Residential Design Guide
Supplementary Planning Document
Revised Edition
September 2012
Darwen
Contents Page No.
Chapter 1: Introduction 3
Chapter 2: Residential quality in Blackburn 6 with Darwen
Chapter 3: Design guidance 17 RES 1: Character 18 RES 2: Townscape 22 RES 3: Public Realm 28 RES 4: Movement 35 RES 5: Sustainable Development 39 RES 6: Diversity and Adaptability 43 RES 7: Materials and Colour 46
Chapter 4: Extending your home 47
Chapter 5: Implementing the guidance 66
Chapter 6: Appendices 68 Design & Access Statement 68 Urban Design Quality 69 Key Contacts 71 References 73 Glossary of Terms 74 Consultation Responses 78
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2 1. Introduction This document is a revised edition of the Blackburn with Darwen Residential Design Guide SPD, which was originally published in 2009.
Compared to the original SPD, this revised document contains updated sections on:
Rear extensions and the application of the “45-degree rule”: Purpose “Over development”; The Guide is not intended to provide design
The “terracing effect” arising from side solutions for every eventuality. Its purpose is to extensions to semi-detached houses provide targeted advice which can enhance the quality of new homes and residential places In addition the Guide has been updated in across the Borough, reflecting the area’s places to reflect changing circumstances special character and promoting the highest nationally and locally. standards in design. Furthermore the guide will: The Council is committed to securing high quality design in new residential development Improve the quality of design in all and to create new homes and residential residential development across the places which are on a par with, or even exceed Borough; the most attractive and popular historic Help designers and developers to residential areas in Blackburn, Darwen and the understand the Council’s expectations in outlying villages. The varied character of the terms of design quality for new housing stock ranges from a rural village residential development and places; vernacular, to tight-knit terraced streets, Provide a basis for reviewing and sophisticated Victorian villas and planned improving design quality to ensure a garden suburbs. more positive and efficient planning process; Our home and the places we live are massively important to the quality of life we all enjoy. Inform planning and regeneration initiatives in terms of urban design and Houses are often our biggest investment and place making to ensure new are the places we spend more time than communities are of a high quality and anywhere else. The design of new homes as sustainable; well existing residential places has a Promote an approach to new fundamental impact not only on our daily lives, development which responds more but also on the quality of our built environment specifically to the character of the and the sustainability or otherwise of the Borough – to reinforce a special sense communities these places support. of place; and
Help designers and developers avoid The Residential Design Guide is many of the common problems which complemented by the adopted Borough Design can be found in modern residential Guide and Colour Study: proposals. 3 Using the guide alongside it, whilst also considering the full This Residential Design Guide complements range of local planning policies. The BwD DG the adopted Blackburn with Darwen Design is centred upon seven key design principles: Guide (BwD DG). It builds on rather than repeats the guidance within the BwD DG and for this reason it is important to read this guide Borough Wide Design
BW1 Character
BW2 Townscape
BW3 Public Realm
BW4 Movement & Legibility
BW5 Sustainable Development
BW6 Diversity & Adaptability
BW7 Colour
The Residential Design Guide focuses effectively created. Design advice for property specifically on new residential development, be owners regarding the extension of existing they individual houses or small scale properties is provided in Section 4. developments within an established context or more substantial development where a new The Guide is structured around 5 main character and sense of place could be chapters:
1 Introduction
2 Blackburn with Darwen Residential Character and Key Design Challenges
3 Design Guidance
4 Extending your home
5 Implementing the Guidance
4 Relevant Saved Planning Policies of the Blackburn with Darwen Borough Local Plan
Policy Title Brief Description
HD1 Visual Appearance of To be successful development must meet design criteria and applicants Development - must demonstrate that they have taken account of the need for good General design in their development proposals. Considerations
HD10 Public Art The Council will promote opportunities for artists, craft workers, film or video makers to contribute to the enhancement of the development and its environs, by the creation and/or integration of works of art or craft.
HD11 Development in and Proposals for new development in or adjacent to conservation areas are adjacent to required to be of a high standard of design and respect the character and Conservation Areas appearance of the area.
HD12 Alterations to This policy ensures that any alterations and extensions to unlisted Unlisted Buildings in buildings in the conservation areas are sensitive to the character of the Conservation Areas area.
LNC1 Landscape Character This policy ensures that landscape setting is protected and where possible enhanced. Proposals must have regard to the landscape characters of the borough.
H4 New Residential Primarily proposals affected by this policy must have regard to amenity Development and design issues.
H6 Landscaped Amenity Developers of all housing of 20 or more dwellings will be required to Open Space in New incorporate landscaped amenity open space within the development to a Residential standard of 0.4 hectares per 1000 population. Developments
H8 Extensions to Proposals for any proposed extension to a dwelling must ensure the Dwellings within the extension will not unacceptably affect the design and appearance of the Urban Area and property itself and the quality of the street scene. Villages
5 2. Residential Quality in Blackburn with Darwen
The intrinsic qualities of the Borough’s setting and historic development have shaped its character to the distinct place it is today. It is important that developers and designers understand this setting so that contemporary development has a relevance to the Borough Comparison of Percentage of Household Types and is both responsive and relevant to its context. There are many different residential places across the Borough. Many of these can be Creating high quality sustainable communities distinguished into broad character types, some is at the heart of national planning policy with of which are described in this section. an emphasis on creating mixed communities. Recognising the characteristics which contribute to the area’s most popular housing Make up of the Borough’s Housing Stock will be an important step towards informing a better design approach in the future. As the figures illustrate below, Blackburn with Darwen has a high proportion of terraced Residential Typologies housing stock which is true of many towns across Pennine Lancashire, reflecting the area’s industrial past. National, regional and Original Handloom Weaver’s Cottages local policy all emphasise the need to provide a Prior to the 1850’s most new housing was in wider choice of housing both in terms of type: small developments of handloom weavers’ terrace, apartments/flats, semi detached, cottages. These tended to be built in rows over detached, bungalows; and tenure: equity loan, a number of years and therefore varied in shared ownership, out right sale and social design and roofline. Many such houses were rented. built in watershot stone, with ogee stone gutters and keystone round arched doorways. Some houses, for example Mile End in Blackburn, had cellar loom shops beneath with square stone mullioned windows at basement level. Above the loom shop, windows would be regularly spaced with sash windows, stone cills and lintels.
6 nineteenth century. These larger terraces would often be ‘set back’ from the street and have gardens to the rear.
Although the terrace still provides a good first step on the housing ladder, in some areas structural problems and building materials which have naturally come to end of their life means that there are terraces in need of repair and in some cases demolition. It is these areas
Mile End, Blackburn where the Housing Market Renewal programme is focusing upon.
West View Place, Blackburn
The properties are built around a strong urban Darwen, grid iron terraced pattern form with a clear street frontage. Today these properties still evoke a sense of history and character and their uniqueness is a selling point of this type of property.
Blackburn and Darwen Terraces The introduction of building regulations, allied to mill owner philanthropic developments led to significant new development of large residential areas based on two-up two-down terraces with backyards. This ‘bye-law’ housing makes up the largest surviving pre-twentieth century component of the Borough, many of which Lancaster Place, Blackburn were laid out on a gridiron pattern. Terraces Victorian / Edwardian Villas and Elegant were often built during different times and by Semis different builders and as a result individual From the 1860s onwards larger villa and semi- houses within terraces may have variations in detached development became fashionable design and fabric but share the same plan and and sought after by the middle classes. By the roofline. 1880’s striking villas to the south and east
sides of Blackburn’s Corporation Park had The terraced form was also used for larger been constructed and this area remains a good middle class housing from the early to middle 7 example of this style of development. In Garden Suburb Darwen, similar mill owner’s properties have The garden suburb and municipal expansion of been retained to the west at Whitehall and towns such as Blackburn have created large Astley Bank. Properties in this style were areas of relatively low density suburban typically large with generous accommodation development. Larger estates were often laid set within private gardens. out geometrically to a clear plan and their design often reflects traditional English domestic architecture. The quality of both the layout and the garden suburb style houses can vary significantly. Consistent features include the light and airy rooms, the ample front and back gardens and the wide roads, laid out to a
planned design.
East Park Road, Blackburn
Beardwood, Blackburn
Camby Villas, Blackburn
Today many of these villas and large semi- detached properties remain in their original residential use, as either large houses or separate apartments. The ample space has provided flexibility to accommodate different formats of use, including in some cases Beardwood, Blackburn conversion to business space. The attention to the quality of front boundaries and rich planting of the gardens, as well as the streets within which such properties were designed, are part of their distinctive character.
8 Municipal Housing Development A limited number of non-traditional municipal housing schemes were constructed in the Borough in the mid to late twentieth century. These included tall blocks set in landscape and ‘Radburn’ style estates, where cars were separated from pedestrians and fronts of homes exposed to the rear of other homes. These non traditional estates have met with differing fortunes over the years, with some developments refurbished and others demolished. Modern Suburban, Brandyhouse Brow
Sullivan Drive, Blackburn Former Ashworth St Estate, Blackburn
Modern Suburban (c1980-present day) Late twentieth century housing occurs throughout the Borough in a range of short row, semi-detached and detached housing forms based on estates where roads and cul-de-sacs dominate. The scale of such housing varies from infill development to large sites. Use of standard housing types and a pattern book approach to materials and details often creates a modern suburban feel. Although the quality Fernhurst, Blackburn and character of these developments varies substantially, it is clear that many of these estates do not reflect the traditional character The Role of New Development of the Borough. New residential development has an important role to play in the success of the Borough in the future. The quality of the area’s housing is recognised as a key factor in promoting the growth of the Borough’s economy. Top quality residential developments in the attractive environments that exist around the two towns and the villages can be a key differentiator of
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Blackburn with Darwen’s “offer”, and it is essential that quality is achieved at all times. ‘Developers are perfectly able to produce better quality schemes when these are required of them, but will revert to poor quality and standardised schemes where design expectations are seen to be lower’ Housing audit, assessing the design quality of new homes in the North.... CABE This is perhaps a result of developers not being challenged enough by the local authority to produce residential developments which reinforce local character, are appropriate to the site, provide appropriate and attractive amenity spaces which are well related to dwellings and Woodlands Park, Darwen – A brownfield redevelopment encourage choice and diversity in modes of incorporating a mixture of type and tenure of properties transport.
The Challenge In a recent Housing Audit carried out by CABE, evidence found that the majority of new housing within the north of England is failing to measure up on design quality.
‘Current problems include poorly defined streets and public space, illogical site layouts and failure to create a distinct sense of place’ Housing audit, assessing the design quality of new Tockholes Road, Darwen homes in the North.... CABE Town Centre Communities
Within the heart of, and immediately around the These problems stem from developers not town centres, these developments will appreciating what makes a place unique and generally be higher density mixed use not considering local context. As a result ‘off schemes. This is an emerging housing market the shelf’ layouts and house types are and can play a part in strengthening the vitality presented in planning applications which ignore and viability and safety of the town centres. local context and character for the sake of These will often involve challenging and standardised solutions. constrained sites which have sensitive contexts. Refer to Town Centre Living page 37 of the Borough Wide Design Guide
10 Inner Urban Development The redevelopment of brownfield sites in the Urban Villages inner urban areas will remain an important Urban villages create vibrant residential element of new house building in Blackburn communities with a focus on higher densities with Darwen in the future. These and a greater mix of housing and urban developments present a key opportunity to character than suburban. Enhancing, establish a new vernacular, or design strengthening and creating successful urban language, for our urban areas, introducing villages within the core urban area will be modern development but at the same time important. These schemes will have an urban respecting our heritage and making places that rather than suburban character reflecting villas are distinctively “Blackburn with Darwen”. and terrace vernacular. New development is as likely to contribute to, as it is to create, successful urban villages in the Borough.
