Plymouth Tall Buildings StrategyStrategy · Plymouth Tall Buildings Strategy 2.0 The Context 2.0 The Context, the image of the city is the result of cumulative historic development

february 2005

Draft

Plymouth TallBuildingsStrategy

Plymouth TallBuildingsStrategy

Plymouth Tall Buildings StrategyContents

Contents

1.0 The Introduction

2.0 The Context

3.0 The Strategy

4.0 The Design of Tall Buildings

5.0 Appendix and Bibliography

this document has been prepared and checked in accordance with ES EN ISO 9001: 2000

Plymouth Tall Buildings Strategy1.0 Introduction

1.0 Introduction

The Tall Buildings Strategy

The need for a tall Buildings Strategy for Plymouth was first introducedthrough the City Centre Precinct Urban Design Framework (adoptedas Supplementary Planning Guidance in 2002) which recognized thatin some areas existing heights are too low and create poor enclosureto the street. It identified the opportunity in the city centre to increaseheights, reinforcing 'the image of the precinct as the central focus ofthe city'.

More recently the launch of the MBM Vision for Plymouth in Nov 2003has reinvigorated the debate about tall buildings and the role they playin the regeneration of cities. The principles of increasing density ofdevelopment in the city centre suggested by David Mackay in theVision has also led to increased development pressure. Taller buildingproposals are coming forward as a response to increasing density.

Tall buildings can have a dramatic impact over a wide area. To grantplanning permission in an ad hoc manner could be detrimental to thecity and lead to the repetition of past mistakes. It is important that theimpact of tall building proposals is critically assessed and a rigorousexamination carried out for each, before they are given approval.Plymouth City Council have therefore decided to produce a TallBuilding Strategy to ensure future proposals for tall buildings fit withina wider strategy and are considered in a coordinated and consistentmanner.

Whilst the evaluation and criteria set out within this strategy can berelated to the city as a whole, the Strategy focuses on the inner cityareas where greater development pressure exists. It is also the areacovered by the MBM vision for Plymouth. The area covered is the CityCentre, Millbay, Sutton Harbour, The Hoe and the area to the north ofthe precinct, including the University and the railway station.

What are tall buildings?

Any building which is significantly higher than its neighboursand/or which recognizably changes the skyline.

'…we do not think it is useful to or necessary to define rigorously whatis and what is not a tall building. It is clearly the case that a ten-storeybuilding in a mainly two-storey neighbourhood will be thought of as atall building by those affected, whereas in the centre of a large city itmight not.' (CABE / EH Guidance on Tall buildings, 2001)

In Plymouth, certainly within the precinct, buildings are not generally

high-rise, the maximum being about 5/6 storeys. There are somelandmark buildings: the civic centre, the grain silo, the Holiday Inn andMoathouse, as well as church spires. These landmarks play a role indefining the city skyline and helping legibility, although they are notnecessarily all considered positive landmarks.

The Strategy will adopt the definition proposed by CABE and EnglishHeritage.

What can tall buildings do for an area?

Act as landmarks making the form of the city easier to understandIn a cluster, they can define important parts of the cityUnique skyline opportunity and image of the cityMarkers for important civic or public facilitiesPrestige tall buildings can attract national and internationalcompanies

Policy background/Strategic Design Approach for the city

The Strategy has been prepared to inform future plans and studies andin the context of current strategic objectives for the City:

