3ODQQLQJ'RFXPHQW 3DUW - Wakefield · 2018. 2. 6. · 2.01 Glossary of Terms 2.02 Best Practice -...

I

Wakefield District Residential Design Guide Supplementary Planning Document: Part 2

Wakefield Council Local Development Framework - Adopted 31 January 2018

This document has been prepared by Integreat PLUS for the City of

Wakefield Metropolitan District Council.

Integreat PLUS

Integreat PLUS is the trading name of the Cultural Industries Quarter

Agency (CIQA), a social enterprise which provides regeneration, design

and economic development support for communities, local authorities &

other social enterprises.

[email protected]

www.integreatplus.com

Project manager:

Elizabeth Motley, Architect RIBA, BA (Hons) Architecture, DipArch

Project co-ordinator:

Sarah Broadstock, Architectural Assistant and Urbanist, BA (Hons) Architecture, MArch

Project team:

Ben Hooper, Architectural Assistant, BA(Hons)

Richard Motley, Managing Director, FIED, MIED, FRSA, Academy of Urbanism

Robbie Ormrod, Architectural Assistant and Urbanist, BA (Hons)

Ellie Shouer, Architectural Assistant and Urbanist, BA (Hons) Architecture, MArch

Jamie Wilde, Planning and Project Assistant, MPlanPLUSIntegreat

PLUSIntegreat

PLUSIntegreat

PLUSIntegreat

PLUSIntegreat

II



INFORMATION The Wakefield District Residential Design Guide Supplementary Planning Document and its Statement of Consultation are available to view and download from the Council's

website at: http://www.wakefield.gov.uk/planning/policy/supplementary-documents

If you would like to talk to a planning officer working on the Local Development Framework about any aspect of this document please contact the Spatial Policy Group on

(01924) 306417.

If you would like an extract or summary of this document on cassette, in large type, in Braille or any other format, please call the Spatial Policy Group on (01924) 306417.

Planning Aid England provides a free, independent and professional planning advice service to individuals and groups who cannot afford professional fees. Please visit

www.rtpi.org.uk/planning-aid for more information. The organisation may be able to assist groups and individuals who would like support and advice.

Please email [email protected].

III



Other Planning Considerations

1.14 Sites in the Green Belt 1.15 Sites in Conservation Areas1.16 Listed Buildings and Buildings of Local Interest1.17 Sites next to Water Courses and Water Bodies1.18 Works to Trees1.19 Sub-division of Properties

2.01 Glossary of Terms2.02 Best Practice - Furniture Space Guide2.03 References and Bibliography

0.0 Introduction

1.0 Section1: Policy and Planning Requirements

General Principles

1.01 Useful Information Before You Begin1.02 How to do a Site Appraisal1.03 Health and Housing1.04 Space Outside the Home 1.05 Making the Most of Your Home1.06 Design in Relation to the Existing Property1.07 Effect on Neighbours1.08 Design in Relation to the Street

Status and Policy ContextRelevant Local PolicyComply or Justify The Design Process

p.27

p.27p.29p.31p.31p.31p.31

p.35p.37p.38

2.0 Appendix p.33

CONTENTS

V

p. 01

p.03p.05p.06p.07p.08p.09p.14p.16

p.18

p.18p.21p.23p.25p.26

VVIVIIVIII

Built Forms

1.09 Front and Side Extensions1.10 Rear Extensions Including Conservatories1.11 Roof Extensions and Alterations1.12 Garages, Parking and Outbuildings1.13 Decking, Terraces, Patios and Balconies

p.03

IV



Castleford

Wakefield City Centre

Wakefield

The South East

The Five Towns

Horbury

Ossett

Crofton

Walton

Normanton

Featherstone

Pontefract

Knottingley

South Elmsall

North Elmsall

South Kirkby

Hemsworth

Ryhill

Ackworth

Wakefield District map showing the area covered by this Residential Design Guide

Wakefield District

Wakefield urban centres

Green spaces

Major highways

Train lines

Waterways and water bodies

Main sub areas of the District

V



Status and Policy Context

V.I This Supplementary Planning Document (SPD) is consistent with existing policy at district and national level. The advice given here will be of material consideration in determining planning applications throughout Wakefield District. The Residential Design Guide (RDG) was commissioned in 2015, by Wakefield Council, to replace the 1996 guide. It has been produced as part of the Local Development Framework (LDF) in conjunction with Wakefield City Centre Urban Design Framework (UDF).

V.II The diagram below shows the relationship between the Residential Design Guide SPD and local and national policy.

V.III Integreat Plus is a social enterprise based in Sheffield that supports quality

placemaking in Yorkshire and the Humber. Integreat Plus has acted as lead consultant in the development of the RDG following a competitive tender process in 2015.

V.IV This document provides further detail on the policies in the Local Plan concerned with design. These policies are listed on page VI - Relevant Local Policy. All proposals will need to comply with these details in order to be considered sustainable development unless the requirements laid out on page IX with regard to ‘comply or justify’ are satisfactorily addressed. Weight will be given to this SPD when making planning decisions.

V.V It is strongly advised that wider reading on policy context is undertaken in order to ensure a smooth and successful design process.

Local Development Framework

Core Strategy

Supplementary Planning Documents

Site Specific Policies Local Plan

Other Development

Plan DocumentsPolicies

Map

Annual Monitoring

Report

Review

Other Plans and Strategies

National Planning Policy Framework

Sustainability Appraisal

VI



List of Relevant Core Strategy Policies List of Relevant Development Policies

CS10 Design, Safety and Environmental Quality

CS13 Mitigating and Adapting to Climate Change and Efficient Use of Resources

D18 Development affecting Historic Locations

D19 Development affecting Buildings of Local Interest

D23 Existing uses in the Green Belt

D24 Flood Risk

D25 Drainage

D9 Design of New Development

D10 Extensions and Alterations to Dwellings

Relevant Waste Plan Policy

Waste Facilities within DevelopmentsW7

Relevant Local Policy

VI.I The following policies may be relevant to your proposal and must be complied with or reasons given to justify an alternative approach. It is the applicant’s responsibility to ensure that policy requirements have been met. A list of relevant documents is provided in the appendix.

Relevant Supplementary Planning Documents (SPD)

WMDCWakefield Council Street Design Guide, 2012

SDG

D11 Waterfront Design

D7 Protection of Trees and Woodland

VII



Comply or Justify

Comply or Justify

VII.II The additional details on Local Plan policies within this document have been produced based on a principle of ‘comply or justify’.

VII.III In general, all new residential development is expected to comply with the policy detail set out in section 1 of this document. Proposals that comply with the policy details are more likely to move through the planning process quickly and successfully.

VII.IV Where a proposal departs from any of the policy details a thorough justification will need to be provided. Wakefield does not wish to stifle creative and innovative, exemplary designs, which often bring richness and variety into a neighbourhood.

VII.V This approach underpins the Council’s aspiration for a range of high quality residential developments by maintaining a degree of flexibility allowing for the very best examples of inspiring contemporary design.

Policy and Planning Requirements

VII.I This section sets out further detail as to how Local Plan policies concerned with design should be complied with. The Council will be flexible with regard to this compliance where it can be demonstrated that a proposal represents innovative design. This will need to be fully justified in any relevant planning application as part of the concept of ‘comply or justify’ set out below.

VIII



Stage 1Understanding the Place

Site analysisPlanning policies

Hire the right designer and/or builder

Stage 2Develop Design Principles

Consider design principlesTest different optionsScope out final brief

Stage 3Final Design

Develop specifications Get building regulations approval

to consider:• site characteristics, opportunities and

restraints• any designations affecting the site (i.e.

green belt, conservation areas etc.)• floodrisk• employingsuitablyqualifiedpeople

withtherightskillsandexperience

to consider:• character, scale, materials, orientation,

etc.• visualrelationshipwithexistinghouse• local character• impact on health and wellbeing• means of drainage• sustainability• budget

to consider:• finaldecisionsbasedonavailable

budget • the quality of the detailing

Submit a pre-application enquiry to the Council’s Planning Service before plansbecometoofixed

Submit planning application (if required)

Get costs from builder at an early stage

totakeintoaccount:

• Think about who will design your extension. You may need an architect or architectural designer. You can find qualified architects in your area by visiting the Royal Institute of British Architects (RIBA) website.

• Seek advice from any friends or family that have gone through a similar process and ask for recommendations.

• Aim to get at least 3 quotations when deciding on a builder or contractor.

The Design Process

VIII.I A well designed extension adds value to your house and can improve your surrounding environment. This outline of the design process highlights the stages that the designer of the extension must navigate in order to obtain a good overall outcome.

01



1.0 POLICY & PLANNING REQUIREMENTS

02



General Principles

1.01 Useful Information Before You Begin

1.02 How to do a Site Appraisal

1.03 Health and Housing

1.04 Space Outside the Home

1.05 Making the Most of Your Home

1.06 Design in Relation to the Existing Property

1.07 Effect on Neighbours

1.08 Design in Relation to the Street Section 1 Policy & Planning Requirements outlines the policy context and planning requirements that may be relevant to your proposal.

The requirements should act as a starting point for any extension or alteration, regardless of whether planning permission is required, and should not replace or stifle innovation. It aims to encourage high quality design and avoid low quality extensions which could have an adverse effect on the local character of a street or place.