Devonport Road, Blackburn
Courtesy of Calder Peel Architects
Garden Suburbs Designed to more modest densities, the garden suburbs will be characterised by formal, often picturesque designs and layouts where there is a clear rationale to the design and feel of the area. These will include front gardens and properties of domestic scale but with clear townscape quality and value in the spirit of the Before: The former Ashworth Street Estate, Blackburn best garden suburbs and not the ‘watered down’ municipal version. Quality front boundaries are vital in suburban schemes.
After
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The site of the former County Hotel, Blackburn Broadhead Road, Edgworth
Villages The smaller traditional settlements often on the edge of the urban area create the scale and The Good, the Bad character of a village that new developments in such places should reflect. This is not about making places that look old but is about Some Common Qualities in Successful creating an intimate village scale and character Housing Developments by the design and layout of streets and properties, and by the relationships between There are several examples of successful buildings. Often, traditional villages are housing developments across the Borough, successful because of the organic layout and both modern and traditional, which point ‘cheek by jowl’ building forms, where buildings towards a number of key factors to success: are varied, develop interesting relationships and include local architectural features. Space, particularly because most of the Borough’s residential development is based Consideration of the type of place a on houses and family houses, space in and development should seek to create should around the home is highly valued. be a starting point for the design concept of a development.
The site of the former County Hotel, Blackburn
Streets where traffic is calmed and where Barlow Court, Edgworth walking is safe and direct links exist to adjacent areas.
A variety of types and sizes of properties which create variety and diversity in the
12 local housing market. not dominating the street scene and where parking areas are well overlooked are an important consideration.
Quality gardens and/or access to good A high standard of design in new residential quality green spaces provide valuable developments increases the attractiveness amenity space for homes and whole of the Borough as a place to live. It assists neighbourhoods. in economic development, environmental sustainability and social inclusion.
Hereford Rd, Blackburn There seems to be an appetite for more contemporary design and for different Location close to good local facilities such lifestyles. as schools and local shops, where walking links to services are possible.
Tockholes Road, Darwen
Bolton Road, Darwen Character and a sense of place and identity Places to park cars which are integrated, are often consistent features in successful
13 developments where people aspire to live.
Lancaster Place, Blackburn
Manor Road, Blackburn What Commonly Goes Wrong – Lessons for
Better Practice
However for some in deprived communities, There are a number of key areas where design upgrading their place in terms of image and most commonly goes wrong. By identifying environment remains a priority. these issues within the Guide, it is hoped that
developers can take special care to avoid falling into these potential pitfalls.
Standard solutions - avoid design which could be ‘anywhere’ and which lacks local relevance in terms of the layout and the buildings.
Manxman Road
Cul-de-sacs and dead end streets - limited use of the cul-de-sac or mews court can be successful as part of a connected street Scholes Street, Darwen network but used too much and this can undermine permeability, legibility and For some, traditional design will always be discourage walking. home. However, helping people to appreciate what is true traditional design rather than pastiche will be important.
14 traditional building and will be inappropriate.
Roads for cars rather than streets for residents – residential areas are about people and whilst cars should be able to gain access, the design of the public realm must create ‘people first’ places.
Withers, Blackburn Poor scale and proportion – new Arranging the houses around the roads - development out of scale and proportion many housing layouts have started from a with traditional ways of building will look out highway standpoint rather than from an of place. This is not about copying old assessment of the area’s character. This is buildings, but about recognising how the a fatal first step. design is given articulation and rhythm vertically and along the street.
Waters Edge, Lower Audley, Blackburn St James’ Fold, Roman Road, Blackburn
Too many materials or styles - a limited Visually intrusive car parking - cars palette of materials and simple designs are should not visually dominate residential usually preferable to over design and over areas. Large numbers of cars parked on decoration where too much variety within a driveways to the fronts of properties are scheme can actually undermine its quality. particularly obtrusive on the streetscape and it is often the lack of variety in parking provision that creates monotonous housing layouts.
Beardwood, Blackburn
Pastiche and inappropriate vernacular Cicely Court, Blackburn style - the application of inappropriate
vernacular details will not be appropriate. A Poorly conceived height and massing – half-hearted vernacular approach can look domestic housing developments tend to be like a cheap or crude approximation of a 15 too squat with not enough vertical emphasis visual terms is equally important. and taller buildings to give emphasis and enclosure. Higher density developments Removing individual terraces without present opportunities for taller buildings but considering the pair. It is better to treat these need to be carefully considered. most terraces as pairs on a plot / block
as individually they are very difficult to redevelop given the close proximity of the neighbouring terrace.
Beardwood, Blackburn
No amenity space in higher density schemes –developments which use the only useable external space for car parking are inappropriate and are seen as a waste of valuable people space. Griffin, Blackburn
Confusion over fronts, backs, sides and boundaries - most properties will have a front and a back - a public face and a private aspect. All too often development fails to
resolve this basic differentiation and can create a confusing and disjointed effect. The quality of the front and side boundary in
St Mary’s Wharf, Blackburn
16 3. Design Guidance
Borough Design Guide Residential Design Guide
BW1 Character RES1 Appearance Architectural Features & Detailing Context
BW2 Townscape RES2 Fronts, Backs, Sides & Boundaries Building Heights Corners Orientation Roofscape Gateways Space Standards
BW3 Public Realm RES3 Open Space Landscape Trees Public Art Community Safety
BW4 Movement & Legibility RES4 Manual for Streets Streets for All Cycling Parking
BW5 Sustainable Development RES5 Waste Storage Air Quality Responding to Climate Change Noise
BW6 Diversity & Adaptability RES6 Mix of Housing Building for Life Code for Sustainable Homes Live/Work Units Lifetime Homes
BW7 Colour RES7 Materials & Colour
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Principles: Appearance
RES 1 Character It is vital that new residential properties are built to a high standard with consideration given to the local character of the area. The The style and form of architecture will be careful design of new buildings, alterations and influenced by the site and its surroundings. It extensions to existing buildings are important in is important that new development is achieving a built environment which is of high appropriate for its setting in Blackburn with quality. Darwen. This does not mean that new development must be an exact replica of the RES 1A: Appearance existing built form – opportunities exist to interpret the key characteristics of the Borough In relation to overall appearance, new in new forms of development. A well thought residential development will be required to out planning application will be one which meet all of the following criteria: demonstrates how this has been considered i) it is in keeping with the local area both and displays how all parts of a scheme relate in terms of scale and mass; to each other. ii) is appropriate to the form and function Appearance of the building; and
This section relates to the overall visual style of iii) the design of the building complements the development. existing features.
Architectural Features and Detailing The Borough has a great deal of housing detail which adds to the sense of place and
uniqueness of the area or an individual group/block of properties.
The detail can be simple and may include features in brickwork, around the door and Penzance Street, Blackburn window openings. These features can help make a street or a neighbourhood easily identifiable whilst also adding interest. Many residential areas in the Borough have simple structures. It is often the landscape elements and use of materials which provide their visual quality. A terrace frames a street whilst stone boundary walls and setts in the carriageway give the street a distinctive identity.
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Principles: Architectural Features and Detailing The building style of a development contributes to its identity. It is important that careful consideration is given to the choice of materials, both in terms of their colour and texture to ensure the development is harmonised within the setting of the site. It is not appropriate for proposals to seek the removal of existing features to the detriment of the overall character of the site. Bowling Green, Darwen
Architectural distinctiveness and urban design that reinforces identity and appreciates the surroundings, the topography and the views adds to the design quality of a development.
RES 1B: Architectural Features and Detailing
In relation to architectural features and detailing, new residential development will Urving Place, Blackburn Crosshill Road, Blackburn be required to meet all of the following criteria: i) it is harmonised within the setting of the site both in terms of the colour and texture of materials used;
ii) the features and detailing used are appropriate to the heritage and setting of the Borough and the local area, and do not introduce alien or incongruous Bank Top, Blackburn Whitehall Road, Darwen elements; and iii) where possible, existing features are Context retained or reflected in the design of the A positive response to the local context does proposed development. not always have to be a replication of existing building styles. Contemporary design can enrich a place through contrast of styles.
Addressing the site context can be done through common building lines, heights and widths and proportions of windows and doors. This is particularly important in existing residential areas.
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New development should be informed by a RES 1C: Context detailed understanding of the site and its context. The following issues should be taken 1. New residential development will be required to respond to and respect into consideration in a site analysis: its physical context.
In relation to the individual site 2. Design and Access Statements Topography – does the site slope? Are there should include an analysis of local steep gradients or changes in level within context in relation both to the individual site and the wider area, the site? and should demonstrate how this What is the relationship between the street analysis has informed the proposed and the site? development. What are the boundaries to the site? What are the unique architectural details of the site? What existing trees and habitats are on the site? How do they contribute to Green Infrastructure? Do any features intrude or detract from the character of the site?
In relation to the wider area Views and landmarks – into and out of the site What is the character of immediate streets in terms of scale, proportion and pattern? What is the character of townscape in terms of materials, scale, form and detailing? How do local streets and public transport connect with the site? What are the pedestrian and vehicular links? What are links to the nearest area of play?
Principles: Context The context of an area is important, and emphasising the need for the layout and appearance of buildings to be based on an analysis of the character of the site and adjoining land and buildings ensures the creation of high quality residential designs. An understanding of the historic context of a site would also be beneficial.
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The architects for this scheme considered the context and adopted original features into the new scheme. They have been able to demonstrate that a new site can also achieve a modern feel which at the same time respects the form and detail of the surrounding area.
21 Principles: Fronts, Backs, Sides &
RES 2 Townscape Boundaries The ‘fronts’ and ‘backs’ of properties and the
relationship between buildings and spaces Townscape looks at the relationship between should be logical and understandable. In order buildings, roads and spaces and how these to improve safety and security within a combine to create a ‘place’ with a sense of development, there should be a clear community. distinction between private and public domains
to ensure people are aware of where they can Fronts, backs, sides and boundaries and cannot go. The basic principle that should be followed is
‘public fronts and private backs’. Ideally, and More private rooms such as bathrooms certainly in terms of crime prevention, back contribute little or nothing to overlooking the gardens should adjoin other back gardens or a street and tend to deaden the street frontage. secure communal space. Front doors should Designing less private rooms (such as living open onto front gardens, small areas in front of rooms) to face the street, particularly at the the property or streets. ground floor, means the front of a building can
have a direct relationship with the street.