City of Plymouth Local Plan 1996City of Plymouth Local Plan (1995-2011) First Deposit 2001City Centre Precinct Urban Design StrategyThe emerging Local Development FrameworkA Vision for Plymouth (MBM Arquitects) IPSSutton Harbour IPSPlymouth Design Strategy (emerging) Millbay/Stonehouse Area Action Plan (emerging)

tall buildings as clustersdefining important parts of the city

tall buildings as skyline opportunitytall buildings as markers for importantcivic or public facilities

prestige tall buildings can attractinternational companies

tall buildings as landmarks

Plymouth Tall Buildings Strategy2.0 The Context

2.0 The Context

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the image of the city is the result of cumulative historic development creating:areas of diverse character

a pattern of localized areas of important activity a pattern of critical movement throughout the city

a pattern of local and distant lanmarks

Introduction

The Image of the City and Tall Buildings: every city is composed of aunique combination and arrangement of essential elements that whenconsidered together generate a unique identity - 'the image of thecity'. The greatest cities are those with the strongest image. Tallbuildings, in particular have the ability to mark and strengthen thecharacter of these important elements, as well as impacting onoccupation, density, tenure, landuse, economics and market potential.

Viewed collectively, tall buildings create a composite skyline; anaesthetic or urban signature; a portrait presented to those arriving orleaving the city by land or water; a symbol of urban identity.

The city image is the result of cumulative historic development that hasproduced:

areas of diverse charactera pattern of localized areas of important activitya pattern of critical movement throughout the citya pattern of local and distant landmarks

In order to determine zones of opportunity for tall buildings andlocations where tall building placement would be detrimental to urbancharacter, the existing 'city image' must first be understood.

The components of 'city image' for central Plymouth can be explainedthrough the combined influence of:

topographygreen space and public realmview corridors, landmark buildings and key approaches to the cityconservation areas, listed buildings, scheduled ancientmonuments and registered parks and gardenscharacter areasexisting city centre


Topography

Topography plays an important role indefining the essential elements of Plymouth:the city centre bowl, the university on highground to the north of the city centre, thestation on the valley floor, the topographicenclosure of the harbour and port, and thecoastal ridgeline on which the Hoe and Citadelsit. Plymouth has a unique setting, and as awaterfront city, it boasts spectacular views tothe Sound and sits beneath a rural backdropof Dartmoor. The topography of the city hashelped shape the areas within, giving themtheir own distinctiveness and character. Thisis enhanced by the views into, out of andwithin the city, and its landmarks such as thechurch spires which break the skyline. Thesestrengthen the distinctive qualities of individualareas, making them more interesting andeasier to find your way around.

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the harbour

the port

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Green Space and Key Public Realm

Key green space and public realm:Coastal green space creates a characteristic'green wall' that stretches from Mountbattento the east across The Hoe and Citadel toWest Hoe. The key areas of public realmreinforce the identity, activity and importanceof the city centre north - south axis and thecoastal connection.

key public realm

key green space

potential new areas of key public realm

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Long Range View Corridors into The City

Long Range View Corridors Into TheCity: long range views provide the very firstimpression of a city and it's setting.Traditionally these views have been from keyapproaches into the city and vantage pointsover the city. The skyline creates an urbansignature expressing the cumulative effect oftopography and built form. A limited set oflong range views focus on central Plymouthdefining the essential elements of the citycore: the waterfront, railway station,university, City Centre, Barbican and harbour,Hoe/ Citadel and port at Millbay. Tall buildingstend to be located on the edge of thetopographical bowl at the heart of the city andhelp define the extent of the city centre in longand close range views

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mannameadefford plympton

centralpark

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theharbour

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and hoe

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key long range views, 1-6and vantage point views

of the city centre fromcentral park (below) and

plymstock (far right)

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Landmark Buildings and View Corridors

Landmark buildings and ViewCorridors: The pattern of buildings visiblefrom key approaches at both close and longrange creates a distinct legibility by definingthe edges of the city centre located on theperimeter of the topographic bowl. Coastalapproaches are dominated by the steeptopography of the coastal edge, The Citadel,Mountbatten Fort, War Memorial, Holiday Innand the Grain Silo to the west.Theselandmarks play a role in defining the cityskyline and helping legibility. Although not allprominent buildings are considered positivelandmarks.

visually prominent buildings: distant

visually prominent buildings: local

prominent church spires

key view corridors

key arrival areas into the City Centre

key arrival and departure routes

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Conservation Areas,Listed Buildings, Scheduled Ancient Monuments and Registered Parks and Gardens