For clarification on the use of the Residential Design Guide please speak to the Planning Service.

Built Forms

1.09 Front and Side Extensions

1.10 Rear Extensions Including Conservatories

1.11 Roof Extensions and Alterations

1.12 Garages, Parking and Outbuildings

1.13 Decking, Terraces, Patios and Balconies

Other Planning Considerations

1.14 Sites in the Green Belt

1.15 Sites in Conservation Areas

1.16 Listed Buildings and Buildings of Local Interest

1.17 Sites next to Water Courses and Water Bodies

1.18 Works to Trees

1.19 Sub-divsion of Properties

03



Permitted Development and Certificate of Lawfulness

1.01.05 Not all extensions or alterations need planning permission. Central Government has decided that some proposals are likely to have such a limited impact that planning permission is not necessary. Proposals of this type are classed as ‘permitted development’.

1.01.06 To find out whether your proposal requires planning permission refer to the permitted development rights information and ‘Interactive House’ on the Planning Portal website.

1.01.07 If you are in any doubt as to whether you require planning permission, you are advised to contact the Council.

1.01.08 Whether or not you need permission we advise you to have a conversation with your neighbours at an early stage to ensure the planning process is as smooth as possible.

1.01.09 If you want to be certain that your proposal does not require planning permissions you can apply for a Lawful Development Certificate (LDC). To apply for an LDC you will need to complete and submit the appropriate application forms along with supporting information and evidence. These can be found on the Planning Portal website. Please allow enough time to obtain the certificate prior to building work commencing on site.

1.01.01 Allowing properties to be improved and enlarged in response to changing circumstances can often mean that homeowners can make the most of their existing property and remain in the local area, rather than go through the expense and difficulty of moving home.

1.01.02 Every application for a house extension within Wakefield District will be treated on merit, taking into account Government legislation and policy, local circumstances and the guidance and policy described here.

1.01.03 In order to consider householder applications properly it is essential that the drawings which accompany an application provide details of the size, location and features (doors, windows, materials etc.), not only of what is proposed, but also of the existing house and any relevant neighbouring properties. Applications will not be validated until this information is provided.

1.01.04 Further information about how to submit a planning application can be found on the Council’s website.

1.01 Useful Information Before You Begin

04



Other Consents and Regulations

1.01.10 A range of other consents may be required before works are undertaken. These can include, for example:

1.01.11 Building Regulations: Building Control assesses technical elements of the building, including its structure, fire precaution features, energy efficiency, drainage and accessibility provisions. Further information about Building Control and Building Regulations is available on the Wakefield Council website.

1.01.12 Party Wall Act: A homeowner will need to enter into a Party Wall Agreement with their adjoining neighbours in order to build an extension on or near a shared boundary. To proceed with your extension you must inform all adjoining neighbours in writing at least two months in advance. The Party Wall Act is separate from the planning system. More information can be found on the Government website.

1.01.13 Land Owner: You may need consent from previous or adjoining land-owners depending on the nature of your proposed extension.

1.01.14 Listed Building Consent: Listed Building Consent is required for all extensions and alterations to a Listed Building, even if planning permission is not required. For advice, please contact the Design and Conservation Team.

1.01.15 Conservation Area Consent: In conservation areas, the demolition or partial demolition of buildings, including outbuildings and walls, may require Conservation Area Consent. For advice, please contact the Design and Conservation Team.

1.01.16 Protected SpeciesThe presence of protected species is a material consideration when the Council is considering development proposals. Therefore, sufficient information should be gathered and presented along with the application so that they can be seriously considered.

Tips for Choosing an Architect: Building Inspiration

1.01.17 Wakefield Council recommends that you consider employing an architect to help you achieve your aspirations. Architect designed extensions are usually highly tailored to the needs of the householders, and an architect can provide options and creative solutions for your property and should be knowledgeable about the latest building regulations. It often makes sense to choose an architect who is familiar with your locality and Wakefield Council’s planning requirements.

1.01.18 If you decide to use an architect it is advised that you visit the Architects’ Registration Board (ARB) website where you will find the register of fully qualified architects in the UK. Source two or three architects to contact. An architect will usually visit you initially for free to discuss the project.

1.01.19 Make sure your chosen Architect has created designs for extensions and conversions similar to your aspirations and is familiar with the Council’s requirements, ask what their approval rate is for submissions.

1.01.20 Let the architect know what your budget is and explain whether this includes decoration or additional features such as bathroom suite or kitchen.

1.01.21 Ensure you sign a contract with the Architect, agreeing payment terms in return for the services they offer.

1.01 Useful Information Before You Begin (continued)

05



1.02.01 Undertaking a site appraisal for a house extension is the process of assessing the physical and environmental characteristics of a site and its immediate surroundings. A thorough site, street, and neighbourhood appraisal will enable design decisions to be made based on a clearer understanding of the character of your area.

Site appraisal: What to take into consideration

1.02.02 Rural or urban: Is the site in a rural, suburban or urban area? What is the character of the site? Are there site constraints that will potentially influence the scheme?

1.02.03 Wider setting: How would an extension relate to neighbours and the street in terms of views, scale and pattern? What materials and colours have been used in the neighbourhood and on adjoining houses?

1.02.04 Local extensions: Are there any good examples of house extensions in the local area? Can aspects of the design be replicated in your proposal to help strengthen local character?

1.02.05 Amenities: Where is the parking and bin storage located? Is there enough space for parking and three wheelie bins in addition to an extension?

1.02.06 Orientation: What is the orientation of the existing house? North facing living rooms should be avoided. Too much glazing on south facing walls could cause rooms to become uncomfortably hot in the summer.

1.02.07 Flooding: How does the site naturally drain? How can sustainable drainage be maximised through the design of layout and external surface treatments?

1.02.08 Biodiversity: How will wildlife be effected by your proposed house alteration? Natural England can provide advice on what species are protected by legislation, and what course of action should be taken.

Diagram of a site and local neighbourhood

1.02 How to do a Site Appraisal

N

Site

Rear garden

Access

Sun path

Adjoining house

The street

CS10

06



1.03 Health and Housing

1.03.01 Our homes play an important role in shaping our health and wellbeing. When building an extension, things you might want to think about include how your extension might impact on:

Health and Wellbeing: What to take into consideration

Physical Activity1.03.02 Will your extension impact on your opportunities to be physically active (e.g. will it reduce the amount of safe garden space children have to play)?

Diet and Nutrition1.03.03 Will your extension impact on your ability to grow your own food (i.e. will the extension replace garden vegetable patches or block the sunlight needed for home grown fruits and vegetables to flourish)?

Crime Reduction and Community Safety1.03.04 Will your extension help to deter crime and create an environment that looks and feels safe?

Energy Use and Waste Minimization1.03.05 Will your extension be built of recyclable and/or energy efficient materials? Will it utilise sources of renewable energy (e.g. solar)?

CS10

Natural Light1.03.06 Will your extension be positioned and constructed so that it maximises its exposure to natural sunlight? Will it overshadow a neighbouring property?

Flooding 1.03.07 Will your extension be designed to cope with heavy rainfall? Will the extension make your existing house or garden more likely to flood? Can rainwater be collected for re-use, or could porous ground surfaces be used to reduce water damage?

Hazards1.03.08 How can hazards be minimised, particularly during the construction process?

D9 SDG

07



1.04 Space Outside the Home

1.04.01 These standards are useful yardsticks and are designed to mitigate the negative impact of poorly considered design. The Council will assess the external distances based on the standards below. These apply to normal two storey houses. In the case of three or more storeys, or changes in level, increased standards may be appropriate.

Definitions:Main Aspect: Main windows to living and dining roomsSecondary Aspect: Windows to bedrooms and secondary windows to living/ dining roomsSide Aspect: Windows to non-habitable rooms (e.g. halls, kitchens, utility rooms) and blank wallsThrough lounges/ dining areas: Both windows in the lounge and dining areas will be classed as main windows if they are positioned diametrically opposite each other. Dining Kitchens: The window lighting the dining area will be classed as the main windowKitchens: Distances from side aspects which include kitchen windows should be greater than those normally required for a side aspect

Aspect Related Standard

Main to Main AspectMain to Secondary AspectSecondary to Secondary AspectMain to Side AspectSecondary to Side AspectSide to Boundary

Distance (metres)

21*18151291

Reason

Protection of residential amenityProtection of residential amenityProtection of residential amenityAspect Protection of residential amenity and MaintenanceAspect Protection of residential amenity and MaintenanceMaintenance

Dining Room

Living Room

BedroomB

L

D

Secondary Aspect

Secondary Aspect

Secondary Aspect

Secondary Aspect

Mai

n As

pect

Side

Asp

ect

Hal

l Seco

ndar

y As

pect

Seco

ndar

y As

pect

Main Aspect

Side Aspect

Hall

Seco

ndar

y As

pect

Seco

ndar

y As

pect

Main Aspect

Side Aspect

Hall

Secondary Aspect

Mai

n As

pect

Mai

n As

pect

Side Aspect

Mai

n As

pect

Mai

n As

pect

Hall

D

DL

B

B

B

B

B

L L

LL

D

D

D

21m

18m

15m

12m

9m

* There may be instances where this standard may be reduced, subject to site specifics

Aspect Related Standards Diagram to demonstrate Aspect Related Standards

CS10

08



1.05 Making the Most of Your Home

Wind Power:1.05.11 Wind turbines require planning permission so early consultation is advised, and the impact on the local ecology and on key view points should be assessed. Ideally the wind resource for an intended location should be monitored for at least a year before installing a turbine.