Charlotte Street, Chapeltown
22 RES 2A: Fronts, Backs, Sides & It is important that the heights of buildings are Boundaries generally in keeping with the overall scale of development in the area, although in some 1. In relation to fronts, backs, sides and circumstances there will be an opportunity to boundaries of properties, new residential developments will be vary building heights. required to meet all of the following criteria: Principles: Building Heights Building heights should be in keeping with the i) properties exhibit a relationship to scale of development in the surrounding area. the street by virtue of the layout of doors and windows, boundary treatments and entrances to their The variation of building heights on a few curtilage; carefully placed buildings such as at the entrance to the development, on corners, at the ii) there is a clear visual differentiation end of vistas or around parks can help add between the front and rear of properties unless an alternative variety to a development. approach is justified through the Design and Access Statement; The integration of taller buildings, where appropriate on a site, will stand out as a iii) fronts and rears of properties are not landmark feature and will aid the legibility of the mixed within a single street scene unless an alternative approach is area. It is important that building heights of justified through the Design and properties reflect the relative importance of the Access Statement; street, for example taller buildings are more suitable on main roads into towns and towns iv) public areas such as streets, parks themselves. and squares are overlooked and faced by the fronts of properties; and RES 2B: Building Heights
v) spaces to the rear of properties are 1. The building heights of new residential private; developments must relate to the form and proportion of the surrounding buildings 2. Blank gables will not be acceptable and reflect the relative importance of the other than in exceptional street. circumstances where this is fully justified to the Council’s satisfaction 2. A variation in heights may be in a Design and Access Statement. appropriate in certain circumstances where this serves a purpose in the overall 3. The design of the boundary treatment development concept and is justified in the must be appropriate to the street Design and Access Statement. scene and to the property to which the boundary relates.
Building Heights The height and massing of a development will be informed by the particular site, its location, site conditions, constraints and what it wants to achieve.
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Coutesy of Salford City Council Coutesy of Calder Peel Architects
Principles: Corners Corner buildings can provide identity and points of orientation and if treated well they can help increase natural surveillance and maintain a continuity of frontage.
Making them higher than the surrounding buildings will emphasise their importance. Attractive frontages to both aspects at corners should be seen as an integral part of any new housing layout. Leamington Road, Blackburn
RES 2C: Corners Corners High quality design solutions are required for Where appropriate, new residential corner developments where development developments will be required to integrate should frame and turn the corner. corner elements into their design to reinforce entrance points or ‘gateways’
into the area and provide emphasis to focal points within the development.
Orientation Principles: Orientation
The orientation of development is important, both in relation to maximising solar gain towards principle rooms and gardens, and ensuring the development makes the most of surrounding views.
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Darwen
RES 2D: Orientation
In relation to the orientation of properties, new residential developments will be
required to meet all of the following criteria:
i) properties are orientated to maximise views into and out of the site;
ii) south facing elevations are not obstructed by other structures or Richmond Terrace and beyond planting which would result in overshadowing; and Principles: Roofscape The roofscape of properties can affect the iii) where possible, private rear gardens, living rooms and principal bedrooms overall visual characteristics of a development. have a sunny aspect. Developers should ensure the roof design complements the existing character of the local area and that the appropriate use of materials Roofscape and colour on roofing materials is considered in Due to its topography, most areas of the relation to the surrounding context. Borough enjoy wide ranging views across built up areas. As a result, roofscapes are a central feature of the landscape. The contribution of new development to roofscapes and distance views is therefore of great importance.
In many areas of the Borough the pitch roof is the predominant architectural language and deviating from this can result in poor quality townscape. 25 RES 2E: Roofscape They include literal gateways such as archways or the upper floor of a building over- 1. New residential development must sailing an access road, and symbolic gateways incorporate a roof design which is which are made up of a construction either sympathetic to the existing context of the area. In assessing this, the Council between buildings or interface elements (walls, will pay particular attention to the soft landscapes etc) and suggest ‘entry’ into a following: place.
• Roof form; RES 2F: Gateways • Materials;
• Slope and height of pitch; New residential development will be • Orientation of pitch; required to incorporate appropriately • Continuity of roofline; and designed visual features highlighting • The use of features interrupting the entrances into the development and roofline including dormers and delineating public and private areas. chimneys / flues.
2. The Council will permit deviation from traditional roofscape and integration of Space standards innovative roof design where there has Whilst space in new housing developments is been a considered approach to an often at a premium, individual dwellings should overall design concept and where this is be sited and designed in such a way which fully justified to the Council’s satisfaction as part of the Design and provides a maximum degree of privacy for the Access Statement. benefit of the occupants. Creative design is needed to ensure space is used effectively to create distinctive places, whilst privacy is preserved. Gateways The design and scale of new buildings and features can be used to create a gateway, The Council recognises that each site has its providing a strong visual clue at key locations own individual character and that any standard or thresholds to a development. should not be so onerous or rigid that they inhibit the creation of interesting and attractive housing layouts, together with a high standard of design.
The above components should be considered as being inter-related and although various minimum distances are identified in this Guidance, it should be recognised that compliance with these guidelines will not itself ensure a satisfactory environment. All key Poor example of gateway at Aster Chase, Blackburn principles set within this Guide should be taken into account. Principles: Gateways Gateways are an important element of Principles: Space Standards residential developments as they help people Adequate distances need to be retained orientate themselves and reinforce the between buildings to safeguard the privacy of distinction between public and private space. occupiers of existing and proposed dwellings,
26 to allow the admission of daylight and sunlight and to ensure a reasonably spacious appearance about the development.
RES 2G: Space Standards
Unless an alternative approach is justified to the Council’s satisfaction through the Design and Access Statement, the following space standards will be required to be met on all new residential developments:
1. For single and two storey dwellings, a separation of no less than 21 metres shall be maintained between facing windows of habitable rooms.
2. For single and two storey dwellings, 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 13.5 metres shall be maintained.
3. For each additional storey above 2 storeys, or where land levels create an equivalent difference in the heights of the buildings, an additional set back of 3 metres shall be required.
27 is used by Council Officers in guiding
RES 3 Public Realm developers through the process of on/off site ‘A place with attractive and successful open space provision. There has been a wealth of new information regarding open space led outdoor areas’ by the Council in addition to other useful research documents and best practice carried Public realm refers to all the outdoor areas in a out by CABE. development which are accessible to the general public. It includes streets, open spaces, recreational areas, paths and walkways. These will contain a range of features including street furniture, signage and public art. All these elements must be integrated if an attractive public realm is to be created.
Along with private gardens, public realm makes an important contribution towards the creation Courtesy of CABE (square with good overlooking and of green infrastructure in the Borough. functionality)
Open Space Both the Borough’s Open Space Strategy and Play Strategy emphasise the importance of developing and maintaining sustainable quality play spaces that integrate with the natural environment.
Higher Audley Street, Blackburn (Poor functionality)
The Council considers that the provision of public open space is an essential element in housing developments and is something which should be considered as an integral aspect of the overall design process.
The Council’s adopted guidance on the provision of open space in new developments
28 – Effective space design is even more important in higher density schemes; – Every property should have access to external amenity space; – If these are communal areas, their maintenance must be secured; – High quality gardens are valuable elements of housing developments from an amenity and ecology perspective.
The Council is prepared to adopt a flexible approach to the nature of the provision of space in new residential development. However, the type of provision must still be considered to serve the recreational needs of the prospective residents.
Tatton Flower Show Principles: Open Space
It is essential that adequate open space which is well designed and centrally located be ‘Where family housing is being provided within new residential developments, proposed, it will be important to to meet the needs of new residents and to ensure that the needs of children provide a good quality residential environment are taken into account and that that will contribute towards an enhanced quality there is good provision of of life. recreational areas, including private gardens, play areas and Applicants should be clear which parts of the informal space. These should be development they intend to maintain and those well designed, safe, secure and stimulating areas with safe which may be adopted by the Council. pedestrian access.’ PPS 3 On larger schemes a developer will be encouraged by the Council to employ a suitably
qualified landscape architect as part of the
design team. Developers and designers are challenged to create places which offer space as a key selling point of the scheme within and around the home and also across the development. Whilst on first impression more space may seem to mean fewer dwellings, with careful design and use of space, higher density and more efficient developments can maximise the space they offer their residents. The following issues need to be considered in relation to open space provision:
29 RES 3A: Open Space
In relation to open space, new residential developments will be required to meet all of the following criteria: i) it includes the required provision for public open space, as set out in Local Plan Policies H5 and H6 and the Council’s Supplementary Planning Guidance ‘Public Open Space in New Residential Development’; Courtesy of Fish Architects – Example of a landscape ii) the visual appearance of the open strategy for a play space on a new housing development space is in keeping with the development in terms of landscaping, boundary treatments, design and Principles: Approach to Landscaping position of equipment and lighting; The approach to designing a new development
should be informed by an understanding of the iii) public space is clearly distinguished from private space; landscape in which it will sit. iv) the open space is centrally located Developers must demonstrate how this with easy access to the majority of understanding has influenced their proposals. people and maintains as much natural
surveillance as possible; and The planning application needs to be v) existing topographical features such accompanied by sufficient information on as trees, hedgerows, streams, ponds landscaping to allow the Council to make an or wildlife habitats are incorporated informed judgement. into the overall landscape scheme.
Landscaping Landscaping is important in both creating the environment people experience within a new development, and in integrating a development into its wider surroundings. To ensure that these issues are fully considered and appropriately dealt with, this section sets out the information required as part of any new residential development proposal.
30 RES 3B: Landscaping Assessment / adjacent the site will be required to submit a Scheme tree survey with their planning application. The Council encourages early discussions with its 1. All residential planning applications will Arboricultural Officer. be required to include a Landscape Assessment considering the relationship of the proposed development to the wider RES 3C: Trees landscape and taking account of key characteristics, features, constraints and 1. All planning applications for residential opportunities. These will include but are development in proximity to trees not limited to a survey of the topography should be submitted with a tree survey of the site and of existing natural features and an Arboricultural Implication including trees, hedges and ponds. Assessment & Protection Methodology.
2. The application will be required to 2. The Council will expect applicants to demonstrate how the design of the have regard to British Standards 5837. proposed development responds to this assessment and how existing features 3. Schemes should include the planting of have been retained and integrated into the trees and shrubs that are suitable for new development. the individual sites and the surrounding conditions. 3. The application shall be accompanied by an indicative scheme for landscaping and boundary treatments.
4. A detailed landscaping scheme will also be required, normally by means of a planning condition.
Trees Trees represent public benefit by way of visual amenity and contributing to the character of an area. The Council seeks to retain trees wherever possible and ensure that they are in a condition which allows them to flourish and The former Ashworth Street Estate, Blackburn which has contribute to the quality of the development. retained existing trees in new developments
Further information on trees can be found on Public Art the Council’s website: Public art is widely recognised as having a www.blackburn.gov.uk/trees broad range of benefits including:
Principles: Trees – Environmental – regeneration, creation of a Trees contribute to the landscape and the sense of place, identity; amenity of an area. They provide screening, – Economic – encourages inward investment, form an important wildlife habitat and may also promotes a sense of confidence and be of historical value. positivity; – Social – promotes civic and personal pride, Local Plan Policy HD8 sets out the Council’s encourages people to rediscover and approach to the retention of trees. Any interact with their environment, social proposal which affects trees, whether on or 31 inclusion tool; management and upkeep of an area. Where – Cultural – community development tool, possible, public art should be incorporated into raises the profile of the arts in general, offers the detail of development such as on railings, opportunities for people to participate in the pavings, signage and bus shelters as well as in arts. more traditional ways such as statues and water features. Public art is not so much a type of art but more a practice of involving artists or crafts people in the design process for a building or public space including the conception, development and enhancement of the space.