Conservation areas and listed buildings,scheduled ancient monuments andregistered parks and gardens:large areasof the city possess a historic character andurban fabric of particular scale, grain andquality that tall building placement would be oris detrimental to. Other areas arecharacterised by contrasts between the oldand the new and in these areas there may bescope for new built form interventions.Proposals for tall buildings in these areaswould be less likely to receive support.

conservation areas

sites of scheduled ancient monuments

listed buildings

English Heritage registered parks and gardens

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Character Areas

mixed use, pre victorian settlements

residential, large, detached victorian villas

mainly residential terraced streets

residential medium density housing estates

institutions with campus

military land

industrial estates

mixed morphologies, high density historic periods, mixed use

mixed morphologies, little homogeneity,mixed uses and scales

abercrombie city centre plan

former military sites

residential semi-detached dwellings

key green space

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Character Areas: the cumulative influence of allthe above factors in creating character areas:defined by urban grain (historic evolution) andtopography, land use and appearance the city iscomposed of a series of character areas. TheBarbican, The Citadel, The Hoe and West Hoe areareas where tall building placement would have anegative impact on existing character and builtform. Millbay, The University, Railway Station,Sutton Harbour, and the eastern perimeter of UnionStreet by contrast are areas where their role indefining 'city image' in combination with theirexisting character make them suitable zones ofopportunity for tall building placement.

The City Centre: the blitzing of Plymouth's pre-war Victorian Centre and the decision inAbercrombie's Plan for Plymouth 1943, to adopt a'clean sweep' approach to developing the new CityCentre, created a very distinctive new arrangementof streets and spaces and the land uses within.However with a watering down of the Plan, the boldvision of a boulevard city with impressive architecturewas partially implemented and some existing heightsare too low, with poor enclosure to the street.Maintaining a constant building height on moststreets in the precinct will be important to reinforcethe Beaux Arts townscape and reinforce the imageof the precinct as the central focus of the city.


The Image of The city

The Image of The City: every city iscomposed of a unique combination andarrangement of essential elements (asdescribed in the previous plans) that whenconsidered together generate a unique identity- 'the image of the city'. The greatest cities arethose with the strongest image. Any city widedesign approach must seek to strengthen thisidentity. New tall buildings can capitalise onthe way existing tall buildings work for the cityimage as well as exploit new opportunities tostrengthen the existing image of the city.

Plymouth Tall Buildings Strategy3.0 The Strategy

The analysis of Plymouth carried out at a city wide level has informedthe strategic approach for tall building placement. This has allowed foran understanding of all the components of the city which help tocreate it's image and identity. This is crucial to making judgements onthe merits and value of tall buildings within Plymouth and where theyare placed.

In defining the image of the city, the analysis has concentrated on thecharacter areas within the central core of Plymouth. These areas, ofthe city centre precinct, the university, station, harbour, port and theHoe are major contributors to Plymouth's historic identity andconsequently will be important elements of its image for the future.The sensitive historic nature of areas such as the Hoe and theBarbican, possess a character and urban fabric of particular scale andgrain that tall building placement could have a negative impact uponand so it is felt tall buildings would not be appropriate in these areas.

1. Areas where there may be opportunity for landmark buildings or individual towers. Tall buildings here support the legibility by defining the City Centre / Millbay / Sutton Harbour / University /Railway Station. In these areas, significant tall buildings, can play an important role in

defining and announcing key arrival points and spaces, particularly at major transport interchangesdefine the civic core of the centreidentifying a key location/land use within the centre.

It was decided that the Strategy should not be site specific inidentifying particular sites where tall buildings would be considered butrather to identify areas of opportunity and placing the onus on thepromoter of individual tall building schemes to undertake their ownmore detailed urban design appraisal of their particular site. Theseareas of opportunity are a long term statement of potential for tallbuilding placement.

