A brief guide to home extensions and alterations

Transcription

1 A brief guide to home extensions and alterations Extract from Residential Extensions and Alterations SPD Adopted

2 INTERPRETING AND TRANSLATION ASSISTANCE This guidance can be made available in other languages, large print, Braille, audio- tape format or a translation service provided on request. Should you require access to these services please contact us at the address stated below. ALBANIAN Ky udhëzues mund t ju vihet në dispozicion në gjuhë të tjera, me shkronja të mëdha, në alfabetin Braille, në format audiokasete ose mund t ju ofrohet i përkthyer sipas kërkesës. Nëse keni nevojë për këto shërbime, ju lutemi të na kontaktoni në adresën e mëposhtme. ARABIC.. BENGALI CHINESE FRENCH Ces informations peuvent être mises à disposition dans d autres langues, en gros caractères d imprimerie, en Braille ou sous forme de cassette audio, et un service de traduction peut également être offert sur demande. Si vous avez besoin d accéder à ces services, veuillez nous contacter à l adresse indiquée ci-dessous. GUJARATI HINDI,,, - PUNJABI ieh idsa-inrdes d<ji BASAv;, v&de xape, bqel, aadio tep farmet iv&c uuplby craee ja scde hn j; benvi crn VE anuvad seva muheiaa civi ja scdi h>. je VUsI: ieh sevav; pqapv crna CAhU*dE h~ V; icrpa crce het id&ve pve VE sade nal s*prc cr~. TURKISH URDU Urban Design team, Environment & Regeneration London Borough of Waltham Forest Room G08, Sycamore House, Forest Road Walthamstow E17 4JF Tel: urbandesign@walthamforest.gov.uk Web site:

3 Contents 1.0 Introduction 2.0 General design principles 2.1 High quality design 2.2 Maintain harmony with the original building 2.3 Respect the street scene and local character 2.4 Neighbourliness 2.5 Garden size 2.6 Consider climate change 2.7 Other issues to consider 3.0 Rear extensions 3.1 Existing layout 3.2 Single storey rear extensions 3.3 Two storey rear extensions 3.4 The 45 degree rule 4.0 Side extensions 4.1 Effect on the street scene 4.2 Proposed drainage 5.0 Front extensions 5.1 Effect on the street scene 5.2 Porches 6.0 Loft conversions and roof extensions 6.1 Roof light conversions 6.2 Dormers 6.3 Hip to Gable 6.4 Mansard 6.5 Butterfly or London 7.0 Alterations for dependent relatives or for those with disabilities 8.0 Detached outbuildings 9.0 Best practice guidance for minor alterations 9.1 Walls, gates, fences and other boundary treatments 9.2 Paving over front gardens 9.3 Cladding or rendering 9.4 Satellite dishes 9.5 Replacement windows 10.0 List of contacts

4 1.0 Introduction This document is a shortened version of Waltham Forest's Residential Extensions and Alterations Supplementary Planning Document (Adopted ). It is intended to give residents a brief guide to the design requirements for extensions and alterations, however it is recommended that applicants read the full document before submitting an application as Council officers will use the main document when making a decision on a planning application. In assessing planning applications for residential extensions or alterations the Council will consider the impact of the proposal on: The appearance or character of the existing house The appearance or character of neighbouring properties and the street as a whole The amenity of neighbouring residents. It is important to note that not all houses can accommodate an extension. In some instances there may simply be inadequate space. Also development, however small, may result in harm to the appearance of the street or to the amenity of neighbours. Where houses have already been extended, the cumulative effect of additions will be taken into account. The following sections set out the key design principles that apply to extensions generally and provide further detail on the different forms of extension, such as rear extensions, side extensions, or loft extensions. Residential Extensions and Alterations Supplementary Planning Document The full Residential Extensions and Alterations document can be found on the Council's website at Alternatively the Duty Planning Officer can give advice - Tel: (020) , dcmail@walthamforest.gov.uk. Adopted 2