Rainwater Harvesting1.05.12 The collection, storage and distribution of recycled rainwater. If rainwater can be collected and stored at high level immediately above toilet cores, then the use of a rainwater harvesting system becomes a lot more cost effective.

Mechanical Ventilation with Heat Recovery:1.05.13 Aim to reduce waste by extracting stale warm air and passing it through a heat exchanger that pre-heats the cool incoming air.

Biomass Heating:1.05.14 Burn wood pellets, chips or logs to heat a single room or to power central heating and hot water boilers.

Solar Photovoltaics (PV Panels):1.05.07 These electricity systems capture the sun’s energy using photovoltaic cells. These cells do not need direct sunlight to work – they can still generate some electricity on a cloudy day. To maximise efficiency they should be south facing.

Solar Hot Water Heating:1.05.08 Solar Hot Water Heating is the conversion of sunlight into renewable energy for water heating using a solar thermal collector. There are two types of collector: flat plate collectors and evacuated tubes.

Heat Pumps:1.05.09 Ground source heat pumps use pipes which are buried in the garden to extract heat from the ground. This heat can then be used to warm air heating systems and hot water in your home. Air source heat pumps are easier to fit than ground source heat pumps however, they tend to be less efficient.

Green Roofs and Walls:1.05.10 Green roofs and green walls offer solar and thermal protection, provide improved rainwater attenuation and create opportunities for increased biodiversity.

CS13 Renewable Technologies: Useful Information

1.05.06 Consider whether any renewable technologies will be a suitable addition to your home. Some renewable technologies are listed below:When planning an extension or alteration to your property, it is an ideal

opportunity to make sure that any work undertaken helps to improve the environmental performance of the whole property, increasing its value and reducing your household running costs by saving energy and water.

Energy Efficiency: What to take into consideration

1.05.01 It is good practice to ensure energy efficient design at an early stage, following an appraisal of the site. Consider installing smart heating controls and efficient heating solutions for the whole property, not just the extension.

Daylight and orientation1.05.02 Establish the orientation of your home. A balance needs to be struck between maximizing day lighting, minimizing heat loss and excluding excessive solar heat gain. Useful daylight will penetrate horizontally into a room for about twice the height of the window. This rule of thumb can guide the layout of habitable and non-habitable rooms in a house. A ratio of 35% to 55% for a typical window wall is generally regarded as optimal. Avoid north facing habitable rooms and excessive south facing glazing.

Natural/ Passive Ventilation1.05.03 Optimise natural ventilation by ensuring that windows can be opened. Find out what types of ventilation are most appropriate for your scheme.

Insulation 1.05.04 Consider retrofit insulation solutions e.g. external insulation for the existing property as well as the extension to improve the whole property energy efficiency. Use super-high insulation and make sure that there are no cold bridges (an area of a building which allows significantly more heat transfer than the surrounding parts of the building).

Thermal Mass1.05.05 Consider the thermal mass of each wall build-up. Thermal mass describes the property of heavy materials, like brick, that even out temperature swings in a space by absorbing heat through the day and releasing it during the night.

09



1.06 Design in Relation to the Existing Property

“(...)Extensions and alterations to dwellings shall respect residential amenity, the character and scale of the dwelling, and its location(...)” Development Policy D10

1.06.01 An attempt to exactly match the existing style and proportions may not always be possible or appropriate. However, it is generally advised that referencing aspects of the existing external appearance is good practice in order to create an addition that harmonises with the existing property.

1.06.02 A contrasting extension design may be acceptable if its relationship with the existing home has been well considered and the design process is convincingly demonstrated.

The form and scale of this extension are not well considered in relation to the original house. It is not set back or down from the existing house.

This extension is set back from the building frontage, and set down from the roof line.

Hunt House, SheffieldHalliday Clark Architects

This extension is not set down from the existing building, however, it reflects principles of subordinate design through the glazed link between the original house and the new extension. This glazed link is subordinate, as it is both set back and set down in relation to the original house. The use of contrasting materials creates a strong visual break between the original house and the extension. The extension is for an end-of-terrace plot, and clearly defines the end of the block of houses. This decision reflects good urban design principles and adds character to the street.The scheme won the self-build category of the Telegraph Homebuilding and Renovating Magazine Awards 2011.

Comply or Justify case study:

Imag

e 01

NPPFD9 D10 Relationship to Existing House: Subordinate Design

1.06.03 Subordinate design means design that allows the original building to remain dominant in terms of massing, height and position. Extensions should normally be subordinate to the original house to reduce its visual impact.

1.06.04 Wakefield Council will be looking to see that proposed extensions are:

a) set back from the front of the houseb) set down from existing roof line

1.06.05 The appropriate distance that an extension should be set back and set down will depend on the size of the existing house and the design of the extension. As a guide it is recommended that extensions are set back by a minimum of 500mm and set down by a minimum 500mm.

© Camera Crew

10



1.06 Design in Relation to the Existing Property (continued)

Relationship to Existing House: Over Development

1.06.06 Aims:

• To prevent development which reduces the space outside a property, thereby causing significant harm to residential facilities and assets such as a school, a park, or a view

• To prevent development that restricts the space needed to adequately service properties in terms of:

i) Bin Storageii) Parkingiii) Carrying out maintenance to the property iv) Water Drainage

1.06.07 Development will not normally be approved if it results in more than half of the garden being developed, or if it causes harm to residential facilities and assets.

1.06.08 For small gardens, development which results in the effective loss of an existing functional garden will not normally be permitted.

Proposed Plan:

Proposed Perspective:

This proposal would not be accepted as:• the new extension blocks

the side access to the house and the garden;

• more than half the garden is being developed.

Proposed Extension

Existing Plan:

Boundary line

Street

Adjoining house

Rear garden

Proposed Plan:

Proposed Perspective:

Proposed Extension

This proposal would be accepted as:• movement along the

side of the house is not interrupted;

• the majority of the garden is kept.

11




Roof verge to dormer

Before: After:

Cedar shingles Juliet

balcony

Reclaimed bricks

Angle of new roof parallel to

original roof

New metal framed

bi-folding doors

Materiality

1.06.09 Materiality means the building finish - e.g. brick, render, timber etc. Materials chosen for an extension should match or be complimentary to the existing house.

1.06.10 When extending older properties (e.g. Victorian and Edwardian) it is not usually possible to find bricks that match the handmade bricks of the past. Where areas of brickwork are being removed to make new openings, bricks can be salvaged and re-used in the new extension.

1.06.11 If a direct match is not possible, or not deemed appropriate, then it is advisable to choose an alternative material that is already evident in the street scene.

Here the materiality of the of the extension has not been well considered in relation to the original house, causing it to look out of place.

The roof tiles and brick plinth of the extension help visually connect the extension to the original house.

Greyswood Street, LondonIntegreat Plus

The extension to this Victorian terraced house creates a new 4th bedroom at roof level and a kitchen extension at the ground floor.Materials have been carefully chosen to complement the original brickwork. Cedar shingles clad the new dormer and the colour of the shingles has been selected from the same colour spectrum as the original bricks. In this example the bricks that were removed to make an opening for the bi-fold doors have been re-used to create the kitchen side extension. This creates a very subtle transition between the original house and the extension. The dark roof verge and window frames throughout the rear elevation help to unify the house overall.

Pitch roof matches slope and materiality of the

original roof

Imag

es 0

2 &

03

12




Rosemary clay tiles

Black gutters and downpipes with

traditional profile

Details

1.06.12 Carefully considering the detail of the design is highly important in order to ensure your project comes together successfully. Along with siting, scale, and massing, sensible detailing is a fundamental part of the design process.

1.06.13 Door surrounds, window openings, soldier courses, eaves and verges are some of the building elements that can be designed to reflect the original house.

Window proportions do not match the original windows and there is no effort to reference original brick details. Two storey flat roof extensions are generally discouraged.

Brick detailing and window surrounds, and windows of a similar style and proportion, help create an extension that sits well with the original house.

The Old Manse, East HardwickAnthony J Blaza & Associates

This single storey extension in Wakefield District has been carefully designed and constructed to reflect the details of the original house. The new slate roof is constructed so that it smoothly connects with the existing roof seamlessly.Gutters and downpipes are black to reflect traditional cast-iron rainwater goods, and have a traditional profile. Stonework and roof colours very closely match the main house.

Imag

e 04

1.06.14 Rainwater goods should copy the existing even if they are made of a different material.

1.06.15 Elements to consider in relation to the existing house and the surrounding buildings:

1.06.16 Often it is a home’s details that create a visual and contextual relationship to the past whilst also looking to the future.

porches eaves and verges doors and surrounds

materials and colours

brick detailing window details

13



Bin Storage1.06.17 Bin storage must be adequately provided for. A proposed extension must leave enough space for 3 wheelie bins (for household waste, garden waste and recycling). An extension must also allow adequate space for bins to be wheeled to collection points.


