Development Control Standard No.4

Transcription

1 Development Control Standard No.4 FLAT CONVERSIONS Civic Centre Ham Road Shoreham by Sea Telephone : PETER DAVIES West Sussex BN43 6PR Facsimile : Head of Planning and Policy

2 DEVELOPMENT CONTROL STANDARD NO. 4 FLAT CONVERSIONS 1. INTRODUCTION 2. INTERNAL SPACE STANDARDS 3. EXTENSIONS AND EXTERNAL CHANGES 4. AMENITY SPACE 5. PARKING REQUIREMENTS

3 1.0 INTRODUCTION PURPOSE OF THE DEVELOPMENT CONTROL STANDARD 1.1 The purpose of this development control standard is to set down minimum standards for flat conversions. In most cases this would involve conversions from dwellinghouses to flats. Such conversions may provide a useful addition to the housing stock of small dwelling units. However, this must be balanced against the necessity to provide flats of a reasonable standard and to ensure that there will not be an unreasonable degree of damage to the residential amenities of other properties. It is important that the quantity of the housing stock is not increased at the expense of its quality. 1.2 Planning permission is required for the conversion or change of use of a single dwellinghouse into two or more separate dwellinghouses, flats or maisonettes. It is also required for the conversion or change of use of a non-residential building, or part of such a building, to a dwellinghouse, flat or maisonette. In the rest of this bulletin the word "flat" will be used to include either a flat (which is on one floor level) or maisonette (on two or more floor levels). 1.3 This development control standard only deals with changes of use and conversions to flats. Standards for the erection of new purpose-built flats are included in Development Control Standard No.2 Space Around New Dwellings and Flats. Should you require guidance on other forms of conversion, or change of use, you should contact the Development Control Section of the Planning and Policy Division. GENERAL PRINCIPLES 1.4 Any flat created by a change of use or conversion must be of a satisfactory standard and should not adversely affect adjoining properties or the area. In particular, it should :- (a) (b) (c) (d) (e) (f) have a satisfactory internal layout with adequate space and daylight; have sufficient external amenity area; have adequate parking provision; not lead to unacceptable noise disturbance to adjoining properties; not lead to unacceptable overlooking or overshadowing of adjoining properties; not result in external alterations to the building or its curtilage that would be visually detrimental to or out of character with the local environment. SUITABILITY FOR CONVERSION 1.5 In considering whether a property is suitable for change of use or conversion to flats, the Local Planning Authority will be mindful of the size and type of dwelling and the effect of the conversion on adjoining properties and on the environmental character of the area concerned. An example of how conversions can adversely affect environmental character is the loss of front garden space to accommodate forecourt parking. 1.6 In particular, the Local Planning Authority wishes to retain an adequate stock of purposebuilt small family houses. Therefore the conversion to flats of small houses with 3 or less bedrooms and/or with an internal floor area of less than 100 square metres will not normally be permitted.

4 1.7 The conversion of terraced and semi-detached properties can often lead to problems of noise disturbance. For instance, a living-room or kitchen may be introduced at first-floor level which adjoins a bedroom in an attached house. For this reason, the Local Planning Authority does not normally favour the conversion of terraced or semi-detached houses. 1.8 In general, therefore, the type of properties most likely to be suitable for conversion are large detached houses (4 or more bedrooms and/or with an internal floor area of l00 square metres or more) with a curtilage sufficiently large for off-street parking and an adequate amenity area. This would be subject to the proposal not being out of character with the area. The standards required for flat conversions are set out in detail in the subsequent sections. BUILDING REGULATIONS 1.9 Conversions and changes of use of existing buildings to flats should meet the standards laid down in the Building Regulations, including all relevant fire precautions, and separate plans must be deposited with the Council in accordance with the Regulations. Queries on this matter should be directed to the Building Control Section of the Planning and Policy Division. POLICIES AND OBJECTIVES 1.10 Relevant Government advice is in Planning Policy Guidance PPG1 "General Policy and Principles" and PPG3 "Housing" The West Sussex County Structure Plan (approved by the Secretary of State in l993) sets the overall policy framework and contains a number of relevant policies. It emphasises the primary importance of protecting and improving the urban environment and resisting overintensive and damaging development (policies G1, G7 and B1); requires adequate provision for new housebuilding (G2), setting new dwelling numbers for each District (H1) and encouraging the provision of small dwellings for single persons, small families and the elderly subject to the need for a local mix of dwelling types and sympathy with existing housing in the vicinity (H3) and dwellings for those least able to compete in the existing housing market (H5); and requires adequate access and parking (T14). Policies of particular relevance to this Standard are (G5), which states that development will be required to meet high standards of design, construction and layout sympathetic to and in scale with its surroundings; and (B2) which aims to prevent "town cramming" and states that infill, redevelopment and conversion in defined built-up areas will normally be permitted subject to not detracting from the environmental quality of established urban areas and with particular regard to whether height, massing, site coverage or parking for new buildings would diminish unacceptably the amenity or privacy enjoyed by existing occupants, whether a satisfactory environment would be created for residents of new houses, and the effect on attractive trees and areas of urban open space valuable for amenity, recreation and wildlife. The Structure Plan is being reviewed, and a Draft Plan was placed on statutory deposit in November The Adur District Local Plan 1996 defines the boundary of built-up areas and develops the housing requirements of the Structure Plan (in policies AH1, 3, 5 and 6). It also contains detailed policies for safeguarding specific areas or features such as Conservation Areas (AB4), Listed Buildings (AB7-11), buildings of townscape merit (AB12), amenity open space (AB22) and trees (AB25), as well as requirements for access and parking (AT12 and 13) and, in certain cases, for landscaping and tree planting (AB26 and 27), noise insulation for certain road, railway and aircraft noise (AP8 ), and archaeological features (AB1).