Public art can take many forms:
– Permanent or temporary; – Large or small scale; – Art work incorporated into the building facades, landscaping, sculpture; – Community arts projects in schools, Garage door on Selwyn Street, Oldham. Photo courtesy community centres which can help of Building for Life. strengthen and empower local communities. Principles: Public Art The Council promotes the use of art in new ‘The work of artists should be development to strengthen the character and integrated into the design process identity of new buildings and public spaces and at the earliest possible stage if it is which will, in time contribute to the heritage of to be used effectively.’ the Borough. By Design - Urban Design in the Planning System
(Pub: CABE/DETR) Public art should be considered to provide added value and be in addition to the In order to ensure the quality of any work, the developer’s usual design considerations. Council will expect the artists to be of proven Engagement with artists will be encouraged as ability. The Council can offer advice on the early into the design process as possible. See identification and commissioning of suitable Local Plan Policy HD10. individuals. In many cases the involvement of local community groups may be beneficial.
To enhance legibility and local distinctiveness throughout new developments, proposals should include works of public art wherever possible. Work should be sited in key locations such as main access roads, open spaces and squares. Their design and siting could involve the local community, a tool which is often successful in enabling the community to incite pride and sometimes responsibility for
32 RES 3D: Public Art
Where public art is to be incorporated into new residential developments the following criteria will be required to be met:
i) it is located in highly prominent locations to define an identity for public areas and gateways;
ii) it should reinforce a sense of place and have integrity of design which respects Devonport Road, Blackburn its context; and Principles: Community Safety and Secured iii) it is appropriate to the way in which the by Design space is utilised.
Spaces: a clear distinction has been made between public and private space;
Community Safety and Secured by Access and movement: places with well- Design defined routes, spaces and entrances that Secured by Design is a police initiative to provide for convenient movement without encourage the building industry to adopt crime compromising security; prevention measures within the design of developments. Its aim is to assist in reducing Structure: places that are structured so that the opportunity for crime and the fear of crime, different uses do not cause conflict; creating a safer and more secure environment. Developers who gain Secured by Design Surveillance: places that promote a sense of certification benefit from a significant marketing ownership, respect, territorial responsibility and opportunity as they are entitled to use the community, and avoid the creation of ‘hiding official Secured by Design logo in their places’; literature and advertising. Physical protection: places that include Early pre-application discussion with the necessary, well-designed security features; Council’s Architectural Liaison Officer is encouraged. The principles of Secured by Activity: places where the level of human Design can be found at activity is appropriate to the location and www.securedbydesign.com creates a reduced risk of crime and a sense of safety at all times; Design and Access Statements should take into consideration the crime profile of the street Management and maintenance: places that and surrounding area of the development site are designed with management and and explain how the design of the proposed maintenance in mind, to discourage crime in development has taken these factors into the present and the future. account.
33 RES 3E: Community Safety & Secured by Design
1. The Council will require all developments to comply with the principles set out in Secured by Design. The Council will encourage developers to seek formal SBD certification and will assist in this process.
2. In relation to Community Safety and Secured by Design the Council will require all residential developments to meet the following criteria: i) there is a clear differentiation between public and private open space; ii) public spaces are overlooked by buildings to enhance natural surveillance; iii) good quality lighting is provided to enhance the security of the development; iv) principal doors should normally face the street; and v) blank facades and long boundary walls or fences are avoided.
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34 Streets for All RES 4 Movement Streets for All North West and the Streets for All Practical Case Studies have been published by English Heritage and offer guidance on the Manual for Streets way our streets and public open spaces are Manual for Streets (MfS) replaces Design managed. It sets out principles of good Bulletin 32, first published in 1977, and its practice for street management. A manual has companion guide Places, Streets and been produced for each of the eight English Movement. It puts well designed residential regions which aim to provide inspiration and streets at the heart of sustainable communities. advice on street design which reflects the region’s historic character. These documents MfS updates the link between planning policy are downloadable from the English Heritage and residential street design. It challenges website at www.english-heritage.org.uk. some established working practices and standards that are failing to produce good quality outcomes.
Cycling Providing enough convenient and secure cycle parking at people’s homes and other locations ‘New development should be for both residents and visitors is critical to easily accessible and well increasing the use of cycles. In residential connected to public transport and developments, designers should aim to make community facilities and services, access to cycle storage at least as convenient and is well laid out so that all the as access to car parking. space is used efficiently, is safe, accessible and user-friendly.’
PPS3
35 it is often the lack of variety in parking provision that creates monotonous housing layouts.
– Arranging the houses around the roads:
Many housing layouts have started from a highway standpoint rather than from an assessment of the area’s character. This is a fatal first step.
Fernhurst, Blackburn – Roads for cars rather than streets for residents: Residential areas are about
people and whilst cars should be able to gain access, the design of the public realm must create ‘people first’ places.
– Cul-de-sac and dead end streets: Limited use of the cul-de-sac or mews court can be successful as part of a connected street network but used too much and this can undermine permeability, legibility and discourage walking. Courtesy of CABE, Chapel in Southampton
Car Parking The key in residential development is to ensure that parking arrangements are fit for purpose for the development and the area. The size and type of residential development will offer different opportunities such as:
– Basement, semi basement and under croft Ashworth Street, Blackburn parking; – On Street; – On Plot car parking to the front or side of properties; – Rear Courtyard parking.
When integrating parking into a development, the following should be avoided:
– Visually intrusive car parking: Cars should not visually dominate residential Bank Top, Blackburn areas. Large numbers of cars parked on driveways to the fronts of properties are particularly obtrusive on the streetscape and
36 Principles: Car Parking Public Transport Accessibility It is important that developers consider how to New residential developments should be incorporate practical and usable parking within located within reasonable walking distance of a the development without allowing it to dominate bus stop. Bus stops and their accessibility and impact upon the character of the local within a new development should be area. investigated in early discussions with the developer and the local authority. An appropriate combination of car parking solutions should be provided within the Accessibility development, with high level natural Providing easy walking access to local services surveillance being preferred over gated parking and public transport from new development courtyards, in order to maximise levels of reduces the need to use the car and helps to security within the development. ease congestion and pollution problems. Such proximity to public transport also helps to make The Council is committed to promoting new homes and facilities accessible to those sustainable development in the Borough. As a who do not have a car. Positioning result, developers should introduce facilities developments close to local amenities may which encourage residents to use more reduce the number of short journeys by car. sustainable modes of transport than the car. Examples could include walking routes to Cycling reduces air and noise pollution, destinations, provision of safe, convenient congestion and improves health and well cycle storage and so on. being. New development should attempt to link up to the existing cycle network and provide RES 4A: Car Parking measures which make cycling an easy and safe option. In relation to car parking, new residential development will be required to meet the following criteria: RES 4B: Walking and Cycling
i) the development fulfils the Council’s New residential development will be adopted car parking standards; required to incorporate measures which
ii) cars and car parking areas do not promote the use of sustainable modes of visually dominate the area; transport, including convenient and well lit walking and cycling routes allowing iii) parking is visible from properties to movement within the development and maximise natural surveillance, unless access to local networks and amenities. dedicated security measures are in place which provide adequate protection for owner’s vehicles and can be reached safely and conveniently from the property;
iv) streets have been carefully designed to show where people can park; and
v) alternative methods of transport have been encouraged within the development.
37 Garages and Parking Garages and other outbuildings, whether or not they require planning permission, can have similar impacts on the amenity of neighbours as other extensions. They are utility structures and should not obscure or dominate houses.
RES 4C: Garages and Parking
1. The Council will require any parking spaces within the curtilage of the dwelling to be a minimum of 5.5 metres in length and 2.4 metres in width.
2. Any residential development for garages and parking extensions to properties will be required to meet the following criteria:
i) there is a minimum of 2 car spaces provided per family dwelling;
ii) the garage is set back from the existing building line of the house;
iii) there is a distance of at least 5.5 metres from the footpath to the garage doors;
iv) adequate space is maintained for car parking and turning space; and
v) the garage door is, where appropriate, the width of a single car to minimise its visual impact upon the surroundings.
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RES 5 Sustainable Development
Waste Storage At a national level, the UK Landfill Directive requires a reduction in the amount of material being sent to landfill and increased re-use, recycling, and composting for more sustainable Upperstand, Leith, Edinburgh management of waste streams. Principles: Waste Storage
The provision of waste management facilities At a county level, the Lancashire Waste within a residential development is fundamental Strategy places a general duty on the Borough if waste reduction and recycling targets are to to offer a kerbside recycling service to 90% of be met. Waste is a major design issue as households and to recycle or compost 58% of unsightly bins and bin stores can detract from household waste by 2015. In order to ensure the character and appearance of an area. that both of these objectives can be met it is vital that new buildings are designed to enable It is important sufficient space is supplied in waste to be segregated for recycling, and to be new residential developments to accommodate stored and collected in such a way that is the necessary waste storage facilities. The mutually beneficial to all parties. In addition, Council’s Environmental Services Department policy CS7 of the Joint Lancashire Minerals should be contacted for details on the required and Waste Core Strategy requires that waste facilities needed in a new residential proposals for all new development will be development. required to provide suitable facilities for the handling, storage and collection of segregated wastes arising from the permanent use of the development.
Bank Top, Blackburn
39 conditions such as water scarcity, changing RES 5A: Waste Storage temperatures, increased incidence of flooding could have on the viability of a residential 1. The Council will require all development should be considered. developments to provide adequate space for waste facilities capable of The probability of an extreme flood event in accommodating the Council’s standard Blackburn or Darwen is fairly low. However, it waste containers including general is important that in the unlikely event of a flood waste, recyclable waste and taking place, the risk of damage to property is compostable waste. See policy CS7 in minimised. Areas currently not at significant the Joint Lancashire Minerals and risk from flooding could become so during the Waste Core Strategy. lifetime of the development.
2. The design and layout of waste storage Developments need to be robust enough to be facilities must be satisfactorily able to adapt to changing conditions such as integrated into the development and climate change over time. must not be visually intrusive. Principles: Responding to Climate Change 3. Road widths and turning heads must Tackling climate change is a key priority for the accommodate waste collection vehicles planning system. There are two strands of and will be designed to prevent parking responding to climate change –minimising the from obstructing access to the site. effects of climate change for the future and adapting to the existing challenges climate 4. The Council will encourage the change creates. Development which positively provision of segregated waste storage addresses climate change and delivers a through appropriate internal layouts of sustainable outcome will be encouraged. properties. The integration of Sustainable Urban Drainage Systems (SUDS) into residential developments is one way to minimise the effects of flooding. Examples of SUDS include green roofs, rainwater harvest systems, permeable instead of sealed surfaces and infiltration trenches/basins which mimic the natural movement of water from a development, reducing flood risk, improving water quality and often providing features that can make places more desirable places to live in.
Early advice should be sought from the Environment Agency and the Council’s Drainage Service to ensure new developments
Bowling Green, Darwen are designed so they do not contribute to flood risk in the surrounding area, and risks from Responding to Climate Change potential flood incidents are minimised. The Climate change and the impact that varying Council has produced a Level 1 Strategic Flood
40 Risk Assessment (SFRA) which developers RES 5B: Responding to Climate Change should refer to if proposing new residential developments in the borough. A Flood Risk Minimising future climate change
Assessment report must be submitted for any 1. In terms of minimising the contribution developments proposed in a flood risk area. to climate change in the future, new residential developments will be required to meet the following criteria:
i) suitable precautions have been integrated into the design of the new development. These may include but are not limited to: providing a balance between natural cooling and solar gain optimising natural ventilation avoidance of overshadowing high levels of insulation; and
ii) the site is well served by efficient and reliable public transport.