2. Areas where there may be opportunity for an overall increase inblock height providing a more intense and populated urbanenvironment and a better enclosure to streets and spaces. Two areasin particular are highlighted: Armada Way; approach towards the Hoeand the City Centre Precinct

Any proposals for any tall buildings would need todemonstrate they meet the criteria as shown in section 4 -Design of Tall Buildings-The Evaluation of Tall Buildings. Ifthe proposal does not meet these criteria then it will not besupported by the Local Planning Authority.

Areas where opportunities exist within inner city areas: fallinto two categories:

3.0 The Strategy


areas where there may be opportunity forlandmark buildings or individual towers

areas where there may be opportunity for anoverall increase in block height providingbetter enclosure to streets and spaces

key arrival spaces/ opportunities for landmarkbuildings

key arrival routes

Zones of Opportunity for Tall Building Placement/ Intensification

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Plymouth Tall Buildings Strategyintroduction

The City Centre

Armada Way approach to the Hoe One of the main aims of the Abercrombie Plan was to create a strongphysical and visual connection from the railway station at North Crossto the Hoe. The potential drama of this pedestrian journey was neverfully realised through the landscaping of the park, the townscape, thebuilt form and the land uses. The lack of height of the buildings ontoArmada Way, and their relationship with the public space, hasweakened this dramatic effect. There is thus opportunity to strengthenthe axial route from the city centre to the Hoe through improvedenclosure and height to Armada Way.

The City CentreThe City Centre sits within a bowl defined at the periphery by tallbuildings and as such has been omitted from the zones where tallbuildings/towers may be appropriate. The intention is that the zones ofopportunity for tall buildings will identify where the City Centre is byidentifying the edges/important gateways to it and consequentlystrengthen the existing city legibility.

The MBM Vision for Plymouth as a principle seeks to intensifydevelopment within the city centre, to create a more vibrant mixed-usecommunity during the day and night. The Vision plan, which has notyet been adopted by the City Council, identifies a series of tallbuildings linked with a series of north south links along the length ofCornwall Street. Whilst analysing the city centre in relation to tallbuildings, the MBM Vision was a document that was given a greatdeal of consideration. In evolving the strategy however, it became clearthat tall buildings in this location would need to be exceptionally tall(Cornwall Street is located at a low point of the City Centre bowl) toachieve the views that might add value to the units.

The principle of intensification however is supported through the TallBuildings Strategy. The Abercrombie Plan, whilst based around a verystrong Beaux Arts structure was never fully implemented. This left alegacy of very wide streets with proportionally low buildings, which failto adequately enclose the spaces between them.

The plan therefore proposes to maintain and reinforce the structure ofthe Abercrombie Plan and its building hierarchy, whilst increasing theoverall height. The outcome being to intensify development in the areaand to create more appropriate enclosure to the streets and spaces.Consideration will need to be given to the distinctive Precinct

topography, the impact of the height on the Precinct microclimate andpotential affects of overshadowing.The City centre is based around a very strong Beaux Arts structure, itis considered important to maintain and reinforce that structure whilstincreasing the general height. The plan therefore proposes differentheight increases in different streets within the precinct.

6-7 stories along Armada Way5-6 stories along New George Street4-5 stories along Cornwall Street and Mayflower Street.

There will be opportunity on corners or at key entrance points into thearea where more height could be considered.

The current City Centre is criticised in terms of layout as not being verylegible, because of its grid like structure; it is sometimes difficult torecognize which street you are in. There is therefore a need to improvethe legibility of the precinct and in doing so to create a readable andunderstandable hierarchy of streets and spaces. The tall buildingstrategy can contribute towards creating the hierarchy and thusmaking each street more distinctive.

The increase in height also provides the opportunity to achieve someof the land use goals set out in the City Centre Precinct Urban DesignFramework - greater residential accommodation; more diversecommercial activities which it is hoped will lead to a safer sustainablecommunity with less requirement to travel.