5 Of particular relevance is Policy AH9 which, in effect, sets the objectives of this Standard. It states:- The conversion of dwellinghouses into smaller self-contained units will be permitted providing that:- (a) access and car parking provision is acceptable under Policy AT12 and can be made within the curtilage of the original dwelling without detriment to the character of the area; (b) the proposal would not have an unacceptable adverse effect on neighbouring properties in terms of overlooking or noise transmission through party walls, and (c) the type of property concerned and the standard of accommodation to be provided accords to the standards adopted by the District Planning Authority. The conversion of small family houses will not be permitted.

6 2.0 INTERNAL SPACE STANDARDS 2.1 Any conversion should be capable of producing self-contained flats of an adequate total size and with individual rooms of a sufficient size, and satisfactory internal arrangement. The layout of a flat, in relation to adjoining flats or dwellings, is also important. Due regard should also be paid to the requirements of the disabled and the elderly, which will be particularly important in central locations near shops and other facilities. SIZE OF FLATS AND ROOMS 2.2 The minimum size requirement for flats and individual rooms are given in table 1 below. The minimum flat sizes refer to floor areas with measurements taken from the inside of the external walls, excluding staircases but including internal walls etc. The minimum room sizes are floor areas of rooms measured internally. TABLE 1 - SIZE REQUIREMENTS FOR FLATS AND INDIVIDUAL ROOMS Flat Type/Room Minimum Size (Square Metres) Flats Bedsitting room 30 1 bedroom 45 2 bedrooms 57 3 bedrooms 70 Rooms Living 14 Kitchen 5.5 Double-bedroom 11 Single-bedroom 6.5 INTERNAL LAYOUT 2.3 Each flat should be self-contained with its own entrance off the street, or at least off an internal communal entrance hall/stairway. All rooms in a flat should be accessed from either a hall or the living room. It is not, therefore, acceptable for a bathroom to be accessed from either a kitchen or bedroom (unless it is a second en-suite bathroom). 2.4 Each flat should usually contain a separate living-room, kitchen, bedroom(s) and bathroom/wc. In bedsitting rooms (often termed "studio" flat) the living-room and bedroom are combined. However, where bedsitting rooms result in flats of inadequate dimensions with cramped facilities for food preparation, storage space and general circulation they will be resisted. A combined kitchen and dining-room is acceptable provided there is a separate living-room. At least one of the bedrooms in a flat should be of a "double size" (see Table 1).

7 2.5 Living-rooms, bedrooms and kitchens should all have adequate natural daylight. It is also essential that at least the living-room has a reasonable outlook. For conversion of a property with an attic or basement, with limited outlook or natural daylight, a maisonette should be created on more than one floor level so that at least the living-room has a reasonable outlook and natural daylight. Flats in which all windows are north facing should be avoided as direct sunlight in rooms would be limited. 2.6 Conversions of attics may pose particular problems in ensuring a satisfactory layout is achieved, especially when the addition of a new staircase is required. Where conversion of an attic includes an area with restricted headroom (below l.8m), this area will not count towards the minimum size required for either the individual room or the whole flat. 2.7 The sub-division of an original room into two or more smaller rooms will not be allowed where this creates rooms of an awkward shape or where it destroys the original architectural features of a room. For instance, splitting a room down the middle of a bay window or a fire-place will not usually be acceptable. RELATIONSHIP BETWEEN FLATS AND ADJOINING PROPERTIES 2.8 The layout of flats in relation to other flats in the building and with adjoining properties is an important consideration in minimising potential disturbance from noise transmission. Within a single building, rooms of a particular type (i.e. living-rooms, kitchens) should be "stacked" above each other. In relation to adjoining buildings, rooms of a particular type should be arranged "side-by-side". 2.9 Sound insulation measures will always be required as part of any conversion but, where noise disturbance cannot be minimised by appropriate "stacking" and "side-by-side" layouts, the onus will be on the applicant to prove that adequate sound insulation measures can be provided before planning permission is granted. Advice on sound insulation can be obtained in Building Research Establishments' Digests Numbers 293 (separating walls and floors), 333 (walls), 334 (floors) and 337 (basic principles). LAYOUT AND RELATIONSHIP BETWEEN FLATS Bedroom FLAT 1 Kitchen Living Room Bedroom Bedroom SEMI- DETACHED HOUSE FLAT 2 Living Room Bedroom Kitchen Living Room Noise disturbance where rooms of the same type are not "stacked" or arranged "side-by-side"