Example of SUDS - a detention basin (Cambridge County 2. Developers should be able to Council) demonstrate that they have taken
account of the above issues, and wherever possible the selection of sustainable building materials.
Adapting to existing climate change
3. In terms of adapting to existing effects of climate change new residential developments will be required to meet the following criteria:
i) unless it has been demonstrated that it is not practical to do so, elements of Sustainable Urban Drainage Systems (SUDS) which are sympathetic to the development’s character and appearance have been integrated into the design of the development;
ii) the location, layout, design and materials of the development are robust and adaptable to a variety of weather conditions;
iii) the design of the development meets the minimum standards set by the Code for Sustainable Homes.
41 Noise Existing activities around a potential development site may be a constant or intermittent source of intrusion. Noise may originate from a number of sources such as road or rail networks, children’s play or sports areas and industrial developments.
The location of uses and the orientation of buildings can be altered to reduce or avoid disturbance from noise generating sources.
RES 5C: Noise
New residential development must be designed so as to minimise noise disturbance to residents in line with Local Plan policy ENV4 and the other requirements of this SPD. Consideration must be given to:
– Providing appropriate distances where possible between housing and potential noise generators; – Orientation of development at right angles to the noise source; – Single or controlled aspect housing where sound attenuation cannot be achieved by other means; – Introduction of external sound barriers such as acoustic screens or earthmounds; – Construction of barrier blocks such as garages or walls between noise source and dwellings; – Internal layout of the dwelling, through the location of non-habitable rooms (e.g. Kitchens) as buffers; and – Detailed design of windows such as installation of double or triple glazing.
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RES 6 Diversity &
Adaptability ‘A place with variety and choice which
can meet changing needs’
Mix of Housing Creating an appropriate mix of housing on a site can lend itself not just to providing a choice Courtesy of Taylor Young Architects of type and tenure of property but it can also help in creating sustainable environments. Principles: Mix of Housing Providing a mixture of tenures and property Programmes such as Housing Market Renewal types within a housing development aim to increase the choice of properties within encourages the creation of a mixed and the borough in terms of type and the tenure. In balanced community. some developments were there is part conversion of an existing building then this It is vital that affordable housing is distributed could lend itself to smaller apartment evenly throughout the site and that their design developments, however apartment quality is consistent with private market for sale development on their own will not be given properties. Providing affordable housing in a favourable consideration. specific area of the site could increase
The benefits of a mix of housing types include: community tension and does not reflect the Council’s aim to create community cohesion. – Residents can move to a smaller or larger
home without needing to leave the RES 6A: Mix of Housing neighbourhood – It offers more variety and choice, 1. New residential developments of fewer encouraging vitality and diversity, and than 20 units will be expected to assist therefore creating attractive and desirable in widening the mix of housing in the surrounding area, in terms of size, neighbourhoods dwelling type, tenure and market – It encourages a strong community to develop position. by providing a diverse socio-economic base – It enables community self-help, such as 2. New residential developments of 20 or arrangements for childcare, help with more units will be expected to provide a mix of housing within the development shopping site, as well as assisting in widening the – People come and go throughout the day, mix of housing in the surrounding area, providing community surveillance and in terms of size, dwelling type, tenure reducing opportunities for anti-social and market position. behaviour and crime
43 Building for Life In November 2005, CABE launched the CABE- Home Builders Federation Building for Life standard that aims to deliver great places to live. A checklist of 20 questions has been developed that will provide a valuable tool to assess design quality in new housing schemes.
Courtesy of Building for Life, Selwyn Street, Oldham Developers submitting residential applications will be encouraged to respond to the Building Code for Sustainable Homes for Life questions as part of the design and This is an environmental assessment rating access statement. Where appropriate, the method for new homes in England which: development will be assessed by the Council’s
Building for Life assessor. – Identifies a set of issues which are known to
impact on the environment – Establishes performance measures which: Are known to reduce environmental impacts Exceed the requirements of legislation and regulations Can be objectively assessed, evaluated and delivered in a practical and cost effective way by the construction industry – Identifies environmental issues for which mandatory minimum performance must be achieved in order to gain a Code rating – Assesses environmental performance in a two stage process (design stage and post construction) using objective criteria and verification – Records results of the Code assessment on a certificate assigned to the dwelling (CLG, 2006)
The Code is intended as a single national standard to guide industry in the design and construction of sustainable homes. It is a means of driving continuous improvement, greater innovation and exemplary achievement Courtesy of Building for Life, Butts Green, Warrington in sustainable home building.
The Code uses a sustainability rating system – indicated by ‘stars’, to communicate the overall sustainability performance of a home. A home
44 can achieve a sustainability rating from one (★) The Government believe that ‘Live/Work’ accommodation can play an important role in to six (★★★★★★) stars depending on the creating sustainable communities and mixed extent to which it has achieved Code areas, reducing the need to travel by car, standards. One star (★) is the entry level – aiding the development of small businesses and providing local investment. above the level of the Building Regulations; and six stars (★★★★★★) is the highest level – Lifetime Homes reflecting exemplar development in The Lifetime Homes Concept was developed sustainability terms. by the Joseph Rowntree Foundation Lifetime Homes Group following their concern about the quality of British housing and how inaccessible and inconvenient many homes were for their occupants, especially families with young children, the elderly and those with temporary or permanent disabilities.
A lifetime home has sixteen key design features to ensure that it will meet the needs of
most households. This does not mean that Live/Work Units every home is full of features that are not (Information taken from Royal Institute of needed, but homes can be easily adopted to Chartered Surveyors) meet the unexpected needs that arise in life. The term ‘Live/Work’ effectively describes accommodation that is specifically designed to Some of these standards are not relevant enable both residential and business use. This under planning legislation as they impact on differs from ordinary home working in its nature the interior design of the homes, however they and in the intensity of business use that may may be required under Building Regulations, be involved. and are included here as a guidance for best practice to allow access for all. ‘Live/Work’ accommodation is specifically designed to have a higher intensity of business use. This may be in terms of the amount of space devoted to the work use or that the work element is designed to accommodate more workers than just the resident and may be designed in a flexible form to encourage business expansion.
Live/Work is a hybrid planning use that encompasses both C3 and B1 use classes. This type of accommodation is difficult to classify under a single class within the Use Classes Order and are therefore usually deemed to be sui generis.
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distance products travel and therefore RES 7 Materials and increasing the sustainability credentials of a building. Colour RES 7A: Materials
Materials and Colour 1. In relation to materials, new residential developments will be The use of appropriate and high quality required to meet all the following materials will be important in residential design criteria: to articulate the form of the building and to communicate a sense of quality and belonging. i) the materials used are appropriate to the local setting in all respects Attached to the Borough Design Guide is a including: Colour Study of the Borough which identifies a large palette of locally relevant colours. For • Type further details on the use of the colour study • Colour please contact Development Management. • Texture • Element size A limited palette of complementary materials, • Bonding textures and colours should be used that are ii) the materials used are durable and sympathetic to the character of the area and of high quality, in order to create a the design of the proposal. development that has longevity and minimise maintenance requirements; Detailed design should avoid over engineered and solutions, minimise cutting of materials to avoid iii) wherever possible, sustainable unnecessary waste and minimise materials materials are used so as to breaking loose from their base. contribute to energy conservation.
2. Wherever practical, the Council will encourage the use of materials that are sourced locally.
Principles: Materials & Colours The materials and colours used in a development have a major impact on the way a property looks and how sustainable it is. A limited palette of materials and simple designs will be preferable to over design and over decoration in a scheme as too much variety within a site can undermine its quality. Extract from the Council’s Colour Study
The use of locally sourced, high quality materials in developments reinforce local character as well as significantly reducing the
46 had extensions that conflict with this guidance 4. Extending Your such permissions will not set a precedent for future decisions. Home Do I need permission? Introduction If you want to be certain that the existing use of a building is lawful for planning purposes or The Council recognises that people may wish that your proposal does not require planning to improve their properties. This chapter of the permission you can apply for a ‘Lawful Supplementary Planning Document (SPD) is Development Certificate’ (LDC). It is not designed specifically to assist those wishing to compulsory to have an LDC but there may be submit a planning application for domestic times when you need one to confirm that the extensions and to promote a high standard of use, operation or activity named in it is lawful design. for planning control purposes.
Badly designed extensions can spoil a building. If you wish to apply for a Lawful Development Equally, they can have an adverse effect upon Certificate you will need to complete and the landscape or streetscape in which they are submit the appropriate application forms along situated. A well designed extension makes a with supporting information / evidence. These positive impact and is also more likely to add are obtainable from: value to your house than a poorly conceived example, which can make a property more The Planning Portal web site: difficult to sell. www.planningportal.gov.uk
The following guidance can be used to help The Council’s web site: firm up ideas that you may already have about www.blackburn.gov.uk. extending your property, and will hopefully help you avoid the disappointment of submitting a Or by telephoning the Development planning application, which, ultimately, cannot Management office: be approved. This guidance does not seek to (01254) 585960. impose rigid conditions, or stifle creative and innovative architecture. The focus is on Often the issues involved in LDCs are complex encouraging good design and identifying and if you decide you need to apply for a features and ideas that can be used to achieve certificate you might benefit by obtaining high standards. professional advice.
