Planning & Building Control Division Design Guidance 1 East Ayrshire Planning Design Guidance Householder Development 1
EAST AYRSHIRE PLANNING: DESIGN GUIDANCE Design of the built environment can affect the overall perception of an area formed by both its inhabitants and visitors. By ensuring that all development is based on good design practice and incorporates sensitive design features in keeping with good design principles, the quality of life for residents and future developers can be greatly enhanced and improved. East Ayrshire contains numerous examples of high quality welldesigned buildings. This document aims to build on the best elements of the built environment found in East Ayrshire by formulating a series of design policies aimed at making East Ayrshire a more attractive place in which to live and invest. The intention of the design policies is not to restrict development, but to ensure that all development proposed is of the highest quality of design, in keeping with and sympathetic to the character and appearance of the area in which it is proposed. This document comprises a series of design policies under each of the following headings: 1 Householder Development 2 New Residential Development 3 New Residential Development in the Countryside 4 Listed Buildings and Buildings within Conservation Areas 5 Shop Front Development 6 The Display of Advertisements 2
DESIGN GUIDANCE: HOUSEHOLDER DEVELOPMENT The Planning and Building Control Division has produced this guidance with a view to ensuring that the highest standards of design are achieved throughout East Ayrshire. Good design enhances and protects the quality of the built environment and developers are strongly encouraged to take this guidance into account when preparing and formulating their development proposals. This guidance forms part of and supplements the policies of the East Ayrshire Local Plan and will be used by the Council in its assessment of all planning applications. It should be noted that not every policy contained in this document applies for each and every development. All householder development will require to comply with all relevant policies of the East Ayrshire Local Plan, copies of which are available from the Planning and Building Control Division. INTRODUCTION Whilst alterations and extensions to a dwelling can improve and prolong the life of a building, careful consideration should be given to the effect any changes will have on the property, on neighbouring properties and the surrounding area. Development that is out of scale and character with its surroundings can be detrimental to the appearance of the wider area. Not all householder development requires planning permission. Listed Buildings and buildings in Conservation Areas generally have fewer permitted development rights as stricter controls are required to preserve their character. Before works start, contact should be made with the Planning and Building Control Division to clarify whether planning permission is required for any particular development. All proposals for householder developments will be assessed against the following policies and guidance: 3
1. Dormer Window Extensions (a) (b) Dormers shall be of a scale and design appropriate to the building on which they are proposed and, in all cases, the design and positioning of the windows shall reflect the position, character and proportion of other windows in the same façade. Dormer window extensions shall also take account of the design of other dormers existing on the building and of existing dormers on adjoining properties. Side and, if appropriate, front panels should be finished externally in the same materials and colours as the roof covering of the existing house. Good Example of Dormer Window Extension (c) Dormers should, collectively, occupy no more than 25% of the area of the roof plane on which they are proposed in situations exposed to general view and no more than 50% in less prominent locations. (d) (e) Dormers shall be set a minimum of 0.5 metres away from gables and hips, and down from the roof ridge in order that the roofline remains unaltered. Under no circumstances shall a dormer rise above the ridge of the roof. Single and continuous box dormers (i.e. two or more rooms linked) will not be permitted in situations exposed to public view, other than in non-sensitive areas where such dormers are already prevalent. 4
2. Front Porch Extensions (a) All front porch extensions should be of a size and scale in keeping with the size and scale of the dwellinghouses on which they are proposed. They should be finished in materials to match the dwellinghouse and be capped with a pitched or sloping roof of materials to match the roof of the dwellinghouse. Good Example of Front Porch Extension (b) The erection of front porches on individual terraced houses will only be allowed where these will not adversely impact on the visual appearance and character of the terrace as a whole. 3. House Extensions (a) Extensions to existing properties shall be sited and designed to minimise any overlooking of neighbouring properties and to ensure maximum provision of privacy and daylighting. Well Designed House Extension 5
(b) (c) (d) (e) The materials and colours used in the construction of extensions to residential properties should match the finish of the existing dwellinghouse. Wherever possible, any residential extension should be sited so as to avoid the unnecessary removal of trees, hedges or other landscape features which are considered to contribute positively to the appearance and character of the area. All extensions to residential properties should incorporate double-pitched or hipped roofs in situations open to general view. Monopitched, mansard or flat roofed extensions in situations not exposed to public view may be considered appropriate by the Council where, in the opinion of the Council, these do not detract from the architectural character or appearance of the property. Two storey, flat-roofed extensions will only be permitted in situations where the extensions are not exposed to public view. 4. Garages All freestanding garages to be erected within the curtilage of a dwellinghouse will require to be located behind the front building line of the property and incorporate a dual pitched roof. Wooden garages may be considered acceptable but only where these are located behind the rear building line of the dwellinghouse. Front Building Line Roadway Good Example of Garage Rear Building Line 6
5. Satellite Dishes (a) All satellite dishes and antennae should, wherever possible, be located at ground level in an unobtrusive position in the rear garden ground of the property, out of public view. Failing this, the dish should be located so as to have the minimum impact or effect on the appearance of the building on which it is to be erected preferably; (i) (ii) (iii) On the roof of the building, at the rear and below the ridge line. On an ancillary building (such as a garage) to the rear of the property. On the rear wall of the building. Only when it can be demonstrated to the satisfaction of the Council that no other location is possible and practicable, will a satellite dish be permitted on the front elevation of a building or any other elevation fronting a public road. 7