All proposals for tall buildings, including upwardextensions within the precinct will be assessed against astrict set of criteria, which can be found in the nextsection under Evaluation criteria.


City Centre Street Hierarchy

6 to 7 storey

5 to 6 storey

4 to 5 storey

royal parade

mayflower street

cornwall street

northcross

Intensification within the city centre has twoprincipal objectives: firstly to create a more vibrant,diverse and active urban environment and secondly toimprove the performance of streets primarily byincreasing enclosure. One requirement for successfulstreets is adequate building height in relation to streetwidth (enclosure). Plymouth City Centre currently has avery low building height to street width ratio andtherefore low enclosure as can be seen in Armada Waybelow. Increase in building heights provides opportunityto strengthen the character and legibility of existingstreets by providing a clear hierarchy. Landmarks orindividual towers within the city centre bowl are notconsidered appropriate as they may serve to confusethe legibility of the Abercrombie grid form

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Plymouth Tall Buildings Strategy4.0 The Design of Tall Buildings

Well designed tall buildings can make a positive contribution to the cityand provide the opportunity for exciting new design. A landmarkbuilding can be made more memorable by its architectural form,designed to complement the best of the existing townscape and raisePlymouth's image as a forward looking, dynamic city. What are theopportunities?

Tall buildings must to be of the highest quality in architectural form, detail and materials. The design of both the top and the bottom will be particularly important;Tall buildings must respond positively to the local context,reinforcing and evolving positive local characteristics;Design which help people on foot to move about safely and easily. The idea of tall buildings as markers - hierarchy within the public realm, streets and spaces and different scales, which also help with orientation and creating identity; Opportunities for tall buildings to be lit by well designed lighting schemes and enhance the environment at night. To make it a more memorable place at night and to create anew, exciting and visually stimulating night time environment; Dynamic architectural forms with exciting use of materials.

Tall buildings and sustainability

Opportunity for sustainable development; from maximizing use of land to forms of construction which maximize energy efficiency; Use materials with a long life span;Flexibility of internal arrangements and adaptability to assist with the longevity of the building;Creating good microclimates; solar gain and wind channeling;Vertical mix of uses;Location by key transport nodes.

The Evaluation of Tall Buildings

Evaluating each proposal for a tall building will be influenced by anumber of criteria, including its approach to the site's constraints andopportunities. This will lead to a variety of building designs, differentheights, massing, architectural form. Design innovation will beencouraged, as well as designs that implement sustainable principlesof development and improve the legibility and identity of the existingtownscape.

Public Access: to demonstrate that the building will encourage public access which is fully accessible to all and contributes to integrating the tall building fully.

3.Design and Architectural FormQuality of Design: an assessment will be made on the proposed scale, form, massing, proportion and architectural detailing of the proposed building. Existing poorly designed tall buildings will not be accepted as precedent for the design of new ones. Top of the Building: the design of the top of the tall building and its importance on the skyline and distant views.The relationship of the building to other structuresMaterials and finishes: tall buildings should be built to last and the highest quality of materials, colours, and finishes will be required. To make a complete assessment of each proposal, sample boards, and if necessary full size mock-up of component parts, will be required as part of the application.

4.Land use mixMix of Uses: how the development promotes a mix of uses which are compatible and work together to create viable and successful places that respond to local need.Activity at Street Level: uses at ground - first floor level which are active and contribute to the vitality of thesurrounding streets and spaces.Housing: whether and in what form the mix of uses, with a particular focus on housing, meet the needs of affordable housing.

5.Environmental issuesLocal Environment: assessment will be made to consider the effects of the proposal on the local environment around the tall building (s) particularly in terms of overshadowing and microclimate.Sustainability: the proposal will need to demonstrate its sustainability in terms of land mix, and the building's adaptability to meet changing needs. Proposals should incorporate measures, which promote sustainable forms of living and working. Longevity: the lifespan of the structure and the incorporation ofsustainable forms of construction, design and materials.