8 3.0 EXTENSIONS AND EXTERNAL CHANGES 3.l Where conversion includes the addition of an extension, or any other material change to the exterior of the building, the effect of these on the property itself, on adjoining premises and on the local environment generally must be considered. 3.2 In the case of conversion of a dwellinghouse to flats, the size of extension will be limited to the size which normally would be permitted if the property were to remain as a single dwellinghouse. The Council's Development Control Standard "Extensions and Alterations to Dwellings" should be consulted in this respect. 3.3 Conversions sometimes include changes to the external appearance of a building including the provision of fire-escapes and the installation of additional doors, windows, pipes etc. Changes, such as external stairs which lead to overlooking of adjoining properties or a poor standard of appearance, will be refused. Additional pipework etc. should be kept to a minimum and located so that it is not detrimental to the street-scene or the visual amenities of adjoining premises. 3.4 It is important that the Divisional Officer of the Sussex Fire Brigade is consulted at an early stage. If an external fire-escape is a requirement of the fire officer this may affect the acceptability of a proposal from a planning viewpoint and in some cases may result in a refusal. If it becomes apparent that an external fire-escape is required after planning permission has been granted, a new application would be required and would not necessarily be granted. 4.0 AMENITY SPACE 4.l Flat conversions should result in an acceptable amount of amenity space for each flat. The minimum area required is 20 square metres per flat. For an area to be included in an amenity area it must be a usable space (i.e. a dustbin enclosure would not be included) and it should be at least 3m in width. 4.2 For conversions providing a small number of flats (3 or less), it may be preferable for each flat to be provided with its own private amenity area. However, where large detached properties with sizeable gardens are being converted to a larger number of flats, it would in most cases be advantageous to retain the grounds as a communal garden. This would have the least detrimental effect on the setting of the building and is likely to result in a better outlook for residents. In general, where a conversion includes larger flats suitable for "family" occupation, these should be located on the ground-floor with direct access to their own garden space. Smaller flats, not suitable for "family" occupation, may be located on the upper floors, although ground floor flats are also more appropriate for the elderly or disabled. 4.3 An easily accessible refuse bin enclosure should be provided, which should be located in an unobtrusive position, preferably to the rear. It should be sufficiently large to accommodate one dustbin per flat. Where a refuse bin enclosure has to be located to the front of a building, it should be of an appropriate size and design and constructed in sympathetic materials.

9 5.0 PARKING REQUIREMENTS 5.l The parking standards for residential development are laid down in the Council's Development Control Standard No.1 "Car Parking Standards". The relevant standards for on-site parking for houses and flats are given below. TABLE 2 - PARKING STANDARDS HOUSE/FLAT SIZE SPACES Small House (3 bed/up to l20sq m) 2 Large House (4 bed/over l20sq m) 3 Small Flat (2 or less habitable rooms) l.2 Large Flats (3 or more habitable rooms) l In calculating the parking requirement for flat conversions, the number of car spaces required will be rounded up to the nearest whole number. 5.3 Where it is not possible to provide the full requirement, the parking requirement of the existing building and the proposed flats should be compared. If the shortfall in parking spaces is "no worse" than existing, then the reduced parking provision may be permissible. 5.4 Where the shortfall in parking spaces would be worse than the existing situation, or where the "no worse" situation can only be achieved with considerable environmental damage, then permission will normally be refused. 5.5 Where a dwelling-house has been used for either multiple-occupation or has been subdivided into flats without planning permission, then it is still the parking requirement of the property as a single dwellinghouse which should be compared with the parking requirement of the proposed conversion. In other words, an unauthorised use cannot be accepted as a justification for accepting an inadequate parking provision. FOR FURTHER INFORMATION OR ADVICE PLEASE CONTACT THE DEVELOPMENT CONTROL SECTION