5 2.0 General Design Principles 2.1 High quality design Extensions or alterations should improve or at least maintain the character of the house and the street in which they are situated. Good design can: Add value to a property, Avoid adverse impacts on neighbouring residents, Require less long-term maintenance. A good quality mansard roof extension 2.2 Maintain harmony with the original building The Council is predominantly interested in the external appearance of an extension, both in how it impacts on the street and how it relates to the original building. Proposals should: Complement the size, shape and character of the original house with extensions generally being subordinate. Complement the roof line of the original house retaining features such as parapet walls and chimneys. Reflect the design, position, proportion and size of windows and doors of the original house. Use traditional materials for windows and doors. In some instances modern alternatives may be appropriate if they are a suitable design and good quality. Replicate existing house details such as chimneys, tiles or decorative brickwork in an extension. Complement or match the materials of the original house with high quality, natural, durable products. The front dormer does not complement the position, proportion and size of windows of the original building The roof of this side extension does not complement the roof of the original house 3

6 When matching materials it is important they are as exact as possible. Local reclamation suppliers can be found on the internet who could help you find appropriate materials. Alternatively contact the Council s Conservation Officer for advice (contact details are at the end of this document). 2.3 Respect street and local character The details of this extension follow those of the original house An extension should not have a detrimental effect on the street. In many of Waltham Forest's residential streets the character is achieved through uniformity. Windows, doors, roofs, gaps between properties and other features often form a repeating pattern along the street which reinforce or establish its character. Proposals should: Respect the size and shape of adjacent and nearby buildings. Complement the roof arrangement of neighbouring properties if visible from the road. Not fill in the gap between properties if they are a characteristic of the street. Consider the size and position of existing windows and doors. Retain or replace other features such as boundary walls or fences common to the street. Alterations or extensions to buildings in prominent locations should be to a high standard of design and construction. Gaps between buildings are sometimes a strong character of a street. In these instances large side extensions should generally be avoided Front garden walls have a great impact on the street scene and should wherever possible be retained 2.4 Neighbourliness Extensions should not compromise the amenity of neighbours in terms of: 4

7 Loss of privacy. This can often be avoided by carefully locating or omitting windows to prevent overlooking Existing outlook. Developments that are overbearing to neighbours and limit their views should be avoided. Loss of light. 2.5 Garden size Extending your home may mean reducing your garden size. The Council see it as important for a home to provide appropriate garden space, so will consider the impact of your extension on the size of the garden. The Council will generally require 15m² of usable private garden space per habitable room. Habitable rooms include all rooms normally used for living and sleeping as well as kitchens of 13 m² or more in size. 2.6 Consider climate change Making the whole house energy efficient will: Save money on bills, Make the property more attractive to buyers Increase the ratings on the Energy Performance Certificate. Measures could include: Insulation Using water efficient appliances and energy efficient boilers Incorporating small-scale renewable energy systems such as solar panels, or small-scale wind turbines Installing a green roof to reduce flooding 5

8 Using paving that allows water to soak through to reduce flooding Collecting and reusing rain water. (For further information please see the full Residential Extensions and Alterations Supplementary Planning Document on Other issues to consider Natural light Will there be enough natural light inside the house after the extension? Drainage Has existing drainage been considered? A frequent problem faced by homeowners extending their home is that of existing drainage. Many properties, particularly those built around 1920 or 1930, have drainage pipes that run along the back or side of the house. The planning approval process does not check the feasibility of drainage. You may therefore be granted planning permission for an extension, but find out later that it cannot be achieved without changes. If this is the case, it is important you submit an amended planning application showing any changes. If changes are made without permission the Council may require you to remove the extension (for further information on enforcement please see the full Residential Extensions and Alterations Supplementary Planning Document on The best way to avoid this would be to contact the Council s Building Control department (contact details are at the end of this document) at an early stage to discuss this and any other potential problems that you may face. Drains frequently run along the side or back of houses which can sometimes affect the extent of an extension 6

9 3.0 Rear extensions 3.1 Existing layout There are generally two arrangements for the backs of properties (see sketches). 'L-shape - such as the Victorian terraced houses in Leyton and Leytonstone, and which are often on narrow plots. It is generally inappropriate to square the property off by infilling the L-shape as this can create a tunnel effect for your neighbour and therefore be too overbearing. proposed extension It is often inappropriate to infill an L-shaped plot as this can create a tunnel effect for neighbours original building Square-backed - such as some of the borough s Edwardian or interwar houses in Chingford or Highams Park. Extension of the square-backed layout is usually less overbearing for neighbours and therefore generally acceptable providing detailed design principles are followed. An extension of a square rear profile building is usually less overbearing on neighbours proposed extension 3.2 Single storey rear extensions As a general rule, single storey rear extensions are more acceptable than higher extensions because they have less of an impact on neighbours. Home owners can generally extend the back of the house by up to 3 metres. Anything over this is likely to be too overbearing for neighbours in terms of loss of light, overshadowing and compromising outlook. Flat roofs of single storey rear extensions cannot usually be used as balconies to the upper levels, as in most cases would result in direct overlooking into neighbouring properties. original property The 3 metre rule Proposed rear extension max 3m 3.3 Two storey rear extensions Two-storey extensions are not always appropriate. The acceptability of balconies on single storey rear extensions will depend on the impact on overlooking of neighbours 7

