Policy H3 - Protection of Iconic Views

Justification:

The Hoe Neighbourhood Area is a focal point for many of Plymouth's public and civic ceremonies and, as such, is the natural setting for monuments and memorials to historical figures and events, as well as markers of more recent and contemporary global and local significance. In the Hoe Park alone, there are eight memorials, including the Grade I listed Lorimer's Naval War Memorial of 1924, the 1888 Armada memorial, and the recent Nancy Astor statue. These signify important social and historical connections to Plymouth's military and seafaring heritage, to the city's cultural history, and to meaningful values such as peace and global fellowship. The Hoe Conservation Area Appraisal and Management Plan recognises global and local significance of the Hoe.

The Hoe Conservation Area Appraisal and Management Plan recognises the importance of retaining particularly important views and vistas, noting that "views from the Conservation Area are dominated by the panoramic vista from the Hoe Park and the waterfront across Plymouth Sound. This view is dramatically enhanced from the Citadel ramparts and also includes commanding views over Sutton Harbour, though the Citadel is not normally open to the public. Views from Hoe Road on the north side of the Citadel also encompass a broad panorama from the Civic Centre east to Cattedown across the late Victorian and early 20th century city. The other principal view from the Conservation Area is northward along Armada Way. Armada Way was designed to be a key vista of the post-war city between the planned entrance to the city centre from the rail station at North Cross and the landmark of the Naval War Memorial on the Hoe. This view has been compromised over the years by subsequent landscaping schemes and the lack of the full realisation of the proposed North Cross development" (The Hoe Conservation Area Appraisal and Management Plan, p 16).

Policy DEV20 of the Plymouth and South West Devon Joint Local Plan requires proposals to contribute positively to townscape; Policy DEV21 seeks to ensure that development does not harm the character of a place; and Policy DEV23 seeks to ensure that development "conserves and enhances landscape, townscape and seascape character and scenic and visual quality, avoiding significant and adverse landscape or visual impacts" (Plymouth and South West Devon Joint Local Plan, p 278).

In consultation with the community, 27 views have been identified that are felt to be particularly important. The map below identifies these iconic views. Appendix 1: Hoe Neighbourhood Area Iconic Views provides a map of the views along with photographs of the views.

Figure 8: Map showing iconic views

 

This policy adds value to the Plymouth and South West Devon Joint Local Plan by seeking to ensure that development is designed in a way that safeguards, where possible, the locally significant view or views concerned. In circumstances where the proposed development would be likely to have a significant impact on an identified significant view, which is highly likely for the views coinciding with the allocated sites, the planning application concerned should be accompanied by a landscape and visual impact assessment that is proportionate to the scale of the development proposed. Appropriate mitigation measures should be incorporated within the design of the development proposed and captured in the assessment. It is accepted that in some areas, views will be compromised, but developers should seek to incorporate glimpses of views within proposals. This will assist in embedding and perpetuating a sense of place.

Intent:

Policy H3 seeks to ensure that new buildings, renovations and extensions to existing properties in the Hoe Neighbourhood Area respect site characteristics, including topography, natural features, relationship with immediate surroundings, historic setting, and views into and out of the site. The sensitivity of the Hoe Neighbourhood Area is evidenced by the two Conservation Areas, a large number of listed buildings and non-designated heritage assets, alongside the important and iconic views of the coastal setting and the Hoe Park.

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