The following evaluation criteria will be considered for each proposal:

1. Relationship to context: the wider and immediate townscape Visual Impact: impact on important views to key landmarks and areas into, out of and within the city: long distant views, short distinct views. Tall buildings should complement, not compromise strategic views and important vistas in the city, especially the sightlines to key buildings and spaces. Topography: that the buildings should work with and enhance the natural topography of the city Historical Context: whether the proposal impacts on conservation areas, historic parks and gardens, listed buildings, buildings of townscape merit, scheduled ancient monuments and their settings. That the special character and/or appearance of the historic townscape will be preserved and/or enhanced; distinctive character areas defined by historicdevelopment. Townscape: how the development responds to and reinforces the existing urban grain; historic street patterns and spatial characteristics. How well the building impacts on the street scene, with active frontages, legible entrances, continuity of frontage and enclosure of spaces to define public and private areas.The Density and Urban Form: assess level of density in relation to the urban form and evaluate the alternatives in adopting a low or medium rise approach to achieving the same level of density.

2.Transport ConsiderationsSustainable modes of transport: to assess how the proposal will encourage more sustainable modes of transport including the proximity and accessibility to public transport and key pedestrian routes. In assessing a suitable location for tall buildings, intensifying development in areas that are within walking distance of railway station and major bus routes will bean important consideration.Making Connections: opportunities which create and improve linkages and connections to surrounding areas, ensuring a successful integration with the wider city. Redevelopment opportunities should seek to knit areas together, creating strong pedestrian routes, which are accessible, direct, attractive, and safe.Understanding the townscape: how development provides recognizable routes, intersections and landmarks to help people find their way around.

4.0 The Design of Tall Buildings

Plymouth Tall Buildings Strategy4.0 The Design of Tall Buildings

in order to fully capitalise on the contribution tall buildings can make to the urban environment,architectural quality is critical as is their location and distribution on a city wide scale

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Process and Involvement of External Bodies

The most stringent evaluation of tall building proposals is essential toensure the right location and to achieve the highest quality:

Pre-application discussions are necessary for all tall buildingproposalsSignificant proposals will be presented at their pre-applicationstage to the Plymouth Design Panel. A demonstration of theclient’s design team’s previous architectural schemes may berequired.Both CABE and English Heritage, as the national bodies chargedwith promoting high standards in architecture & urban design,and with the conservation & enhancement of the historicenvironment, will play an important role in evaluating all buildingproposals. Design and development briefs will be prepared for significantsites Where appropriate architectural competitions will be encouraged, especially for civic and public buildings.A checklist of information required for evaluating each proposalis set out in appendix 1.Outline planning permission is not considered appropriate forproposals for tall buildings, because of the significant impactover a wide area as well as the immediate surrounding area andthe need to demonstrate through a fully worked up proposal thatthey are of the highest architectural quality.

Next Steps

The Local Development Framework is the new statutory planning toolreplacing the previous local plans. In February 2005 Plymouth CityCouncil published the first elements of the Local DevelopmentFramework (LDF). The first element comprised Issues and Optionspapers which identify the issues that key areas of Plymouth are facingand what the potential options are for redevelopment/improvement inthose areas.

Once a preferred option has been identified through publicconsultation, Area Action plans will be published which will deal withthe areas in much more detail.A design strategy will form an elementof the LDF and the Tall Building Strategy will be part of the designstrategy.

Pic: Mike Jane

Plymouth Tall Buildings Strategy5.0 Appendix and Bibliography

5.0 Appendix and Bibliography

Appendix 1

Information required for submission of a planning application:

Checklist for Applicants.