10 Particular care needs to be taken to ensure they do not cause an unacceptable loss of daylight or sunlight to neighbours and are not out of character. 3.4 The 45 degree rule The Council use the 45 degree rule as a guide in determining whether an extension has an acceptable impact on neighbours. An extension should not exceed a line taken at 45 degrees from the centre of the nearest ground floor window of a habitable room in an adjoining property if the proposed extension is single storey. neighbours rear window to habitable room single storey extension 2 storey extension or higher proposed rear extension For extensions greater than one storey, the 45 degree line is taken from the edge of the nearest window of an adjoining property. neighbours property your property 4.0 Side extensions 4.1 Effect on the street If the gaps between properties are a characteristic feature of the street a side extension may not be appropriate (see section 2.3 above). A side extension should generally be sub-ordinate to the main part of the house and set back from the building line fronting the street by 1 metre. The design of the roof, windows and doors should be in keeping with the original house and neighbouring properties, and materials should complement or match those of the original house. Side extensions should generally be subordinate to the original house 4.2 Proposed drainage Proposed drainage should be considered early when planning a side extension. There is often This side extension has a detrimental impact on the street scene. The design of the roof does not complement the original house 8

11 a temptation to build right up to the property boundary and leave insufficient space for gutters. The Council will require you to deal with the drainage of your house within the boundary of your property. The visual impact of gutters should also be considered when installing drainage. Gutters should be located within the property boundary 5.0 Front extensions Front extensions generally have a greater impact on the character of the original house and street, therefore there are limited circumstances when they would be considered appropriate. Front additions would only be considered acceptable where: They do not interfere with the established building patterns and lines of the street frontages. They appear as if they are a part of the original building, incorporating sensitive design and using materials that match those of the original house. 5.1 Effect on the street There may be limited circumstances where a front extension is appropriate, for example where the street has an irregular building line or pattern. In these cases it must be sensitively designed to the highest quality and the materials should complement or match those of the original house. It would need to appear as if it were designed with the original building and not look out of place in the street. 9

12 5.2 Porches The Council will closely scrutinise any applications for porches to ensure that the proposal does not detrimentally affect the character of the original building, and where appropriate, traditional materials should be used. In many cases, for example with Victorian or Edwardian houses, a porch may not be appropriate. If not designed well, porches can have a detrimental impact on the street scene 6.0 Loft conversions and roof extensions Bat roosts are sometimes present in lofts or roofs and if found home owners should contact Natural England. It is an offence to damage, destroy or obstruct access to a bat roost. 6.1 Roof light conversions The best conversions of this type are those where the roof lights are of a size and location that relate to the existing windows of the house, and where low profile roof lights are used. A roof light conversion 6.2 Dormers Dormers should be located within the profile of the existing roof and be of an appropriate scale and bulk to avoid a top heavy appearance. Dormers should: Normally be to the rear. Not have a width exceeding their height. A width no greater than 1.2m is preferred. Two smaller dormers with sufficient spacing may be an acceptable alternative to one large A dormer extension 10