Parking1.06.19 Householders wanting to pave over their front gardens must comply with the rules outlined on the Planning Portal website.

1.06.20 If the surface to be covered is more than five square metres planning permission will be needed for laying traditional, impermeable driveways that do not provide for the water to run to a permeable area. Planning permission is not required for areas of permeable paving.

1.06.21 A 3 bedroom house requires 2 car parking spaces; a 4+ bedroom house requires 3 car parking spaces.

1.06.22 Please see section 1.12 Garages, Parking and Outbuildings for more information on the design of garages and parking.

1.06.23 Dropped crossing points for vehicular access purposes may require planning permission or highway approval.

Surface Water Drainage1.06.25 In areas of low flood risk extensions will be allowed. Floor levels of extensions will have to be higher than any projected future flood levels and other flood resilient/resistant measures may be required. This could mean that an extension would be higher than adjoining properties and may not be approved (please see section 1.07 Effect on Neighbours).

1.06.26 Account should be taken of available flood risk information on the Environment Agency (EA) and Council websites, and EA standing advice relating to extensions.

1.06.27 A proposed extension should result in no increase in surface water run-off and any loss of permeable ground must be mitigated.

Soil Water Drainage1.06.28 Any extension or alteration must maintain adequate access to existing drainage and new drainage should be well integrated.

Maintenance and Access 1.06.24 It is advised that householders ideally leave 1.5 metres, or at least 1 metre, between the extension and the boundary to allow for maintenance and access (see 1.04.01 Aspect Related Standards).

1.5 m

D24 D25W7

1.06.18 It is advised that you locate bins away from prominent elevations and away from neighbours’ main doors and windows, particularly where they cannot be adequately screened.

Other Considerations

14



1.07 Effect on Neighbours

Development should prevent excessive overshadowing of habitable rooms of neighbouring properties; maintain a good relationship between existing buildings and proposed extensions and avoid over-bearing impacts on adjacent properties and amenity areas.

1.07.01 The ‘45 degree rule’ and separation distances are useful guides that will be used by the Council to assess an application. Site levels and orientation will also be looked at to determine whether a proposal is acceptable.

Habitable Room1.07.02 Habitable rooms include living rooms and bedrooms and exclude kitchens, studies, bathrooms, toilets, halls and landings.

Recommended Separation Distances

1.07.03 Windows in elevations that overlook adjacent properties will not normally be approved unless there is an adequate distance between them and their neighbours, or where views can be adequately screened.

1.07.04 In the case of single storey extensions, problems of overlooking may sometimes be overcome, depending on the size of the extension, by suitable screening. Where this provides a design solution, details of the screening must form part of the planning application and must be completed and maintained as part of the development. In general:

i) a separation of no less than 21 metres should be maintained between facing windows of habitable rooms;

ii) where windows of habitable rooms face a blank gable or a wall with only windows to non-habitable rooms, a separation of no less than 12 metres should be maintained;

1.07.05 Each application will be considered based on its own merits and there may be circumstances where other factors e.g. level differences, non-habitable rooms, non-parallel windows etc. will provide scope to reduce separation distances.

D10D9

Proposed extension is likely to be acceptable as the separation distance is greater than 12 metres.

min. 12 metres

Proposed extension to living room

Extension faces blank gable end

Proposed extension likely to be deemed unacceptable as the separation distance between the extension and the opposite house is less than 21 metres.

Proposed extension to living room

21 metres (existing frontage distance)

15



The ‘45 Degree Rule’ Additional considerations

Level Changes 1.07.09 Where a change in level separates two adjoining houses, an extension to the higher house will have a far greater effect on its lower neighbour than in the reverse.

Joint Extensions1.07.10 Joint extensions to adjoining properties may be accepted even if the individual extension would not comply with the 45 degree rule, providing that they are of the same depth and are to be constructed at the same time.

1.07 Effect on Neighbours (continued)

The ‘45 Degree Rule’

1.07.06 The ‘45 degree rule’ highlights extensions that are likely to overshadow neighbouring properties. It takes into account the location of your neighbours’ habitable rooms.

1.07.07 How to use the 45 degree rule:

i) locate the midpoint of the closest habitable window on your neighbour’s property to the proposed extension;

ii) in plan view, draw a line from the midpoint of the window at an angle of 45 degrees;

iii) check whether the proposed extension is set within this line. If it overlaps the 45 degree line, the extension is likely to cause overshadowing of the neighbouring property and may be refused.

1.07.08 It is good practice to also apply this rule to existing windows of the house being extended.

Plan:

Plan:

Elevation:

Extension achieves the ‘45° rule’ as it is within the 45° line.Proposed extension:acceptable

Extension fails the ‘45° rule’ as it goes beyond the 45° line.

Proposed extension:unacceptable as it causes overshadowing

Proposed extension

Nearest window to habitable room in neighbouring house

Boundary Line

Boundary Line

45°

45°

Proposed extension may be deemed acceptable.

Proposed extensionProposed extension

Plan:

Elevation:

Boundary Line

Boundary Line

16



1.08 Design in Relation to the Street

Proportions and Balancing

1.08.05 Wakefield Council will be looking to see that the proposed extension does not upset the balance, particularly at the front of a house.

1.08.06 It is good practice to reinforce the existing form and proportions of the building. On the diagrams below the proportions of the existing facade have been shown with a dashed line.

1.08.07 The proportion and alignment of window and door openings should normally be maintained.

“(...) Development will only be permitted if it would not: (...)d. be discordant with the style of the original dwelling or result in significant harm to the character of the area.” Development Policy D10

1.08.01 The side elevation of a property will often provide scope for an extension, however its effect from the front of the house must be carefully considered to establish a good relationship with the surrounding streetscape.

1.08.02 Front extensions such as porches can also be detrimental to the street scene. Looking for good local examples is one way to begin thinking about appropriate designs that will tie in well with the surroundings.

1.08.03 In general, Wakefield Council will be more flexible when assessing rear extensions that have minimal impact from the street.

1.08.04 An extension that contrasts with the style of the street may be acceptable if its relationship with the street has been well considered and the design process convincingly demonstrated.

D10D9

The proportions at the front of the house have been well considered in relation to the original house. The overall balance of the property is better maintained.

The roof form and window positions do not align with the dominant lines of the original property, therefore making it feel unbalanced with the semi-detached house.

lines show the proportions of the existing facade

original house extension

House Extension, YorkCharles Pacey Architectural and Interior Design Ltd

This double storey side extension provides an integral garage with living accommodation above. The proportions of the hipped roof have been carefully considered, and the proportions and material choices create an extension that sits in harmony with the existing home whilst retaining a subtly contemporary feel. The paving materials and separation between garden and drive cleverly retain the character of the traditional property whilst providing a practical design solution for the homeowner.

Imag

e 05

17



1.08 Design in Relation to the Street (continued)

open timber fence with hedge

Stone wall

metal railings with brick plinth

metal railings with hedge

low brick wall (max. height 1 m)brick wall with hedge

ditch

Boundary Treatments

1.08.08 Boundary treatments are often a dominant feature of the street scene, strongly contributing to the character and appearance of an area. New boundary treatments that are being introduced should therefore, almost always, be guided by the predominant boundary type in that locality.

1.08.09 Closed timber fencing panels that are 6ft or more in height are unlikely to be acceptable at the front of properties as they can appear hostile and deteriorate more quickly than other forms of boundary treatment. Tall fencing is more likely to be acceptable around back gardens when a sense of privacy and enhanced security can result.

1.08.10 Proposals to remove front boundary treatments and surface curtilage areas for parking are unlikely to be acceptable.

1.08.11 Boundary treatments should provide openings for hedgehogs where possible.

Terracing Effect

1.08.12 Side extensions should not alter the character of an area by creating an impression of a continuous building frontage facing the street. The loss of space between properties can create a ‘terracing effect’ where two properties meet to create the impression of a continuous terrace.

1.08.13 Ground floor extensions extending to a property’s side boundary may be acceptable subject to other guidance including the availability of bin storage.

1.08.14 The ideal way to prevent terracing is to maintain a meaningful gap (1 metre or more) between properties (see 1.04.01 Aspect Related Standards). If the case can be made that extending up to the boundary is the most appropriate solution, the Council may be lenient. In such cases the objective is to minimise the extent to which an extension results in a continuous unbroken building frontage and roofscape.

Typical boundaries in rural areas:

Typical boundaries in sub-urban and urban areas:

metal railings

Plan:

Elevation:

The rear extension to these semi-detached houses maintain the visual gap and a clear sense of separate buildings in the street scene.

Plan:

Elevation:

A double storey side extension creates terracing, and is likely to be deemed inappropriate.

18



Porches1.09.08 In some cases a porch can create a welcoming feel to a home and interest on what may otherwise be a blank elevation. Proposals for porches should normally:

i) be modest in scale and reflect the style and materials of the home;ii) not detract from the character of the street;iii) reflect the roof style of the original house.

1.09 Front and Side Extensions

Front Extensions

1.09.03 Front extensions often upset building lines and architectural rhythms, and appear unduly prominent in the streetscape, especially where a row of properties has a uniform character. There is therefore a general presumption against extensions at the front of a property.