The document supersedes the following Many dwellings (but not flats) benefit ‘Permitted SPG’s: Development Rights’. Where these rights
apply, some small alterations and extensions 1. Domestic Extensions for Terraced Houses may not require planning permission. A leaflet (1999) produced by the government entitled ‘Planning 2. Domestic Extensions for Detached & Semi – A Guide for Householders’ provides further Detached Houses advice (1999) guidance in relation to this. This is available
free from the Council or can be downloaded It will be applied to all applications submitted from the website www.communities.gov.uk. It after its adoption. If properties have historically is important to note, however that a planning 47 authority can remove some or all permitted property which is listed or located in a development rights through an ‘Article 4 Conservation Area then you are advised to: direction’, for example within a conservation area or curtilage of a listed building and as a – Contact the Council’s Development result the regulations relating to permitted Management service in the first instance for development are complex. Therefore, if you are advice; in any doubt as to whether your property – Any extension made to the property should benefits from such rights, you are advised to be designed to preserve or enhance the contact the Council’s Development special character of Conservation Areas; Management team. – Any extension to a Listed Building should respect the character and scale of the Other Consents & Regulations original building and be designed to You should also be aware that a range of other complement that character; consents may be required before works are – Permission will be needed for internal undertaken. These can include, for example: alterations to Listed Buildings as well as external. – Building Regulations: These cover the technical aspects of construction and are Processing your Application entirely separate from the planning system. Validation checklists are used to ensure that Advice should be sought from the Building applications for planning permission and other Control Service on (01254) 844173. types of consent contain all the information – Land Owner: You may need consent from needed by the Council to make a decision from previous or adjoining land-owners depending the point at which they are registered. More on the nature of the works. Planning information on these validation checklists can permission or any other consent does not be found on the Council’s website override rights derived from ownership or other controls. The Council has a statutory duty to comply with – Party Wall Act: This controls works that are policies in the development plan and any other close to, or on the boundary of your property, ‘material considerations’. The most common or which affect an existing boundary or party ‘material considerations’ include the following wall. This is not a matter that is controlled by and although the list is not exhaustive, these the Council, however more information can are the issues which a planner will look at be found on the Planning Portal at when assessing a planning application: http://www.planningportal.gov.uk/england/ge npub/en/1115314019877.html. – Any loss of privacy; – Overlooking; Listed Buildings and Conservation Areas – Overshadowing; Tighter planning controls apply to both Listed – Physical design and size of a structure and Buildings and dwellings within Conservation materials; Areas to protect their historic character and – Loss of daylight or sunlight; significance. The Council has adopted – Local, strategic, regional and national Supplementary Planning Guidance on Listed planning policies, including proposals in the Buildings and Conservation Areas which can development plan; be viewed on the Council’s website along with – Government circulars, orders and statutory more general information about the Borough’s instruments; historic environment. If you wish to extend a – Highway issues: vehicular access, highway
48 safety, parking; habitable rooms; – Trees and any nature conservation issues; 4. Effect of garden size/yard size and parking – Effect on listed buildings, Conservation facilities; applications can be refused on the Areas, Scheduled Monuments and basis of ‘over development’; Registered Parks & Gardens; 5. Effect on road safety – Character and distinctiveness. 6. Creating a sustainable addition to your home: through orientation, use of Issues which can not be considered appropriate materials; include: 7. Appropriate drainage facilities have been – Loss of view; integrated into the design to manage and, – House prices; where possible, minimise flood risk. – Matters controlled under Building Regulations or other non-planning laws, e.g. The following guidance does not intend to structural stability, fire precautions etc; provide design solutions for every type of – Private issues between neighbours e.g. householder application but rather it guides the land/boundary disputes, damage to property, agent/applicant into submitting an application private rights of way, covenants etc; which represents the key design principles – Problems arising from the construction which the Council advocates. period of any works, e.g. noise, dust, construction vehicles, hours of work etc. General requirements for all
Each planning application is different and will extensions be assessed on its merits, however there are certain standard guidelines which should be Materials taken into account when preparing your Materials used for extensions need to be application. For all types of extensions the sympathetic to those used in the original following design requirements will need to be building. In most cases this will mean that a demonstrated through the submission of any direct match is required, however in some planning application: circumstances an alternative approach may be
justified. 1. Design in relation to the existing property;
rooflines should be similar and pitched, RES E1: Materials doors and window openings should have
similar proportions, design features and Materials used in residential extensions materials should be repeated, consider a will normally be required to match those step back from the existing building line to used in the existing property. reduce the visual impact;
2. Effect on the street scene; account should
be taken of the regular spaces between
buildings, extensions which are visible from The ‘45 Degree Rule’ the street should not detract from any of the streets existing character; The Council applies the ‘45 degree rule’ in 3. Effect on neighbours; your neighbours assessing proposed extensions. This seeks to: homes and gardens should still have a reasonable level of privacy. Extensions – Maintain a satisfactory relationship between should not overshadow neighbouring existing buildings and proposed extensions;
49 – Avoid over bearing impacts on adjacent Elevation View properties and amenity areas; – Prevent excessive loss of daylight or over shadowing of habitable rooms and amenity spaces of adjacent properties.
The Building Research Establishment (BRE) guidelines “Site Layout Planning for Daylight 2 and Sunlight: A Guide to Good Practice” (2011) provides guidance on avoiding unacceptable 3 45° impacts and sets out non-mandatory targets for levels of daylight and sunlight within existing and proposed development. The Council will generally apply the BRE guidance targets Plan View where new extensions affect natural light to existing properties.
Extensions should be measured at an angle of 45 degrees from the midpoint of the closest window in a habitable room of a neighbouring property. Habitable rooms include living rooms, dining rooms, bedrooms but exclude 45° bathrooms, toilets, halls, landings and store 9 rooms. 8
If the centre of a main window of the next door property lies within a 45 degree angle of either the plan or elevation view then an excessive loss of daylight may well be caused. RES E2: ‘45 Degree Rule’
The Council will normally implement the ‘45 degree’ rule when assessing applications for house extensions to ensure there will not be an over bearing impact on adjoining properties.
Each application will be dealt with on its individual merits.
Special considerations
Joint extensions Joint proposals for extensions to a pair of terrace or semi-detached properties may be accepted even if the individual extension would
50 not comply with the ’45 degree rule’, providing An extension to property B would be that they are the same depth and are to be acceptable because the change in levels constructed and completed at the same time. lessens the effects of sunlight loss on the Regard must nevertheless be had to any other neighbouring property. neighbour that might be affected. Property B 9 9
9
45°
Levels
Where a sharp change in level separates two Patio doors adjoining dwellings, an extension to the higher In the case of a floor-to-ceiling window such as will have a far greater effect on its lower a patio door, the 45 degree rule will be applied neighbour than in the reverse. In such from a point 1.6m above the ground on the circumstances, the height of the extension in centre line of the window. relation to its neighbour should be an important consideration. 9 An extension to property A would not be acceptable because the change in levels accentuates the effect of sunlight loss on the neighbouring property.
45°
Property A 1.6m 8
Bathroom (non-habitable)
Habitable rooms The 45 degree angle can only be measured from windows to habitable rooms in the neighbouring property. In this example the
45° measurement will exclude the bathroom window and rear door, and must instead be taken from the living room.
51 RES E3: Separation distances
1. In relation to residential extensions, the Council will normally apply the following space standards:
i) a separation of no less than 21 45° metres shall be maintained between facing windows of habitable rooms;
ii) where windows of habitable rooms face a blank gable or a wall with only Bathroom (non-habitable) Living room windows to non-habitable rooms, a (habitable) separation of no less than 13.5 metres shall be maintained; and
Boundary treatments iii) for each additional storey above 2 Where a boundary wall or fence has been, or storeys, or where land levels create an equivalent difference in the could be, erected up to 2 metres high under heights of the buildings, the Council permitted development rights, an extension on will require the distances referred to the neighbouring property may cause no more in i) and ii) to be increased by 3 dominance than this boundary. If this is the metres. case the extension may be acceptable even if it 2. In assessing space standards in would not fully meet the 45-degree rule. This relation to proposed extensions the will be assessed on a case by case basis. Council will take account of the circumstances of the individual site.
9
Detailing your Extension However well you design your extension in terms of siting, scale and massing, the good work can be destroyed if care is not taken to ensure that the detail of the design is well
Boundary wall (2m) considered and applied.
The 45 degree rule is only an indicator and the acceptability of each application will also be dependant on levels and orientation.
Separation Distances The priority is to provide and protect acceptable levels of amenity for both existing and future residents. This is achieved by implementing minimum separation distances between neighbouring properties.
52 extensions should ensure that adequate space RES E4: Detailing your extension is provided to store bins and allow them to be wheeled to collection points. All proposals for extensions to residential properties will be required RES E5: Over development to meet the following criteria:
Residential extensions that result in over i) materials and detailing such as door development of the plot will not be surrounds, window openings, acceptable. soldier courses and eaves are
reflected and duplicated in the The Council will not insist that any specific design of the new extension; and proportion of the plot remains
undeveloped. However extensions will ii) window openings are well balanced only be considered acceptable in terms of and reflect the proportions, style Local Plan policy where they do not and arrangement of the original compromise the ability of the property to:- building.
1. Function without impacting on
neighbouring properties and infrastructure in the surrounding area.
2. Meet its own servicing requirements in terms of: • Bin storage • Carrying out maintenance to the property • Parking • General use of outdoor space including drying of washing, storage of equipment and so on.
Over Development 3. Safeguard the health of residents in
respect of light and air. The cumulative effects of over development on a neighbourhood can increase the intensity of usage beyond its capacity. This can occur through an increased density of residents in an area or an increased use of surrounding road infrastructure for example.
Over development can also restrict the space needed to adequately service properties. This is particularly the case in terms of bin storage, given that many properties in the Borough can have up to three refuse bins in line with the Council’s policy on recycling. Therefore
53 RES E6: Boundary Treatments
Proposals for boundary treatments will be required to be appropriate to the street scene and to the property to which the boundary relates.
Boundary Treatments Boundary walls and fences are an important way of creating privacy and security. Fences or walls which are not adjacent to a public highway may be built up to 2 metres high and do not normally require a planning application, unless permitted development rights have been removed.
Any walls or fences fronting a public highway will need planning permission if they are higher than 1 metre (and sometimes less, if controlled by a condition on a previous planning permission). Planning permission is also Rear Extensions required for the removal of boundary wall treatments above 1 metre high within a conservation area with highway consent Rear extensions on properties are not usually required for a dropped kerb. widely visible in the street scene. This does not mean that design standards need to be It is preferable to retain part of the boundary lowered; they should still adhere to the relevant wall, for example by reinstating gate posts in policy. Care must be taken with design and order to reinforce the character of the street detailing to ensure a satisfactory relationship is scene. achieved between the original building and the extension. As there are many different styles of Wooden panel fences which front onto a public rear extension, it is important that the design highway and proposals to remove front complements the original building, with the key boundary treatments and surface curtilage issues normally being the roof arrangement, areas for parking are unlikely to be acceptable massing and detailing. As a general rule the shorter the extension the less the effect on neighbours is likely to be.
54 Single storey rear extensions are often less style and form of the building and the contentious than taller extensions, because surrounding streetscape. It is important that the they are screened by boundary treatments and design relates to the whole structure of which it are less visible to neighbours. is part rather than simply looking like it is separate to the existing dwelling. Two storey extensions raise much more significant issues of overlooking and Particularly in semi-detached areas, it will be dominance for neighbours and the Council will important that side extensions do not alter the consider these issues in detail when assessing character of an area by creating an impression any proposal. of a continuous building frontage facing the street. RES E7 Rear extensions
Any proposals for rear extensions to Single Storey Side Extensions properties will be required to meet the following criteria: RES E8: Single storey side extensions
i) the extension is subordinate to the Any proposals for single storey side original house; extensions will be required to meet the following criteria: ii) the design of the extension is in keeping with the existing property by i) the extension is subordinate in design virtue of: to the original property; • Materials • Overall architectural style ii) the materials used, roof shape, style • Roof form and pitch and proportion of windows and doors of • Size, proportion and position of the extension reflects and adds to the openings appearance of the house and its • Fenestration details; and surroundings;
iii) the extension will not have an iii) privacy distances have been retained unacceptable impact on neighbours, between any neighbouring properties in with respect to the ‘45 degree rule’ line with RES E3; and and the separation distances outlined in the general requirements above. iv) access to the rear of the property is maintained in line with RES E8.
Side Extensions
The side elevation of a property will often provide scope for an extension. In such cases the success of a design will generally depend upon establishing a good relationship with the
55 Two Storey Side Extensions
RES E9 Two storey side extensions
Proposals for two storey side extensions will be required to meet the following criteria:
i) the extension does not form an obtrusive feature on the street scene;
ii) where appropriate, the general front building line has been respected; and
iii) the roof design is appropriately integrated with that of the existing property, normally by either a) extending the pitched roof of the original house, or b) use of a pitched roof on the extension itself. Any new roofline must be secondary to the original in terms of scale. Flat roofs on two storey side extensions will not be acceptable.
The terracing effect
Two storey extensions can have a significant effect on the street scene in areas of semi- detached or detached houses. The reduction in width or sometimes the total loss of space between properties can often create a ‘terracing effect’ where two properties meet to create the impression of a continuous building frontage.