13 dormer. Not exceed the height of the ridge of the main roof. Incorporate size and position of windows, which relate to windows on the main house. Where there is an L-shaped footprint to the building, permission will not normally be granted for dormer extensions that turn the corner of the L-shape to create one large extension. A large dormer following the l'shaped footprint 6.3 Hip to Gable The Council will take into account the impact of the roof change on the original building and the overall character of the street. If the extension affects a building in a prominent location (such as one at the end of a long view) and if carried out in isolation would imbalance a pair of houses, the Council may consider the impact on the street scene to be too adverse. All hip to gable extensions must have roof tiles or slates on the extension that exactly match those of the original roof Box type roof extensions often vary in form and size resulting in an imbalance with adjoining properties and a detrimental impact on the street scene 6.4 Mansard Mansard roofs are not a typical roof profile in the borough so it is unlikely that this type of extension will be appropriate 6.5 Butterfly or London A mansard loft extension These are present in some of the Victorian terraces in the south of the Borough. They usually require a mansard type extension to achieve the required floor to ceiling heights. Where they are part of a terrace they will generally be unacceptable unless carried out in conjunction with neighbours to achieve a meaningful grouping of roof alterations. Three home owners have carried out a successful mansard loft extension together 11

14 7.0 Alterations for dependant relatives or for those with disabilities When adapting a home for a person with a disability the general and detailed design principles above will be applied when the application is considered. In some instances, the Council may require a ramp or platform lift to be provided at the front of the house to allow a disabled resident easy access from the house. This will, however, depend on the needs of the person being catered for and the existing layout at the entrance to the house. For an extension or annexe to be deemed for use by a dependant relative it is should share the same entrance, be accessed from the main house, and be on one level. It should not have its own kitchen facilities, but share those of the main house. 8.0 Detached outbuildings Outbuildings are often permitted development and do not require planning permission, subject to conditions. Where planning permission is required the Council will consider the size of the proposed outbuilding compared to the size of the original garden (see general design principles section above), its design and its impact on neighbours. 12

15 9.0 Best practice guidance for minor alterations 9.1 Walls, gates, fences and other boundaries If the proposed garden fence gate or wall is no higher than 1 metre next to a road, or less than 2 metres on any other boundary, you will generally not require planning permission, unless the house is in a Conservation Area or is a Listed Building. Front garden walls have a great impact on the street, and should wherever possible be retained or reinstated. Front garden walls generally have a positive impact on the street scene and should wherever possible be retained 9.2 Paving over front gardens Planning permission is now required to lay traditionally paved driveways at the front of the house that do not self drain. For further information please see The Department for Communities and Local Governments Guidance on the permeable surfacing of front gardens which can be obtained at planningandbuilding/pdf/pavingfrontgardens.pdf. 9.3 Cladding or rendering Cladding or rendering should be avoided as it often has a detrimental impact on the uniformity of the street, particularly if you are adding a finish that is significantly different to neighbouring houses. Clad buildings can be susceptible to damp as the building can no longer breathe. 9.4 Satellite dishes In certain circumstances you will need to apply for Cladding can have a detrimental impact on the street scene and should be avoided 13

16 planning permission to install a satellite dish. For further detail please contact the planning portal web site on Portal2/portal2Site/permission/commonprojects/ antenna/guidance#goodpracticethingstoconsider or alternatively speak to the Duty Planning Officer whose contact details are at the end of this document. They should: Be the smallest possible size and coloured to blend with surroundings. Be sited inconspicuously, and should not normally be installed on building frontages or roofs. Have discreetly located feed cables. Redundant equipment should be removed before new equipment is installed. Poorly sited satellite dishes can have a detrimental impact on the street scene 8.5 Replacement windows Windows are strong visual elements in the street and can have a significant impact on character. In many cases it may be possible to repair existing windows rather than replace them, and improve the thermal efficiency of original windows by draft proofing or adding secondary glazing. Try to replicate the original windows as far as possible in terms of detailing and materials, opening arrangements and the pattern of glazing bars. If you are considering replacing windows and would like advice on the most appropriate replacements, please contact the Council's Conservation Officer. 14

17 9.0 List of Contacts Duty Planning Officer For general planning advice between 10 am and 4 pm Monday to Friday. Sycamore House, Waltham Forest Town Hall, Forest Rd, London E17 4JF Tel: (020) dcmail@walthamforest.gov.uk Conservation Officer For queries related to Conservation Areas or Listed Buildings Guy Osborne Sycamore House, Waltham Forest Town Hall, Forest Rd, London E17 4JF Tel: (020) guy.osborne@walthamforest.gov.uk Building Control Department For advice on Building Regulations Sycamore House, Forest Road, London E17 4JF Tel: (020) building.control@walthamforest.gov.uk 15

18 London Borough of Waltham Forest Urban Design Team Sycamore House Waltham Forest Town Hall Forest Road Walthamstow London E17 4JF Tel: