roof covering which match the colour of the existingslates, with use of lead to ensure weatherproofing.
In some cases a roof extension may be unacceptable where it would interrupt a
consistent original roof profile or result in the loss of an original roof structure.
However in areas where a roof extension is acceptable the new roof must be set
back behind the parapet on the front elevation. The height and size of the
extension should be kept as low as possible.
The windows should be in the shape of traditional projecting dormers;
their alignment must follow the historic window pattern of the floors below.
Use wooden vertical sliding sash windows following the detailing of the main
windows below. On no account should modern materials like plastic or
aluminium be used.
Left: Successful mansardroof extension.
See the City Council’sbooklet “Roofs, a Guide toAlterations and Extensionson Domestic Buildings” forfurther information.
Sat
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47
Above: Poorly sited satellite dishes.
Satellite dishes
Unless a satellite dish can be successfully tucked away out of sightfrom the street it is likely to require planning permission. Listedbuilding consent is normally required for any satellite dish. There arealso size restrictions. Use the pre-application enquiry form found inthis guide to receive advice on your own particular situation.
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Short term lets ofresidential properties
Short term lets of less than 90 days’ duration require planningpermission. Without this they are illegal and can lead to fines of up to £20,000.
The City Council is determined to control short term lets as they affect
the quality of life for permanent residents. They are often used as holiday
accommodation with users creating noise at unsociable hours. The high
turnover of occupants can be threatening when permanent occupiers regularly
come across new and unfamiliar faces, generating an increased fear of crime.
Short term lets also reduce the amount of housing available for permanent
residents, which can have a damaging effect on the local community.
Planning policies are used to control the use of residential buildings and
enforcement action will be taken against illegal short term lets. If an
enforcement notice is served it will be registered as a legal charge and make
the property difficult to sell in the future.
If you suspect properties in your street or block are being let out on a short
term basis (less than 90 days) report it to the City Council for investigation. You
can help by keeping records of changes in tenants and informing your tenants’
association, head leaseholder or freeholder who may be able to enforce the
terms of the lease of the particular flat.
Planning enforcement
If work that needs listed building consent and planning permission is carried
out without the property owner having obtained City Council approval
beforehand, the City Council may take enforcement action to have the work
changed or taken down and removed.
If you see work being carried out which you believe to be unauthorised or
substandard please tell the planning enforcement team at the City Council.
The City Council booklet “A Guide to Planning Enforcement” provides further information.
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Remember – a checklist
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• Alterations to your property are likely to require planning permission and
also listed building consent if your property is a listed building.
• For peace of mind please ask the City Council’s North Area Planning Team
using the pre-application enquiry form at the back of this guide.
• When applying for planning permission or listed building consent you
must supply the necessary maps and drawings with the completed City
Council application forms, along with any fee required, otherwise your
application will be rejected.
• You may be required to provide additional information before your
application can be processed.
• If your proposals are approved, the work must be carried out exactly
as described in the City Council’s decision letter. There may be
conditions attached.
• You must never carry out any work until your application has
been approved.
• Carrying out work without permission could cost you a lot of money as
you may be fined and required to remove the unauthorised work and to
put the property back to its original condition/state.
1
3
2
1 Planning application form
2 Application for listedbuilding consent
3 Application for conservationarea consent
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The main planning policiesand regulations
Conservation areasEach local planning authority is required to designate areas of special
architectural or historic interest as conservation areas, in order to protect their
character. The City Council is then able to use additional legal powers to
control alterations in the conservation area which include demolition, work to
trees, the design of new developments, minor alterations and additions,
satellite dishes and advertisements. Westminster has 53 conservation areas
altogether which cover nearly 75% of the city’s total area.
Listed buildingsThe Government has a statutory duty to list buildings of special architectural
or historic interest. This acts as a register and gives local authorities additional
powers to protect these properties and impose special responsibilities upon
their owners. There are about 200 buildings in the Paddington BID area that are
listed. They are divided into grades to show their importance. Paddington
Station for instance is a Grade 1 building while a small terraced house in Star
Street may be a Grade 2.
A listed building may not be demolished, extended or altered both internally
and externally in any way that will affect its special architectural or historic
interest without the owner having first been given listed building consent from
the City Council. You will also still need planning permission.
The advice provided in this guide is based on the policies and regulations in the
Town and Country Planning Acts, government advice and circulars, the Mayor’s
London Plan and in the City of Westminster Unitary Development Plan.
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Contacts
To find out if a building is in a conservation area or is listed contact:
Planning Records (Customer Service Centre):
Tel: (020) 7641 2513 or Fax: (020) 7641 2515Email: [email protected]
If you have any questions about applying for planning permission or needadvice on design, listed buildings or conservation area matters you can speak
to officers of the North Area Planning Team in Development Planning Services,
who deal with your area:
Tel: (020) 7641 2924 or Fax: (020) 7641 2338Email: [email protected]
If you require help or advice about planning enforcement or wish to report
some illegal works that are spoiling the area please contact the Planning
Enforcement Team, Development Planning Services:
Tel: (020) 7641 2553 or Fax: (020) 7641 3230Email: [email protected]
For further copies of this guide, the pre-application enquiry form orany information about Paddington BID please contact:
Paddington Business Improvement DistrictRoom B108, Macmillan House
Platform One, Paddington Station
London W2 1FT
Telephone: (020) 7313 1011Fax: (020) 7313 1005Email: [email protected]
www.paddingtonbid.co.uk
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For information on ducting, kitchen extraction, ventilation and noise controlissues contact the Environmental Health Consultation Team, Community
Protection Department on:
Tel: (020) 7641 1188 or Fax: (020) 7641 1171Email: [email protected]
For information on Building Regulations contact the District Surveyors Service:
Tel: (020) 7641 7240 or Fax: (020) 7641 7115Email: [email protected]
For advice on improving access for people with disabilities contact the
City Council’s Access Officer:
Tel: (020) 7641 2688
Westminster Archives CentreYou may find some old photographs of your street or property in the
Westminster Archives Centre to help you with the design of your alterations:
Tel: (020) 7641 5180 or Fax: (020) 7641 5179Email: [email protected]
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Further Information from Westminster City Council
• Westminster City Council Unitary Development Plan
• Development and Demolition in Conservation Areas
• Shop Fronts, Blinds and Signs
• Advertisement Design Guidelines
• Repairs and Alterations to Listed Buildings
• Inclusive Design and Access (available from late 2006)
• The Listing of Historic Buildings
• Roofs: A guide to alterations and extensions on domestic buildings
• A guide to Planning Enforcement in Westminster
• Architectural Theft, Westminster’s Architectural Heritage at Risk
• A Guide to the Siting of Security Cameras and other Security Equipment
• A Planning Guide for Food and Drink Premises
• Design Guidelines for Shop Front Security
• Railings in Westminster, a guide to their design, repair and maintenance
• Facade Cleaning, the removal of soiling and paint from brick and
stone facades
• Stucco: A Guide to Care and Maintenance
• Plant and Machinery, a guide to applying for planning permission
(available from late 2006)
TO MAKE A PRE-APPLICATION ENQUIRYUSE THE FORM INSERTED IN THE POCKET OPPOSITE.
IF THERE IS NO FORM PLEASE CONTACT THE PADDINGTON BID TEAM
ON 020 7313 1011 OR YOU CAN DOWNLOAD A FORM FROM THE
ENVIRONMENT AND PLANNING PAGE OF WWW.PADDINGTONBID.CO.UK
© PUBLISHED MARCH 2006
D E S I G N BY SUGARFREEDESIGN L IMITED 020 7243 2100 WWW.SUGARFREEDESIGN.CO.UK
P H OTO G R A P H Y BY RICHARD LEWISOHN AND CHRIS STANTON
Paddington Business Improvement DistrictRoom B108, Macmillan House
Platform One, Paddington Station
London W2 1FT
Telephone: (020) 7313 1011Fax: (020) 7313 1005Email: [email protected]
www.paddingtonbid.co.uk
