Policy H1 - Integration with Character of the Area

Justification:

The Hoe Neighbourhood Area benefits from heritage designations that cover a large part of the Forum area, comprising the Royal Citadel (a Scheduled Ancient Monument) and the Hoe Park (a Registered Park and Garden). Within the Forum's boundary there are 68 entries on the Historic England list, a further 27 assets on the local list, and 13 assets noted for their particular value to the community.

The majority of the Hoe Neighbourhood Area falls within the Hoe Conservation Area, with a very small area falling within the Barbican Conservation Area. Two areas fall outside the conservation areas, an area of West Hoe to the west, north-west and north of West Hoe Park and an area to the north of Hoe Park. Outside the Conservation Areas there are attractive streets for which development proposals and refurbishments must also be carried out sensitively in particular with regard to scale, form, massing, height and materials.

The Hoe Neighbourhood Area has four distinct character areas as shown in Figure 7.

Figure 7: The Hoe Neighbourhood Area character areas  

The character areas have been informed by the following:

• Historical development - including street pattern, land use, conservation areas and heritage assets
• Movement - including physical boundaries, such as railway lines, roads, rivers and gateways, nodes and linkages
• Urban structure and built development - including density and building height, enclosure, architectural style and detailing
• Land use and levels of activity
• Green space and public realm - including those with planning policy and statutory protection and how this relates to buildings and spaces
• Views and their contribution to an understanding of character - including the identification of landmarks.

Natural England defines key characteristics as "those combinations of elements which help to give an area its distinctive sense of place" that would result in significant consequences for the current character if they were changed or lost. As a result, the characteristics of each area form important evidence to support the development of planning and management policies and a reference point against which to monitor change.

The Hoe Neighbourhood Development Plan supports the Plymouth and South West Devon Joint Local Plan policies covering design and heritage DEV10, DEV20, and DEV21. For the Hoe Neighbourhood Area, good design means reflecting local character and historic interest while also encouraging innovative design to create sustainable buildings and spaces. New development should respect the scale and rhythm of streets established by plot width, building setback, height and rooflines.

Development proposals should refer to the Plymouth Hoe Design Guide prepared by AECOM to inform a locally appropriate design approach and should demonstrate how such an approach has been considered in a Design and Access Statement. New building designs should respond to their context and contribute positively to the sense of place. However, it is also important that responding to the existing character does not result in pastiche design and low-quality replicas. Contemporary design solutions should be encouraged that have a thorough architectural quality that both responds to and enhances the local vernacular.

The policy adds value to the Plymouth and South West Devon Joint Local Plan, which contains little or no policy covering design specific to the Hoe Neighbourhood Area. There is a clear need for this policy, and it is consistent with national and local design policy.

In developing the Hoe Neighbourhood Development Plan, the community has recognised the importance of the heritage value of the Hoe Neighbourhood Area. The local community are proud of the Hoe and its heritage. It is vital, therefore, that the planning system supports development that respects and contributes to that character in terms of its design, architecture, layout and integration with the rest of the Hoe.

Intent:

Policy H1 sets out the key design requirements for new development in the Hoe Neighbourhood Area, reflecting the importance of local character and the historic nature of the area. The sensitivity of the Hoe Neighbourhood Area is evidenced by the two Conservation Areas, the large number of listed buildings and non-designated heritage assets, alongside the important and iconic views of the coastal setting and Hoe Park. AECOM prepared the Plymouth Hoe Design Guide to set out a locally appropriate design approach and made a set of recommendations reflected in the policy.

Key Evidence Sources:

• The Hoe Conservation Area Appraisal and Management Plan
• Barbican Conservation Area Appraisal and Management Plan
• Plymouth and South West Devon Joint Local Plan Policies DEV10, DEV20 and DEV21
• Plymouth and South West Devon Joint Local Plan Heritage Impact Assessment
• Plymouth Waterfront Strategic Masterplan
• Plymouth Hoe Design Guide