1.09.04 Single storey front extensions are more likely to be acceptable where:

i) the street does not follow a strong regular pattern;ii) the house is well set back from the street; iii) the proposal is sympathetic to the original house.

1.09.05 Referencing aspects of the existing external appearance will help to create an addition that harmonises with the existing property.

1.09.06 Double storey front extensions are unlikely to be acceptable, particularly in urban settings. A two storey front extension may be acceptable where the proposal will not harm local character.

Bay windows1.09.07 Bay windows should be in-keeping with the style of the house. Materiality, size, proportions of glazed areas and roof form will be looked at when assessing a proposal.

The way a building meets and fronts onto the street has a direct impact on the street as a whole. Frontages are important in creating a secure and attractive street.

1.09.01 Typically, housing in streets or neighbourhoods follows a pattern as houses are similar in style and set at regular distances from the street. For this reason front and side extensions that are visible from the street can impact negatively on the character of a place.

1.09.02 When designing a front or side extension the following principles apply:

• Extensions should be well balanced in relation to the existing house and maintain the character of the area;

• Some soft landscaping to the front of the house should be maintained or provided, ideally next to the pavement edge;

• Extensions that face highways and public footpaths should have active frontages. This means that front doors and windows should face the street;

• The roof of the extension should be appropriately integrated with the existing property normally by using a similar pitch on the roof of the extension, set down from the roofline of the original house by at least 500mm (see pages 31-32).

A small addition which is sympathetic to the original house and character of the street may be acceptable.

A porch will be refused if its scale and roof form is not in keeping with the original house.

D10

19



Single storey side extensions

1.09.09 As a general rule, extensions to the side of a house should be no more than two thirds of the width of the original house.

1.09.10 Where a single storey extension does not provide enough additional space a single storey extension that wraps around the rear of the house is more likely to be acceptable than a two storey side extension.

1.09.11 Where a side extension reduces the number of parking spaces within the curtilage there should remain reasonable parking provision. Please refer to page 20 for guidance on the number of parking spaces required for your home.

1.09.12 Access to the rear should be maintained without the need to go through the house. Where this is not possible a screened area should be designated for bins at the front of the house.

1.09.13 It will often be appropriate to replicate basic features of the existing home such as lintels, eaves, sills and gutters. However, where the original house has ornate features it may be preferable for an extension to be a more simple design rather than attempting to mimic the original design, so that it does not draw attention away from the original house.

Double storey side extensions

1.09.14 Double storey side extensions have a much greater impact on the street scene and therefore their design, particularly in terms of the roof, should be carefully considered.

1.09.15 A double storey side extension will ideally be set back 500mm from the front of a property.

Double storey side extensions are likely to be acceptable where:

i) Proportions and roof form of the extension are in-keeping with the original house.ii) The materials chosen are already evident in the existing house or the street. iii) Architectural features are replicated or carefully redesigned to reference the character of the original house. iv) The proposed extension is not visually dominant in relation to the original house.

1.09 Front and Side Extensions (continued)

Despite being set back from the front elevation this side extension is likely to be unacceptable as the form conflicts with the original house.

This side extension is set back and set down from the original house and the form of the roof is based on the original roof.

20



Side extensions to end of terrace and corner plots

1.09.18 Corner plots or properties which face two public streets can be particularly prominent.

1.09.19 Many corner plots are characterised by having side gardens that have an open character which provides good visibility for pedestrians and motorists.

1.09.20 Proposals will be assessed on a site by site basis, however it is usually advisable for extensions to corner plots to not project beyond the build lines of neighbouring properties. This applies to single and double storey.

1.09.21 Two storey side extensions are more likely to be acceptable on corner plots as they can help to create distinctive blocks.

1.09.22 A set back may be inappropriate for a corner plot extension, and this will need to be assessed on a scheme by scheme basis. Where it is determined that no set-back is required a very good match or a complimentary material choice should be made.

Double storey side extensions: Space between properies

1.09.16 The Council are likely to refuse an extension if a distance of at least 1 metre is not maintained between the edge of an extension and the side boundary. This is to ensure adequate room for maintenance of the property. Consider what maintenance your proposed finishes will require (e.g. re-painting render or re-pointing brickwork), and whether gutters can be accessed.

1.09.17 Leaving a gap between the edge of the extension and the boundary will also limit the ‘terracing effect’ (see page 24) and allows rear access to the property.

1.09 Front and Side Extensions (continued)

This proposed extension retains a 1 metre gap between the edge of the extension and the shared boundary, therefore allowing sufficient space for the maintenance of both properties.

Folds Lane, SheffieldThread Architects

This contemporary side extension adds living accommodation above the existing garage. The form of the extension projects out over the drive to form a covered workspace and then wraps around the front of the house to create an entrance porch. Flat roof extensions require particularly careful detailing.

Imag

e 06

1 metre

Plan:

21



Single Storey Rear Extensions

1.10.04 The greatest consideration when designing a rear extension will usually be its impact on neighbouring properties. As a general rule the shorter the extension the less the effect will be on light levels and privacy.

1.10.05 Where a proposed extension is to a terraced house or semi-detached house and the extension falls along a shared boundary, particular care must be taken to avoid overlooking. Windows facing the shared boundary will be unacceptable unless it can be demonstrated that there will be no negative impact on the privacy of neighbours.

1.10 Rear Extensions Including Conservatories

This extension is likely to be approved as the brick wall along boundary protects the neighbour’s privacy.

Conservatory overlooks neighbouring property and is likely to be refused.

Rear extensions must not have a significant negative impact on neighbouring light levels and privacy.

Careful consideration should be given to the design of larger extensions to ensure they do not have an overbearing impact on neighbouring properties.

1.10.01 Wakefield Council is likely to be more flexible in the design of rear extensions that are not visible from the street, and carefully designed contemporary extensions are more likely to be acceptable. However, proposals must adhere to relevant policy and care must be taken with design and detailing to ensure that rear extensions do not detract from the original house.

1.10.02 Rear extensions to terraced houses can extend to the edges of the shared boundary subject to party wall agreements.

1.10.03 Rear extensions should not have an unacceptable impact on neighbours in respect to the 45 degree rule and separation distances outlined on page 21.

Conservatories and Sun Rooms

1.10.06 Conservatories are classed as extensions and should be designed to complement the original building. A conservatory, or summer room, overlooking a neighbouring property will not be approved unless the view next to the boundary is screened to preserve the privacy of neighbouring residents.

1.10.07 Conservatories located in highly visible areas (such as the front or side or a house) will not normally be acceptable.

Carr Road Extension, SheffieldPaul Testa Architecture

A small extension at the rear of the house creates an additional living space. The south-facing extension has bi-fold glazed doors that face the landscaped garden. The doors open up to provide a strong connection with the garden. The openable rooflights and overhanging eaves prevent overheating in the summer.

Imag

e 07

Proposed extension

Proposed extension

D10

22



Double Storey Rear Extensions

1.10.08 Two storey rear extensions are more likely to be possible on detached houses, where overlooking and neighbouring light levels will not be affected. Where a two storey extension is proposed to a detached house it should be proportionate to the size of the house and garden.

1.10.09 For larger terraces and semi detached houses a two storey extension may be possible if the second storey extension is stepped back significantly from the boundary.

1.10 Rear Extensions Including Conservatories (continued)

Slim House, London:alma-nac Architects

This extension makes the most of a relatively narrow space by creating an extension that expands vertically instead of horizontally. The playful addition of skylights, in combination with the double glazed doors to the garden, allows for a maximum amount of daylight to enter the house. The garden has been designed as a key part of the overall architecture and accommodates planting as well as the potential for a vegetable garden. The dining area and garden now have a very direct relationship that encourages the homeowners to use their garden to its maximum potential.

Imag

es 0

8 &

09

COPYRIGHT to be confirmed

© Richard Chivers © Richard Chivers

23



1.11 Roof Extensions and Alterations

Changing the height, rhythm or form of a roof will not usually be acceptable in areas where the roof pitches and heights in the streetscape are consistent.

1.11.01 Increasing the height of a property by amending the roof pitch or eaves height, will significantly affect the character and proportions of the building and will impact on the surrounding streetscape and is usually not acceptable.

1.11.02 Proposals should usually match the pitch angle of the original house, and should be set down by at least 500mm from the original roofline.

1.11.03 Extensions to houses with hipped roofs should normally have hipped roofs.

1.11.04 Roof extensions should be similar in materiality to the main house.

1.11.05 Consider including mitigation measures for wildlife and protected species. Mitigation measures may include: i) Providing bat boxes and roost creation opportunities in loftsii) Protection of foraging habitats and provision of nesting places for Barn Owls typically in a roof void or within the structure of a roof or walliii) Providing swift bricks and nesting boxes

1.11.09 Wakefield Council will be looking to see that proposed dormers:

i) reflect the style and materiality of the existing house and re-use existing materials from the roof where possible. The use of wide barge boards and inappropriate material will be resisted. Timber and uPVC cladding should also be avoided;

ii) are detailed to reflect the roof and gutter details of the main roof;

iii) are set down from the ridge of the roof;

iv) are set in from the sides of the roof;

v) are positioned well in relation to windows on lower levels;

vi) do not take up more than one third of the roof area at the front of the house;

vii) do not overlook neighbours.

Dormer Windows

1.11.05 When designing a dormer window it is advisable to start by looking at the street and wider area for good examples of existing dormer windows. A proposal is more likely to be accepted where there are similar local examples.

1.11.06 If dormer windows are not common in an area, the applicant must clearly show that any part of the dormer that can be seen from the street will not have a negative effect on the property or the street scene.

1.11.07 Ideally dormers should be located to the rear of a house. Front dormer windows on unbroken terraced roof slopes will not usually be acceptable.

1.11.08 Dormers to the front of a semi-detached property where the neighbouring property does not have a dormer are unlikely to be approved.

These rooflights are small, well proportioned, and well aligned with the elevation below and would therefore be acceptable.

These rooflights would be unacceptable due to being too close to the eaves and verge; being of varying proportions and sizes, and not aligning with the elevation below.

D10

24



Roof Lights

1.11.17 Rooflights can be the best way to obtain natural light into a loft conversion or roof space and do not always require planning permission.

1.11.18 Where planning permission is required, Wakefield Council will be looking to see that:

i) the location and number of rooflights introduced is not detrimental to the character of the property;ii) they are located to the least visible aspect of a roof where possible.

1.11.19 While solar panels are encouraged, the Council advise that their appearance from the street is considered in addition to their energy efficiency.

Pitched roof dormer windows

1.11.10 Pitched roof dormers should be well designed additions which retain the original roof form.

1.11.11 Traditional pitched roof dormer windows should be a maximum of 1.5 metres wide. Pitched roof dormers on modern properties may be slightly wider than 1.5 metres.

1.11.12 Two smaller pitched roof dormers may look better than one large dormer or window, particularly if they can be aligned with windows below.

1.11.13 These are three common types of pitched roof dormers. Choosing a dormer roof type that mirrors your existing roof is a good way to ensure that the dormer looks in-keeping with the original house.

1.11 Roof Extensions and Alterations (continued)

Flat roof dormer windows

1.11.14 Flat roof extensions and dormers are much harder to design and detail well than those with pitched roofs and will not be acceptable at the front of a house. Dormers with flat roofs at the rear may be acceptable if their design has been well considered.

1.11.15 A rear flat roof dormer should be a maximum of 3 metres wide. They should be set down from the roof ridge, up from the eaves level, and in from the sides.

i) gabled ii) shed iii) hipped

These rooflights are small, well proportioned, and well aligned with the elevation below and would therefore be acceptable.

These rooflights would be unacceptable due to being too close to the eaves and verge; being of varying proportions and sizes, and not aligning with the elevation below.

25



Outbuildings

1.12.10 Similarly to garages, outbuildings must reflect on the character of the main house in terms of size, materials and proportions. They must respect neighbouring developments and can be sited either at the rear or at the side of the property. It is not permitted to use an outbuilding for self contained accommodation but only for purposes ancillary to the main house.

Driveways and Parking Spaces

1.12.08 If you wish to replace part of your garden with a hard surface you will be required to make the hard surface of a porous material, or make provision for water run-off. Please refer to Permitted Development for Householders Technical Guidance from the Department for Communities and Local Government.

1.12.09 Dropped crossing points for vehicular access purposes may require planning permission or highway approval. Please speak to the Highways Service for further information.

1.12.06 If your garage will be smaller than 3m by 6m internally, additional parking space must be provided on site. For information about parking space allowance please see section 1.06 Design in Relation to the Existing Property.

1.12.07 Car Ports: Applicants are advised to check with the Council whether it will require planning permission.

1.12 Garages, Parking and Outbuildings

Garages and Outbuildings must respect the physical character of the main dwelling and must not disrupt a disproportionate amount of the original garden space. Their size must be an appropriate proportion to the main dwelling.

1.12.01 A garage needs to be at least 3m by 6m internally in order for it to be regarded by the Council as a parking space. It should be sited to the side, or rear of the house and must allow for a driveway of at least 5.6m in length between the garage door and the nearest edge of the pavement.

1.12.02 An external structure can be considered as an outbuilding only if it is ancillary to the main house. Its uses can include things such as a shed for bicycles, or a store for garden equipment.

1.12.03 Wakefield Council will not accept garages that are in highly prominent locations or project forward of the front wall of the house.

1.12.04 Converting an integral garage may require planning permission. Please contact Wakefield Council’s Development Team for further information.

Garages and Car Ports

1.12.05 When designing a garage it is important to take into account the neighbouring gardens and windows, and make sure it will not have a significantly negative impact on them. The scale, size, and design of a garage must be in keeping with the character of the house and therefore using similar materials to the house is advised.

This garage is acceptable as it is proportionate to the size of the house, it does not disturb its neighbours, and it leaves sufficient space from the road for a car to park in front of it.

This garage would not be granted permission as it is located in too prominent a position at the front of the house.

min. 5.6m

SDG

26



Balconies

1.13.05 Balconies are required to meet the 21 metre separation distance rule outlined on page 21. If the sides of the balcony are not solid then opaque glass may be required. Where direct views into a neighbour’s garden or habitable room would be created, it may be necessary to keep a minimum of 7m between the balcony and the neighbouring boundary.

1.13.06 Balconies overlooking amenity areas are unlikely to be acceptable.

1.13 Decking, Terraces, Patios and Balconies

Decking, terraces and patios are raised platforms used as external living areas of a property. Wakefield Council will not usually allow any raised platforms that very easily allow views into neighbouring gardens.

1.13.01 Planning permission is required if the decking, terrace or patio exceeds 0.3m (300mm) height. When designing these areas, it is important to take into account the neighbouring properties.

1.13.02 These areas must be designed sensibly in order to avoid dominance at the front boundary of a property. If you wish to develop a large area of decking, it is advisable that you do so at the rear of the property.

1.13.03 Balconies should be designed so that they work in harmony with the original elevation, avoiding disruption of windows and may require planning permission.

Decking, terraces and patios

1.13.04 If your decking, terrace or patio shall exceed the 0.3m permitted height, you are required to ensure your neighbours’ privacy is maintained by installing screening (fence, hedge etc.) that reaches the height

This solution would not be acceptable as the decking exceeds the 0.3m height allowed and does not offer a solution for the protection of the neighbour’s privacy

These solutions are both acceptable as the decking in i) does not exceed the permitted height whereas the decking in ii) includes screening that reaches 1.8m above ground level 0.3m (300mm)

height of platform

1.8m total height from bottom of platform to top of fence

i)

iii)

ii)

0.3m (300mm) + height of platform

of 1.8m above ground level. Screening will only be appropriate if it does not cause overshadowing to an adjoining property. This will be determined using the 45 degree rule outlined on page 22.

27



1.14 Sites in the Green Belt

National and Local Policy relating to Extensions in the Green Belt

1.14.01 Key purposes of the Green Belt include checking unrestricted sprawl of large built-up areas and safeguarding the countryside from encroachment. National and local planning policy makes it clear that the extension or alteration of a building in the green belt may be appropriate providing the considerations laid out below are complied with. Wakefield Council will therefore be particularly discerning when considering applications for extensions within the Green Belt, and they will need to comply with national and local policy requirements.

1.14.02 A proposed house extension in the Green Belt will be granted permission provided that:

• It does not result in disproportionate additions over and above the size of the original building;

• The scale, materials and general design are in keeping with the character of the buildings and their surroundings;

• It does not lead to a major increase in the developed proportion of the site;• It does not extend outside the domestic curtilage area.

Is your site in the Green Belt?1.14.03 Many locations in Wakefield, especially outside of the larger settlements, lie in the green belt. If you are in any doubt as to whether your site is within the Green Belt you should contact Wakefield Council’s Development Management Team or see the Council’s website, where maps are available showing the extent of the Green Belt.

NPPFD23CS12 Design, Setting and Character

1.14.04 The scale, materials, and general design should generally be in keeping with the character of the original house and its surroundings.

1.14.05 Boundaries to houses in the Green Belt are often formed in hedging or low stone walls and these are important features of the area. Proposals to increase the height of boundary walls, to introduce railings, or to incorporate different materials will, usually, not be accepted.

1.14.06 If a house is located within a village boundary or a ribbon of residential development (i.e. within a substantial line of houses with residential properties adjacent on either side), then the relationship of the property to the type, scale and character of the adjoining development will be taken into consideration in evaluating compliance with this element of policy.

Very Special Circumstances1.14.07 If a proposal does not comply with the requirements of national Green Belt policy, Policy D23, or the guidance on extensions in the Green Belt in this document, it will be considered inappropriate and very special circumstances would need to be demonstrated in order for permission to be granted. These need to be established on an individual basis and each case will be determined on its own merits. National planning policy is clear that ‘very special circumstances will not exist unless potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations’.

28



Ground Floor: ExistingW: 5m

L: 8

m

Ground Floor: Proposed

W: 2m

L: 6

m

Proportionate design

1.14.08 The extension or alteration of a house in the Green Belt can be acceptable provided that it does not result in disproportionate additions over and above the size of the original house.

Calculate Volume and Floor space 1.14.09 A maximum extension of up to 50% of the volume and 50% of the floor space of the original house may be regarded as proportionate over and above the size of the original house.

1.14.10 The floor space is measured using the external overall width and length measurements of the house. The same method is used to calculate the floor space of the existing and proposed extensions. Finally, a percentage increase is drawn from these calculations over and above the floor space of the original house.

1.14.11 The volume is measured using the external overall width, length and height of the house which includes ALL internal spaces, both living areas and voids. The same method is used to calculate the volume of the existing and proposed extensions. Finally, a percentage increase is drawn from these calculations over and above the original.

1.14.12 Where any buildings are to be demolished as part of the proposal, the floor space and volume of the demolished part can be offset against the proposed extension.

A 50% increase in floor space of the original house would, in this case, allows for a 20m2 extension, therefore this extension of 12 m2 would be acceptable in terms of proportion.

relevant equation: Length x Width = Area m2

1.14 Sites in the Green Belt (continued)

A 50% increase in volume of the original house would, in this case, allows for a 125m3 extension, therefore this extension of 48m3 would be acceptable in terms of proportion.

relevant equation for gabled roof:(Length x Width x Height) / 2 = Roof Volume m3

relevant equation for house:(Length x Width x Height) = House Volume m3

overall Volume equation:Roof Volume + House Volume = Building Volume m3

Floorspaceexample:

Volumeexample:

Existing Ground Floor

40m2

Proposed Extension

12m2

Existing Ground Floor

250m3

Proposed Extension

48m3

W: 5m8m

H: 5

m

H: 2

.5 m

L: 8mW: 5m

H: 2

m

L: 6m

L: 6mW: 2m

W: 2m

H: 4

m

29



Development in Conservation Areas

1.15.03 In order to retain the character and appearance of conservation areas, planning permission is needed for certain types of work that may be automatically permitted elsewhere.

1.15.04 To find out whether your proposal requires planning permission refer to the Permitted Development Rights information on the Planning Portal website.

1.15.05 In particularly sensitive conservation areas Permitted Development rights may have been removed through Article 4 Directions. Information about Article 4 Directions and planning applications required for changes to homes in Wakefield’s conservation areas can be found on the Wakefield Council website.

Trees in Conservation Areas

1.15.06 Trees in conservation areas are protected. Anyone planning to cut down or carry out work to a tree in a conservation area must give the Council six weeks notice of their intention to do so. You are advised to take advice on the implication of tree removal and or tree root protection areas prior to carrying out any works.

1.15.07 There are some exceptions to this; for example trees cultivated for the production of fruit in the course of a business or trade, when a tree is dead or when a tree is dangerous and action needs to be taken quickly for safety reasons. The advice of an arboriculturalist should be sought to determine the health of a tree prior to it being removed.

1.15 Sites in Conservation Areas

Extensions to houses in conservation areas must demonstrate how historic and architectural features have been preserved, and the character and appearance of the original dwelling protected.

National and Local Policy relating to Extensions in conservation areas:1.15.01 The objective of conservation area designation and related policy is to preserve and enhance the special interest of a place. The intention is not to stifle change, but to provide for the positive management of these unique areas.

Is your site in a conservation area?1.15.02 Wakefield District has a variety of types of conservation areas ranging from the City Centre to rural hamlets. If you are unsure whether your site is within a conservation area, please contact the Council’s Conservation Team.

D18

30



1.15 Sites in Conservation Areas (continued)

1.15.08 It is likely that you will require planning permission for changes to a house in a conservation area. Planning permission is needed in conservation areas for:

1. Any side extension to a house.

5. The cladding of any part of the exterior of a house with stone, artificial stone, pebble dash, render, timber plastic or tiles.

2. Any rear extension to a house over 1 storey high.

6. The installation, alteration, or replacement of a chimney, flue or soil and vent pipe to any wall or roof slope which fronts the highway and forms the principal elevation or side elevation of the house.

3. Any enlargement of a house consisting of an addition or alteration to a roof.

7. The installation, alteration and replacement of an antenna (including satellite dishes) on any chimney, wall or roof slope which faces onto or is visible from a highway or on a building which exceeds 15 metres in height.

4. The erection of any outbuildings, means of enclosure, pool or containers to the side of a house.

8. Any solar equipment installed on an existing wall or roof of a house or a building within its curtilage that is fronting a highway.

31



Buildings of Local Interest

1.16.03 These are Buildings that, although not statutorily listed, are of local significance and must therefore be protected and treated specially in the case of alterations or extensions.

1.16.04 Developments including extensions and alterations will only be permitted where there is no adverse impact on any features of special architectural interest or historic interest and the character, appearance and setting of the building.

1.16.05 If you intend to carry out an extension to a Building of Local Interest please contact Wakefield Council’s Conservation Team for advice specific to your proposal, or complete a Pre-Application Advice Request Form which can be found on the Council website.

Listed Buildings

1.16.01 These are buildings that are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990. These buildings must be treated with extra care as the preservation of their architectural character is essential.

1.16.02 Alterations which affect the special interest of a listed building require Listed Building Consent. If you intend to carry out an extension to a listed building it is likely that Listed Building Consent will be required and you should contact Wakefield Council’s Conservation Team for advice specific to your proposal or complete a pre-application advice request form which can be found on the Council website.

1.16 Extensions to Listed Buildings & Buildings of Local Interest

D18 D19

Waterfront Design

1.17.01 The Wakefield District has a number of water bodies and courses such as the River Aire, River Calder, the District’s canals and other bodies of water.

1.17.02 It is very important that anyone who intends to carry out works in, over, under or near a water course contacts the relevant authority to obtain the necessary consents before starting the works.

1.17.03 If you intend to carry out an extension to a building adjacent to a water course or water body please contact Wakefield Council for further advice specific to your proposal.

1.17 Sites next to Water Courses and Water Bodies

D11

32



Tree Preservation Orders (TPOs)

1.18.01 Specific trees are protected by tree preservation orders to ensure that important trees are not lost or damaged needlessly. These special provisions can apply to trees within Wakefield’s conservation areas. If a tree is protected by a TPO you will require consent before felling or pruning it. To find out whether a tree has a TPO contact Wakefield Council, or check the ‘Where I Live’ page of the Council Website.

1.18.02 If you deliberately ignore a tree preservation order and carry out unauthorised work on a tree you can be fined.

1.18 Works to Trees

Self-Contained Flats and Houses in Multiple Occupancy (HMOs)

1.19.02 Many houses in multiple occupation will require works relating to the number and location of bathroom and kitchen facilities as well as fire detection and means of escape. Some will require licensing under Part 2 of the Housing Act 2004. Further design guidance relating to Houses in Multiple Occupation is in Part 1 of the RDG.

1.19.01 If you are considering the subdivision of a property into self-contained flats or Houses in Multiple Occupation please contact the Housing Standards Team.

1.19 Sub-division of Properties

D7

33



2.0 APPENDIX

34



2.01 Glossary of Terms

2.02 Best Practice - Furniture Space Guide

2.03 References and Bibliography

35



2.01 Glossary of Terms

Accessibility2.01.01 Describes the extent to which an environment can be reached and is usable by the widest range of people, but in particular the elderly and disabled.

Active Frontage2.01.02 The ground floor edges of a building that are animated by people entering or leaving, or by the visibility of activities within the building from the street.

Amenities2.01.03 Local amenities are the useful or functional places that are nearby a site. This could include a playground, corner shop, or school.

Appraisal2.01.04 An assessment of a building or site to understand its character, qualities, assets, and constraints. A site and context appraisal should be undertaken at the start of the design process.

Assets2.01.05 Site assets are the aspects of a site that are beneficial to its worth or character. This could include established trees, a view, or an architectural feature. A good design will strive to enhance or protect existing assets.

Bio-diversity2.01.06 The variety of life in a specific area or environment.

Code for Sustainable Homes (CSF)2.01.07 A national standard for the sustainable design and construction of new homes. Conservation Area2.01.08 An area designated as being of special architectural or historic interest, where the preservation and enhancement of its character and appearance is a priority.

Context2.01.09 A building or site context usually refers to the surrounding physical environment, but can also refer to the social, economic and political nature of a place.

Eaves2.01.10 The lowest, overhanging part of a sloping roof.

Enclosure2.01.11 The definition or bounding of a space by physical features such as buildings or trees.

Frontage (Line)2.01.12 The boundary between a plot of land and the public highway.

Gable End2.01.13 The triangular part of an end wall of a building with a sloping roof.

Green Belt2.01.14 A ring of countryside surrounding an urban area, designed to prevent urban sprawl. National and local policies are in place to protect the Green Belt.

Habitable Rooms2.01.15 The main living areas in a home including bedrooms and sitting rooms.

Hipped roof2.01.16 A roof which has four slopes instead of the two slopes of the ordinary gabled roof. The shorter sides are roofed with small sloping triangles, called the hipped ends, which are bounded by two hips above (meeting at the ridge).

Listed Building2.01.17 A building that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest. A listed building may not be demolished, extended, or altered, without special permission from the Local Council.

36



2.01 Glossary of Terms (continued)

Overbearing2.01.18 A term used to describe the impact of a development or building on its surroundings, particularly a neighbouring property, in terms of its scale, massing, and general dominating effect.

Over development2.01.19 An amount of development that is excessive in terms of demands on infrastructure and services, or impact on local amenity and character.

Public Realm2.01.20 The areas of a settlement, dedicated to the general use of the public, such as streets, squares and parks.