In all cases it will be important to prevent or mitigate this terracing effect, and ensure that
56 the original houses remain the dominant element in the street scene. iii) in areas of particularly strong or sensitive character, including The ideal way to prevent a terracing effect is to conservation areas, the Council will maintain a meaningful gap (1 metre or more) require a significant gap to be between properties. This should be the maintained between properties. In some preferred solution where possible. However, instances a two storey side extension the Council accepts that extending up to the will not be acceptable at all due to its property boundary can be the only way in impact on the character of an area. which a satisfactory and usable extension can be accommodated on the site. In such cases iv) side extensions should appear the objective is to minimise the extent to which subordinate to the main house, to extensions result in a continuous unbroken ensure that the original properties building frontage and roofscape. remain the dominant element of the street scene and continue to appear as RES E10: The terracing effect separate buildings. Two storey side extensions will be required to be set Proposals for extensions to properties back at first floor level by at least 1.5m will be required to be designed so as to from the front wall plane of the original minimise the creation of a terracing building (including the extension’s roof), effect. The Council will assess this and the ridge line must be lower than issue in line with the following that of the original building. This will principles: also help avoid unsightly bonding in of
the new walls and roof with those of the i) ground floor extensions do not existing property. contribute to the terracing effect.
Ground floor extensions extending up to v) close attention must be paid to the the property side boundary will normally detailing of the extension to ensure it be acceptable subject to other policies, harmonises with the existing property. including the availability of bin storage Key considerations will include (but are and the relationship of the extension to not limited to): the original property. In many cases • materials such extensions can be constructed • window positions, proportions and under permitted development rights in styles any event. • eaves and gutter lines ii) in cases where maintaining a gap to the boundary would result in the creation of an unsatisfactorily small extension, for example where there is only a single driveway between the original house and the property side boundary, two storey side extensions extending to the property boundary will normally be acceptable subject to other policies.
57 Pair of unaltered semi detached houses creates a visual gap and a clear sense of separate buildings in the street scene.
Single storey side extensions do not contribute to terracing and can often by created by converting garage space under permitted development rights.
9
58 Two storey extensions up to the side boundary and flush with the original front wall remove the visual separation between the buildings and create the impression of a continuous terrace.
8
The preferred approach is to maintain a gap between properties: this is the best way to prevent a terracing effect. Other options may also be available for extending or gaining extra living space.
9
59 Where developing up to the boundary is the only option to gain a usable extension, impression of separate main buildings with subsidiary extensions maintained by:
• Extension set in from front wall plane by at least 1.5 metres at first floor level • Extension ridge lower than that of the original house
1.5m
9
Note: these diagrams are block illustrations only, and are included to illustrate the principles set out in the text above. They must not be interpreted as confirmation that any specific scheme will be acceptable.
RES E12: Alterations to Roof Heights Roof Alterations
Proposals to alter the height of a Height increases building will only be acceptable where: Increasing the height of a dwelling by amending the roof pitch or eaves height, will i) existing properties do not follow a significantly affect the character and consistent building height; and proportions of the building and will impact on the surrounding streetscape. ii) the proposed alteration does not unacceptably affect the character of the Such changes are unlikely to be acceptable in streetscape. areas where roof pitches and heights are consistent, as they will cause detriment to the streetscape altering its rhythm and form.
60 property;
iv) they are not larger than the existing windows on the property;
v) the materials used match the existing roof and wherever possible, materials of the existing roof have been re-used; and
vi) facing materials are tile or slate hung. Dormer Windows
Dormer extensions must be positioned and designed to minimise their effect on the appearance of the property and the street scene as well as protecting neighbouring properties from unreasonable overlooking.
A pitched roof on the dormer will usually improve its appearance and give better protection against the weather. Flat roofed Rooflights dormers will not be acceptable at the front of a Rooflights often represent an easy opportunity property unless they are an existing feature on to obtain natural light into loft conversions or the street scene. roof space and may not need planning permission. If dormer windows are not common in an area, the applicant must clearly show that any part of However, there will be possible restrictions the dormer that can be seen from the street or including rooflights on Listed Buildings and other part of the landscape will not have a properties in a Conservation Area. Further negative effect on the property or the street advice should be sought from the Council’s scene. Development Management team.
RES E13: Dormer windows RES E14: Rooflights
Proposals for dormer windows will be Proposals for rooflights will be required required to meet the following criteria: to meet the following criteria:
i) they are lower than the ridge of the i) they are to the rear or least visible existing roof and are set in from the elevations of the original building; and front and the sides of the existing roof; ii) the location and number of rooflights ii) the form of the dormer is appropriate to introduced is not detrimental to the the building on which it is proposed and character of the property. the character of the surrounding area;
iii) they do not take up more than one third of the roof area at the front of the
61 RES E16: Porches
Proposals for porches will be required to meet the following criteria:
i) they do not dramatically alter the appearance of the house;
ii) are modest in scale and reflect the style and materials of the house;
iii) are in keeping with the appearance Front Extensions and Porches of the street and do not detract from the character of the street scene;
Front Extensions iv) the porch roof reflects the roof style Extensions that project forward of the original of the existing house; and building have a significant effect on the building itself and on the wider streetscape. Front v) facing materials match the existing extensions often upset building lines and house using the same bond and architectural rhythms, and appear unduly mortar wherever possible. prominent in the streetscape. There is therefore a general presumption against extensions at the front of a property.
RES E15: Front extensions
Front extensions on properties will only be acceptable where:
i) there is no set build line in place; and
ii) the extension is not detrimental to the character of the property and the street scene.
Porches Front extensions have the ability to fundamentally alter the appearance of a house.
In some cases a porch can provide a welcome Conservatories relief and interest on an otherwise blank elevation. In other circumstances a poorly Conservatories are classed as extensions and designed porch can have a negative effect. as such their design should take into account the guidance within the rest of this document to
62 ensure a satisfactory relationship with the original building.
RES E17: Conservatories
Proposals for conservatories will be required to meet the following criteria:
i) the design and detailing of the conservatory relates to that of the original building and does not harm Corner plots the appearance of it;
Corner plots or properties with gables (end ii) dwarf walls are incorporated into the walls) facing towards a public road or footpath design and use materials and finishes can be particularly prominent. A feature of that match or are in keeping with the many corner plots is the open character of the original building; side gardens. This is often an important feature
of the character of an area and it provides good iii) the conservatory shall not have an visibility for pedestrians and motorists. unacceptable impact on neighbours,
with respect to the 45-degree rule and To help keep this open character, an extension the separation distances outlined in should respect the building lines of both the general requirements above; and streets. If spacious corner plots are
characteristic of the surrounding area, both iv) conservatories adjacent to a boundary single and two storey extensions should with a neighbour shall maintain an respect this. acceptable degree of privacy by means
of a solid side, obscure glazing or In most cases, any extension on a corner plot screening by a fence or wall on the will be required to follow the building lines of elevation facing the neighbour. neighbouring buildings.
RES E18: Corner plots
Proposals for extensions to properties on corner plots must not project beyond the build line of neighbouring properties.
Over time the street scene can be compromised by cumulative development of rear conservatories
63 ii) if a parking space is created in the front garden, it is desirable that at least 1/3 of the garden area should be retained as soft landscaping.
Extensions and Parking
It is important that development of a residential Balconies, Terraces and Raised extension which will affect in-curtilage parking Platforms provision does not create an on-street parking problem. The Council will refer to its adopted parking standards in assessing this issue. The installation of balconies, terraces and raised platforms is often problematic, and in For reasons of visual appearance and also to many cases unacceptable. In most suburban minimise the impact on surface drainage, it is areas they will lead to an unacceptable level of desirable that parking areas created from overlooking on neighbouring properties. gardens leave a proportion of the garden area unsurfaced. RES E20: Balconies, Terraces and Raised Platforms RES E19: Extensions and parking Balconies, terraces and raised platforms Any proposals for extensions to properties will only be permitted where they do not which may affect the provision of parking create an unacceptable level of within the property curtilage or generate a overlooking on surrounding properties. requirement for additional parking will be required to meet the following criteria:
i) the development provides for adequate parking within the property curtilage with respect to the Council’s adopted parking standards, and will not result in an unacceptable increase in on street parking; and
64
Balconies which overlook other properties are unacceptable
The erection of the decking has substantially increased the levels of this garden resulting in a reduction to privacy of the properties to the rear
65 and take place. 5. Implementing the Monitoring & Design Review Guidance Reviewing design quality will help to improve development and is not an end in itself. Review ‘Planning policies should promote must feed into improvement and should be high quality inclusive design in considered at key stages in the application the layout of new developments process from pre-application discussion to final and individual buildings in terms scheme completion. of function and impact, not just for the short term but over the lifetime The table on page 64 offers a useful criterion of the development.’ (PPS1) for testing whether or not a scheme has taken into account the key design principles which The Council will consider the quality and run through this guide. It may not be relevant to appropriateness of the urban design of score a scheme against all of the criteria, development proposals in the context of this particularly for small development. Guide. This makes clear to developers and Nevertheless the criterion does provide a their designers the expectations of the Council. useful reference point for planning officers, Design is a material planning consideration developers and their designers. when determining planning applications and poor quality or inappropriate design may be a The Council will monitor the use of this Guide reason for refusing planning permission. and will use the seven design principles as listed on page 63 in addition to Building for Life Key stages to submitting a planning principles (see www.buildingforlife.org) to do application this.
1. Select a suitably qualified architect with Maintenance experience to deliver a development to the Maintenance of the built and natural highest standards. environment is the responsibility of all sectors 2. Contact the Development Management team of society, not just the Council but businesses, for relevant planning applications forms or go developers, community groups and to www.blackburn.gov.uk homeowners. Everyone should have 3. The Council welcomes early discussions with responsibility to maintain buildings, land and developers. Before a pre-application meeting spaces which they use. is held it will be essential that the Development Management team receive the Poor maintenance can result in: following in writing: Giving a poor public perception on the image of the environment a clear site area plan Reduce levels of confidence and esteem a brief description of the proposals in an area familiarisation with the relevant planning Can lead to a reduction in the quality of policy for the site including SPD's and life affecting health and accessibility SPG's Increase crime and the fear of crime
Applicants should be aware of the demands Maintenance fails when there is: placed on Council staff and allow realistic Lack of funding Lack of co-ordination between time for such consultations to be arranged
66 departments/agencies who run maintenance contracts
Six key steps to achieving better maintenance: 1. Engender a unified approach and raise stakeholder aspirations 2. Ensure maintenance is an integral part of good quality, innovative design 3. Develop a maintenance strategy 4. Consider in the planning context 5. Involve the local community 6. Monitor progress
67
6. Appendices: Design and Access
Statement
BW1 Character Design statements give the opportunity for the Surrounding area; building form, massing, applicant/agent to explain and justify their plans architecture, materials to officers, councillors and statutory organisations.