A Design Statement. Applicants will be required to present their proposals in the context of their own urban design study of both the immediate and wider area. This should include a full character appraisal. In addition, the design statement should also include

The rationale for the proposals; its design philosophy and architectural intent How the proposals have responded to planning policy and guidelinesTreatment of public spaces and contribution to public art

Visual Material: the statement should be supported by accurate, legible, and high quality visual material. This should include:

An accurate and realistic representation of the appearance of the building A 360° view analysis of the proposal taking account of all significant views affected: near, middle and distance, including the public realm and the streets and spaces around the base of the building.A relative height study to illustrate what the scheme would look like in its context at varying heights.

Assessments: for tall buildings, where it is considered there maybe a significant environmental, transport and/or economic effect,the following assessments may be required:

Environmental Impact Assessment: this may include a visual impact assessment Economic Impact Assessment: to assess the viability of high density development Transport Assessment: where proposals may have significant transport issues

The scoping and methodology for these assessments should beundertaken with the Local Planning Authority at the earliestopportunity.

Bibliography

Guidance to be read in conjunction with this strategy

DETR, Planning Policy Guidance Notes 2 - 25, London, DETR

English Heritage & CABE, (March 2003) Guidance on TallBuildings,

MBM Arquitectes with AZ Urban Studio (23rd October 2003) AVision for Plymouth: Final Copy

Millbay Regeneration Strategy

ODPM, Planning Policy Statements 1, 6, 7, 11, 12, 22, 23,London, ODPM

Plymouth City Council, (2003) Draft IPS: A Vision for Plymouth,Plymouth

Plymouth City Council, (2001) City Centre Urban DesignFramework, Plymouth

Plymouth City Council, (1996) City of Plymouth Local Plan,Plymouth

Plymouth City Council, (2001) City of Plymouth Local Plan(1995-2011) First Deposit, Plymouth

Plymouth City Council, (2003) Sutton Harbour IPS (draft),Plymouth

Appendix 2

Summary of Relevant Policies

Summary of relevant policies text.City of Plymouth Local Plan First Alteration 1996Policy AEV11 - Archaeology; AEV13 - Character and setting ofAncient Monuments; AEV14 - Character, setting and demolitionof listed buildings;AEV18- buildings of local importance; AEV20 - preservation andenhancement of Conservation Areas; AEV21- The Hoe ;AEV31 -townscape; AEV32 - townscape; AEV 33 - townscape; AEV38 -landscaping and enhancement schemes; AEV40 - waterfront;AEV41 - waterfront; AEV45 - access; AEV47 - safety; AEV48 -public art; AEV51 - energy and recycling AHR18 - Affordablehousing; AHR23 - Accessible Housing; AHR24 - WheelchairHousing; AER11 - City centre officesATR8 - public transportATR16 - city centre car parkingASR21 - retail; ASR25 - access to retail for people withdisabilities ACR7 - student accommodation

City of Plymouth Local Plan(1995 - 2011) First DepositPolicy 5 - Office development in the City Centre; Policy 6 - Officedevelopment outside the City Centre; Policy 22 - Union Street;Policy 24 - Sequential approach to residential development;Policy 25 - New housing development; Policy 27 - Residentialdensity; Policy 34 - Affordable housing; Policy 35 - Lifetimehomes; Policy 36 - student housing; Policy 38- walking and cycling; policy 39 - Buses and new development;policy 44 - car, cycle and lorry parking standards andrequirements; Policy 47 - Transport assessments and travelplans; policy 48 - Highway capacity and safety; policy 51 -Neighbourhood services; policy 73 Ancient Monuments and archaeology; Policy 74Development affecting listed buildings; policy 75 Development inConservation areas; policy 77 Development setting; policy 78 -relationship of development to streets and public spaces; policy80 Ease of movement; policy81 personal safety and crimeprevention;policy82- landscaping in development; policy 83 gateways andapproach corridors; policy 85 Environmentally conscious design

Documents

Plymouth Tall Buildings StrategyStrategy · Plymouth Tall Buildings Strategy 2.0 The Context 2.0 The Context, the image of the city is the result of cumulative historic development