Rural2.01.21 A rural area or countryside is a geographic area that is located outside towns and cities, including some suburban areas.

Passive Ventilation (or natural ventilation)2.01.22 The process of supplying and removing air through an indoor space by natural means, without the use of a fan, or other mechanical system.

Setting2.01.23 The area surrounding a site.

Soldier Course2.01.24 A course of bricks laid vertically, commonly seen at lintel level (above doors and windows), and at the top of walls as protection from weathering.

Streetscape2.01.25 The overall impression given by the design and arrangement of buildings, landscaping and open space.

Subordinate Design2.01.26 Design that allows the original building to remain dominant in terms of massing, height and position.

Topography2.01.27 The natural and man-made physical features of an area that make up the landscape. Building heights, land slopes, and levels are key aspects of a setting that make up its character.

Urban2.01.28 Settlements with high density development including cities, towns, and some suburban areas.

Verge2.01.29 The edge of a sloping roof which overhangs a gable, sometimes including the bricks which cope the gable wall.

Vernacular2.01.30 The traditional architecture of an area evolved over time, based on local needs and local construction materials.

37



2.02 Best Practice - Furniture Space Guide

Kitchen and Dining Area(Other kitchen items to be considered:sink, cooker, washing machine, base units, dishwasher, tall cupboard, fridge and freezer, boiler, recycling bins)

Recommended minimum furniture sizes and allocation by room. All dimensions in millimetres

Living Area

Single Bedrooma minimum space of 8 m2 is advised and a minimum width of 2.15 metres

Main Bedrooma minimum space of 12 m2 is advised

Other Double Bedrooms

1-4 bed spaces:

dining table sizes

5-6 bed spaces: 7+ bed spaces

sideboard

1 or 2 arm chairs

1 x 3 seater settee

1 x 2 seater settee

bed or divan plus bedside

table

2 x single beds plus bedside

tables

or

chest of drawers

chest of drawers

chest of drawers

wardrobe (or space for built in cupboard)

double wardrobe

double wardrobe

dressing table

small dressing table

small dressing table

TV setsmall

(coffee)tables

desk and chair

storage

double bed plus bedside tables

double bed plus bedside tables

x2

900 x 900

900 x 1500

900 x 1950

900 x 950

1900 x 900

1900 x 900

2000 x 1500

2000 x 1500

450 x 450

450 x 450

450 x 450

450 x 450

450 x 450

450 x 450

900 x 950

1500 x 950

2100 x 950

750 x 750

1000 x 500

1000 x 600

1000 x 600

1200 x 600

1200 x 600

1200 x 600

1200 x 600

1200 x 600

1000 x 600

1500 x 600

1500 x 600

1000 x 600

1300 x 900

1500 450

Important Questions:2.02.01 Is there enough space in each room to allow for multiple arrangements of furniture?

2.02.02 Is there enough room to move comfortably around furniture?

2.02.03 Is space designated for storage on all levels of the home?

We advise that you:2.02.04 Show furniture on all layout plans submitted for consideration.

2.02.05 Provide additional space for storage of bins, prams and cars (i.e. in a garage), and that space allocated for storage does not block access.

2.02.06 Allow enough space for the option of rearranging furniture to meet changing needs and occasions.

2.02.07 Allow at least 400mm between the edge of a bed and the wall to allow for a bedside table.

2.02.08 Provide floor to ceiling heights of at least 2.3 m

38



Policy Documents

National Planning Policy FrameworkDepartment for Communities and Local Government, (2012), National Planning Policy Framework. CrownAvailable at: www.communities.gov.uk

Wakefield Council Core Strategy DocumentWakefield Planning Department, (2009), Local Development Framework Core Strategy. Wakefield CouncilAvailable at: http://www.wakefield.gov.uk/residents/planning/policy/local-plan/core-strategy

Wakefield Council Development Policies DocumentWakefield Planning Department, (2009), Local Development Framework Development Policies. Wakefield CouncilAvailable at: http://www.wakefield.gov.uk/residents/planning/policy/local-plan/development-policies

Flooding Resources

Environment Agencyhttps://www.gov.uk/government/organisations/environment-agency

Flood risk assessment: standing advice on the Government Services and Information Websitehttps://www.gov.uk/guidance/flood-risk-assessment-stand-ing-advice

Flood risk management and surface water drainageCiria: http://www.ciria.org/CIRIA/Topics/Flood_risk_management_and_surface_water_drainage/Topic_overviews/Flood_risk_management_and_surface_water_drainage.aspx?hkey=e2db6bec-aa41-41a4-bff8-bdb313739491

Delivering SuDSSusdrain: http://www.susdrain.org/delivering-suds/

West Yorkshire Combined Authority SuDS guidancehttps://www.kirklees.gov.uk/beta/flooding-and-drainage/pdf/sustainable-urban-drainage.pdf

Wakefield Council Land drainage and floodinghttp://www.wakefield.gov.uk/residents/roads-and-transport/land-drainage-and-flooding

Health and Wellbeing Resources

Institute for Health Inequalitieshttp://www.instituteofhealthequity.org/uk

Lifetime Homeshttp://www.lifetimehomes.org.uk/

Wakefield Council Resources

Wakefield Council Planning applications and advicehttp://www.wakefield.gov.uk/residents/planning/planning/development-management

Wakefield Council Building Regulations information:http://www.wakefield.gov.uk/residents/planning/building-control/

Wakefield Council Local Biodiversity Action Planhttp://www.wakefield.gov.uk/Documents/sports-leisure/parks-countryside/biodiversity-action-plan.pdf

Government Resources

The Planning Portalhttps://www.planningportal.co.uk/

Approved Documents (Building Regulations)Department for Communities and Local Government: https://www.gov.uk/government/collections/approved-documents

Department for Communities and Local Governmenthttps://www.gov.uk/government/organisations/department-for-communities-and-local-government

Flood risk assessment: standing advice on the Government Services and Information Websitehttps://www.gov.uk/guidance/flood-risk-assessment-stand-ing-advice

Natural England’s Standing Advice for Protected Specieshttps://www.gov.uk/guidance/protected-species-how-to-re-view-planning-applications#standing-advice-for-protected-species

Party Walls information on the Government websitehttps://www.gov.uk/topic/housing/party-walls

Permitted development for householders: Technical Guidance. Department for Communities and Local Government, (2014), Available at: www.communities.gov.uk http://webarchive.nationalarchives.gov.uk/20151113141044/http:/www.plan-ningportal.gov.uk/uploads/100806_pdforhouseholders_tech-nicalguidance.pdf

Planning (Listed Buildings and Conservation Areas) Act 1990http://www.legislation.gov.uk/ukpga/1990/9/contents

2.03 References and Bibliography

39



2.03 References and Bibliography (continued)

Conservation Areas, Heritage Assets and Listed Buildings Resources

Conservation Area maps and guidance on the Wakefield Council websitehttp://www.wakefield.gov.uk/Documents/planning/planning-development-management/conservation-area-maps.pdfhttp://www.wakefield.gov.uk/Documents/planning/planning-development-management/living-in-a-conservation-area.pdf

Wakefield Council Heritage conservation (for conservation areas and listed buildings)http://www.wakefield.gov.uk/residents/planning/planning/heritage-conservation

Other useful references

The Enviromental HandbookFielden Clegg Bradley Studios, (2010) The Environmental Handbook.com. [online] Available at: http://www.theenvironmentalhandbook.com/

RIBA websitehttps://www.architecture.com

Building Research Establishment (BRE) resources including:• ‘Daylight and Sunlight Planning Reports’ and ‘Site

Layout Planning for Daylight and Sunlight’ (2011); • 45 degree rule of thumb

Barn Owls on site: A Guide for Developers and Plannershttp://www.barnowltrust.org.uk

Swift Conservationhttp://www.swift-conservation.org

Residential Design Guides

Bradford Residential Design Guide Chesterfield Design Guide Leeds Householder Design Guide London Housing Design GuideManchester (Draft) Residential Design Guide

Case Study References

Images 01: Hunt House, Sheffield designed by Halliday Clark Architectshttps://www.hallidayclark.co.uk/

Images 02 & 03: Greyswood Street, London designed by Integreat Plushttp://www.integreatplus.com/

Image 04: The Old Manse, East Hardwick designed by Anthony J Blaza & Associates, photograph from LABC Building Excellence Awards 2016 booklethttp://www.blaza.co.uk/

Image 05: House Extension, York designed by Charles Pacey Architectural and Interior Design Ltdhttp://www.charlespacey.co.uk/

Image 06: Folds Lane, Sheffield designed by Thread Architectshttp://threadarchitects.co.uk/

Image 07: Carr Road Extension, Sheffield designed by Paul Testa Architecturehttp://paultestaarchitecture.co.uk/

Images 08 & 09: Slim House, London designed by Alma-nac Architectshttp://www.alma-nac.com/

40



3ODQQLQJ'RFXPHQW 3DUW - Wakefield · 2018. 2. 6. · 2.01 Glossary of Terms 2.02 Best Practice -...

Documents

Transcript of 3ODQQLQJ'RFXPHQW 3DUW - Wakefield · 2018. 2. 6. · 2.01 Glossary of Terms 2.02 Best Practice -...