The Council requires that as a minimum BW2 Townscape developers provide a short written statement What is the identity of the existing site setting out the design principles adopted. Illustrative materials such as plans and Views in and out of the site elevation drawings should show how the development will appear and relate to its surroundings. BW3 Public Realm Boundaries to the site Supporting Visual Material Welcoming environment You are required to provide a number of drawings to identify the development site and Public and Private open space illustrate your proposals. Additional material should also be provided to support the design statement. BW4 Movement and Legibility (Access) Surrounding street patterns and layouts Suitable illustrative detail will be dependent on the nature and scale of your proposal. Ease of movement for all users including impaired mobility However, as a minimum, you will be required to show the proposed development in context with the surrounding area. Sustainability BW5 Suitable illustrative formats include: Secured by Design sketches/perspectives Use of sustainable forms of materials, energy photomontages use models 3D Visualisation
The following seven design principles which BW6 Diversity underpin this document will be used by Adaptability of the building/site Development Management officers when assessing an application: BW7 Colour
Appropriate use of colour
68 47
Urban Design Quality Issues for Consideration 48
Theme Criterion Character BW1 Response to landscape / townscape context / setting
Appropriateness and quality of design language / architecture
Creation of / contribution to identity and sense of place
Use of materials, colour, texture and finish Townscape BW2 Creation of townscape value / relationship and arrangement of buildings to create individual and group value (new to old / new with new)
Contribute to enclosure / continuity
Quality of design with respect to prominence of site / potential for landmarks / views and vistas
Three dimensional form and massing / scale and proportion Public Realm BW3 Provision of public realm including new streets and spaces
Relationships between public realm and building frontages - overlooking
Clarity and distinction between public and private spaces
Quality of design and specification of public realm
Management / maintenance arrangements Movement & Legibility BW4 Permeability / integration of movement structure / street network
Legibility and local relevance of street patterns and layout
Hierarchy of routes set out and influencing public realm design
Safety of layout – pedestrian routes overlooked
Size / scale / form of development blocks / plots
Pedestrian provision / traffic & parking integration Sustainability BW5 Environmental performance of the development (scheme / layout level)
Environmental performance of the development (building design level)
Contribution to community safety / designing to reduce crime
Accessibility to / within development – for people with impaired mobility
Optimum design solution - to get the most from the site
Investment in long term quality
69
Diversity BW6 Potential to add to variety / diversity – within development / as part of context. Has mixed use been considered?
Design quality of mixed schemes / neighbourliness / noise / privacy / amenity /servicing.
In residential development – has mix of tenures sizes been considered?
Do proposals reflect housing needs?
Re-use of older buildings
Quality and integrity of design for re-use of historic / retained buildings
Adaptability of development – Buildings and internal spaces Colour & Materials BW7 Appropriate use of colour
70 Key contacts Services Further detail about water supply, drainage and electricity supply on site can be obtained from Strategic Planning Group United Utilities from whom consent should be Telephone: (01254) 585356 sought before connections or alterations are Email: [email protected] made: United Utilities Conservation & Design Officer Dawson House Telephone: (01254) 585846 Great Sankey Email: [email protected] Warrington WA5 3LW Development Management 01925 237 000 Telephone: (01254) 585960 [email protected] Email: [email protected] Information and advice on gas supplies are Building Control available from Transco: Telephone: (01254) 844173 Email: [email protected] Transco North West Spa Road Highways Bolton This function is carried out on behalf of the BL1 4SR Council by: 01204 545251
Capita Symonds Advice about alterations to water courses Castleway House should be obtained from the Environment 17 Preston New Road Agency: Blackburn 01254 273489 Environment Agency PO Box 519 Environmental Health South Preston Email: [email protected] Lancashire Telephone: (01254) 222522 PR5 8GD 01772 714043 Refuse Collection Regeneration and Environment Department Telecommunications: Blackburn with Darwen Borough Council Davyfield Road BT Blackburn Telephone House (01254) 585001 170-175 Moor Lane Preston Arboricultural Officer PR1 1BA (01254) 585786 01772 265314
Police Architectural Liaison Officer BT New Sites: (01254) 585596 0800 731 7208
71 Code for Sustainable Homes A list of licensed assessors is available from the Building Research Establishment: BRE, Garston Watford WD25 9XX 01923 664000 http://www.breeam.org/assessors/ecohomes.jsp
For information on Lancashire Extensive Urban Study and Lancashire Historic Landscape Characterisation Programme, please contact the Lancashire County Council on (01772) 533404
For information on the Council’s Conservation Area Appraisals please contact the Design and Conservation Officer on (01254) 585846
Further Information Other useful links for information are: www.communities.gov.uk www.cabe.org.uk www.buildingforlife.org www.lancashire.gov.uk www.lancscc.gov.uk (to view the Joint Lancashire Minerals and Waste Core Strategy)
Liability The Council can accept no liability for any information supplied in this document and developers are strongly advised to inform themselves as to the situation.
72 References East Lancashire Sustainable Development Framework (ELEVATE) found at www.elevate- eastlancs.co.uk Blackburn with Darwen Borough Local Plan saved policies Manual for Streets 2
Blackburn with Darwen Core Strategy Streets for All (North West) English Heritage 2005 National Planning Policy Framework Start with the Park (CABE 2005) other CABE General Design publications can be found at www.cabe.org.uk
By Design – Urban Design in the Planning
System: Towards Better Practice (2002 DETR/CABE) Town Centres Design Reviewed Town Centre Retail (lessons Safer Places – the Planning System and Crime to be learnt from projects reviewed by CABE’s Prevention (ODPM 2004) expert design panel (CABE 2004)
Urban Design Compendium (2000 English Managing Urban Spaces in Town Centres Partnerships) (ODPM)
Building for Life Delivering great places to live: Going to Town: Improving Town Centre Access 20 questions you need to answer (CABE HBF) (ODPM)
Planning & Access for disabled people: A good practice guide (ODPM 2003)
73 Glossary of Terms
Amenity A positive element or elements that contribute to the overall character or enjoyment of an area. For example, open land, trees, historic buildings and the inter-relationship between them, or less tangible factors such as tranquillity.
Amenity space An area which is primarily of visual importance but may also be used for recreation, either informally or formally.
Building line The line made by a series of building frontages.
CABE (the Commission for Architecture and the Built Environment) The government’s advisor on architecture, urban design and public space.
Cill The horizontal member that forms the base of a window.
Connectivity How streets relate and connect to one another. If streets are well linked together they have high connectivity.
Conservation Area An area designated by a local authority under the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990 as possessing special architectural or historical interest. The Council will seek to preserve or enhance the character and appearance of such areas.
Continuity Maintaining a continuous edge of building along a street.
Context The setting of a site or area, including factors such as roads, activities and land uses as well as landscape and built form.
Cul-de-sac A dead end street.
Curtilage Everything within the boundary of a property e.g. house, garden, driveway.
Dormer A window in a sloping roof.
74 Elevation A drawing or view of one of the sides, front or back of a building.
Fenestration Fenestration refers to the placing of windows on a building’s exterior.
Gable The triangular portion of the wall, between the enclosing lines of a sloping roof.
Grid A type of street layout made up of routes at right angles to each other within close proximity to allow people to easily move through an area.
Green Infrastructure Green Infrastructure is the network of green (and blue) elements in and around urban areas. This includes public and private spaces such as parks, gardens, allotments, cemeteries, trees, green roofs and natural landscape features such as woodland, grassland, moors and wetlands.
Habitable Room Any room used or intended to be used for sleeping, cooking, living or eating purposes. Enclosed spaces such as bath or toilet facilities, service rooms, corridors, laundries, hallways, utility rooms or similar spaces are excluded from this definition.
Home zone A street or group of streets designed primarily to meet the interests of pedestrians and cyclists rather than motorists, opening up the street fro social use.
Legibility The degree to which a place can be easily understood by its users and the clarity of the image it presents to the wider world.
Lifetime Homes Proposed by Joseph Rowntree and describes homes that have been designed to accommodate the changing needs of occupants throughout their lives, particularly loss of mobility.
Lintel A supporting beam across the top of an opening, such as that of a window or door
Listed Building A building which is of special architectural or historic interest and has been included on a list kept by the Secretary of State for the environment
Mullioned windows Windows that are divided by vertical bars or piers
75 Natural Surveillance The discouragement of wrongdoing by the presence of passers-by or the ability to be seen out of surrounding windows.
Ogee A moulding shaped with a double curve
Orientation Which direction something is facing toward in relation to north, south, east and west
Permeability How easy it is to move through an area
Permitted Development Permission to carry out certain limited forms of development without the need to make an application to a local planning authority, as granted under the terms of the Town and Country Planning (General Permitted Development) Order.
Pitch Roof A roof formed with one or more sloping surfaces. Each of these surfaces is a pitch.
Public Open Space Urban space, designated by a Council, where public access may or may not be formally established, but which fulfils or can fulfil a recreational or non-recreational role (for example, amenity, ecological, educational, social or cultural usages).
Private Open Space Open space that is usually privately owned and is not usually accessible by members of the public.
Secured by Design This is a police initiative to encourage the building industry to adopt crime prevention measures in the design of developments to assist in reducing the opportunity for crime and the fear of crime, creating a safer and more secure environment.
Set back The distance between the front of a building and the edge of the footway
Setts A small block of hard stone used for paving
Streetscape The appearance of a street
Storey A floor level from ground floor upwards
76 Supplementary Planning Document (SPD) Planning document that supplements the policies and proposals contained in the Local Plan by providing advice at a greater level of detail
Sustainability Building in much more environmentally friendly ways whilst meeting social and economic objectives
Sustainable Urban Drainage Systems (SUDS) Provide a natural approach to managing drainage in and around developments
Tenure The type of housing provided on a development. This could include owner occupied, social rented and private rented. A mix of tenures on a development aims not only to achieve social mix, but also to promote interactions within communities.
Topography A description or representation of artificial or natural features on or of the ground
Townscape The arrangement of buildings to define a recognisable place
Vernacular The way in which ordinary buildings were built in a particular place making use of local styles, techniques and materials and responding to local economic and social conditions
77 Consultation Responses on the revised Guide
Comment Council’s Response Action Required [Made at Blackburn with Darwen planning agents’ forum] The Guide must strike a balance None. between this issue, the effect of Revised Res E10: The Terracing Effect – permitting side extensions on the character of the extensions that extend to the side boundary of the property street, and the ability of residents to represents bad design since it will prevent residents from extend their properties to gain extra gaining access to the rear of their properties, creating living space. The Council’s intention problems with bin storage etc in revising the Guide is to shift the balance more towards supporting residents’ wish to extend their properties.
The revised guidance in Res E10 aims to ensure that building up to the side boundary is avoided wherever possible. However it is recognised that in some circumstances this may be the only available option, and that some impact on local character and other issues may result.
[Private individual] Noted. None.
The proposed changes to the Guide are supported.
78 Adoption Statement
Planning and Compulsory Purchase Act 2004
The Town and Country Planning (Local Planning) (England) Regulations 2012 (SI 2012 No. 767)
Revised Residential Design Guide Supplementary Planning Document
In accordance with Regulation 14 of the Town and Country Planning (Local Planning) (England) Regulations 2012 (SI 2012 No. 767) Blackburn with Darwen Borough Council has adopted the revised Residential Design Guide Supplementary Planning Document on 13th September 2012.
Under Regulation 14 (a) (ii) of the Town and Country Planning (Local Planning) (England) Regulations 2012 (SI 2012 No. 767) any person with sufficient interest in the decision to adopt the SPD may apply to the High Court for permission to apply for judicial review of the decision to adopt the SPD. Any such application must be made promptly and in any event not later than 3 months after the date on which the SPD was adopted.
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