(b) Satellite dishes will not normally be acceptable where they would adversely affect the character or setting of a listed building or a building within a Conservation Area. Any satellite dish antenna granted permission by the Council on such a property will be limited to a maximum temporary period of five years and should be affixed by non-ferrous fittings in mortar courses to avoid damage to the fabric of the building. Satellite dishes on the front elevation of a listed building or a building within a Conservation Area or on any other elevation fronting a public road will not be considered acceptable. 6. Liquid Petroleum Gas Storage Tanks LPG tanks should be located to the rear of the dwellinghouse out of view from a public road and, without prejudice to the provisions of the Building (Scotland) Regulations and the relevant Health & Safety Guidance Note, be suitably screened to the satisfaction of the Council. 7. Miscellaneous Attachments to Residential Properties Although not necessarily classed as development in terms of the Town and Country Planning (Scotland) Acts, the attachment of various miscellaneous features can be detrimental to the appearance of residential properties. While the Council may not have specific planning control over the installation of such features, developers are requested to observe the following advice:- (a) Pipes and Wiring (gas, electricity, television etc.) should be routed internally or on rear elevations. Television aerials should be located in the roof space of buildings and not on chimney heads which would detract from the appearance of the building and may damage stonework. 8
(b) (c) (d) Disused pipe work, wiring, aerials and all other attachments should be removed as soon as they become redundant. Meter boxes should not be sited on the front elevation of a dwellinghouse or on a part of the building in public view. Alarm boxes should be sensitively located so that they do not mask architectural features. Their colour should be consistent with the colour scheme of the building. 8. Alterations and Extensions in Conservation Areas or relating to a Listed Building (a) General Guidance (i) (ii) Alterations and extensions will generally require to remain subordinate to the original building; the design of alterations or extensions should reflect and enhance the overall character and appearance of the Conservation Area or Listed Building concerned in terms of size, scale, fenestration, finish and materials used; Good Extension in Conservation Area (iii) the material finish of any extension should be in keeping with and sympathetic to the existing building. Traditional finishes and details will require to be appropriate to the particular building concerned. 9
(b) Painting of Residential Properties There will be a general presumption against the painting of natural stone finishes. Any painting scheme will require to be compatible with its surroundings and to respect the character of the building itself. (c) New and Replacement Doors On main street frontages and other conspicuous elevations open to general view, doors shall be of a traditional design of panelled or vertical timber boarding or with windows with astragals where considered appropriate. Doors of Traditional Design (d) New and Replacement Windows All new or replacement windows on a listed building or a building within a Conservation Area must meet the following criteria: (i) All new or replacement windows must reflect the style, materials and proportion of windows appropriate to the architectural style and period of the property or area, particularly as regards the proportion of top-to-bottom sashes and the pattern of glazing bars and astragals. 10
(ii) In respect of Category C(s) listed buildings and unlisted buildings in Conservation Areas, consideration will be given to the use of high quality PVCu windows exactly replicating timber and preferably with traditional methods of opening. In all cases, windows that are proposed in non-traditional materials must still be of traditional style and design (iii) Windows with Traditional Methods of Opening In respect of Category A and B listed buildings, windows shall be of traditional materials, style and design. The use of high quality PVCu windows exactly replicating timber and with traditional methods of opening may be considered acceptable in locations where the planning authority consider the windows not to have a detrimental impact on the character and appearance of the listed building. Lintel Top Sash Bottom Sash Sill Astragals Mullion Casement (Frame) Window Components (iv) All window alterations and replacements shall ensure the retention of all existing stone mullions and existing lintels, sills and window surrounds. 11
(e) Roofs All roofs over residential extensions to Listed Buildings or buildings within Conservation Areas shall meet the following criteria: (i) (ii) Roofs shall be symmetrically double pitched and gable ended with a roof pitch to match existing roof pitches on the original building. Flat, mansard, monopitch and asymmetrical roofs should be avoided. Hipped roofs may be considered acceptable in certain circumstances. Roofs shall be finished in materials appropriate to the architectural style and period of the property to match the original roof finish of the existing building. On non-listed buildings within Conservation Areas, a high quality artificial or reconstituted slate of traditional slate proportions and thickness may be considered an appropriate alternative. Other roofing materials will not be permitted unless required to match the roof finish of the existing building. (f) Dormer Windows & Attic Extensions Hipped Dormer Monopitch Sloping Roof Dormer Pitched Gable Dormer Box Dormer Different Types of Dormer Window Extensions 12
All dormer and attic extensions on listed buildings and buildings in Conservation Areas shall be of traditional design and material finish incorporating either a pitched gable roof, a hipped bay window type roof or a monopitch sloping roof, appropriate to the building and area concerned. (g) Rooflights Only rooflights of a traditional design in terms of proportion, size and materials and not projecting unduly above the plane of the roof shall be permitted on Listed Buildings or buildings in Conservation Areas. Rooflights of non-traditional design and materials will not be considered acceptable. (h) Removal of Chimneys and Skew Stones Removal of chimneys, chimney capping and skew stones will not be permitted on Listed Buildings and on unlisted buildings within Conservation Areas where they form part of visible roof lines. Original chimney stacks and pots should be retained, especially traditional end stacks and central wallhead stacks. Repairs or replacements shall match the size, scale, design and material of the original. (i) Rainwater Goods When rainwater goods, including downpipes and guttering require replacement on a Category A or B listed building these should be replaced, wherever possible, with cast iron to match the original rainwater goods on the property. In the case of a Category C(S) listed building or an unlisted building in a Conservation Area, replacement rainwater goods in non-traditional materials exactly replicating the original in terms of style, design and finish may be considered acceptable. 13