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Household Alterations and Extensions

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Household Alterations and Extensions Household Alterations and Extensions Local Development Framework supplementary planning document 2 Contents 1.0 Introduction 4 2.0 Context 8 3.0 Listed Buildings and Conservation Areas 10 4.0 Areas of special character 22 5.0 General design guidance for all house extensions 24 6.0 Sustainable design and construction 27 7.0 Other types of alterations and extensions 28 8.0 Front extensions, porches and canopies 30 9.0 Side extensions 31 10.0 Rear extensions 34 11.0 Roof extensions and alterations 35 12.0 Detached garages and garden buildings 37 13.0 Walls, fences and other means of enclosure 38 14.0 Flats and apartments 39 15.0 House extensions in the greenbelt 40 16.0 Accessibility 41 17.0 Driveways and Hard Standings 42 18.0 Appendix 44 2 1.0 Introduction 1.1 This Supplementary Planning Document (SPD) sets out design guidance for home owners on the design of house document structure extensions and / or alterations. It is one of a series of documents produced by Gateshead Council to encourage high standards of design quality in the built environment introduction including the Gateshead Place Marking Guide (SPD). Why the SPD has been prodcued, who it is for, how it purpose of the document should be used and how to navigate the document. 1.2 The guide has been produced in recognition of the visual and amenity impact that extensions can have on the part 1 quality of individual houses and the street scene in general. The document provides detailed design guidance on How character and context should influence your alterations and extensions and will help achieve consistency design proposal. Guidance in relation to listed in determining planning applications, whilst allowing for buildings and living in a conservation areas and local characteristics, good design and the effect of previous areas of special character. decisions to be taken into account. It is important to note that the guidance is not site specific and may not be wholly appropriate in all situations. part 2 1.3 The SPD aims to encourage good design by concentrating GENERAL DESIGN GUIDANCE on issues of scale, height, massing, layout and parking. The guidance identifies the main design principles and illustrates General design principles which are applicable to all with example the issues that should be considered. householder alterations and extensions. How to use the document part 3 1.4 Part 2 of the SPD provides general guidance for alterations detailed DESIGN GUIDANCE and extensions throughout the Borough and looks at how the context, within which a property sits, in other the words Design guidance for home owners on the design of the typical characteristics of the street and area need to house extensions / and or alterations in relation to be considered when formulating any proposal to alter or the following extend a property. General design guidance is provided • front extensions, porches & canopies on the type of factors to consider when considering an • side extensions extension or alteration. Guidance is also provided in relation • rear extensions to altering or extending properties in a conservation area or • roof extensions & alterations a listed building. • detached garages and garden buildings 1.5 Part 3 of the SPD looks at specific types of extensions • walls, fences and other means of enclosure or alteration such as side extensions, front extensions, • flats and apartments rear extensions, dormers etc and provides more detailed • house extensions in the greenbelt guidance in relation to these different types of extension. • accessibility status of the guide relationship with the local development 1.6 This guide is a Supplementary Planning Document (SPD) Framework (LDF) and part of the Local Development Framework (LDF). It 1.7 This document should be read in conjunction with the supplements various saved Unitary Development Plan(UDP) emerging Core Strategy in particular Policy 17 - Promoting Policies and policies contained within the emerging One Place Making and saved UDP Policy ENV3 Character and Core Strategy. Design. This SPD builds on these policies providing more detailed advice in relation to the following • Design principles such as scale, massing, height, materials, legibility, views and vistas (ENV3) • Local distinctiveness, local characteristics responding to landform, views and vistas (Policy 17 Core Strategy, ENV2, ENV7, ENV 9, ENV10) 24 sustainability appraisals (SA) and strategic pre application advice environmental assessment (SEA) 1.12 Gateshead Council provide a charged pre application 1.8 The 2004 Town and Country Planning (Local Development) advice service. This dedicated pre-application advice service (England) Regulations 2004 made all local development provides impartial and professional advice aimed at helping documents subject to sustainability appraisal, which property owners and developers submit a complete and also had to meet the requirements of the EU Directive accurate planning application which complies with the on strategic environmental assessment (SEA). However, relevant plans, policies and guidance. the 2008 Town and Country Planning Act removed the 1.13 For further information on the pre application advice requirement for sustainability appraisal of supplementary service we offer please follow the hyper link below. planning documents. http://www.gateshead.gov.uk/Building%20and%20 1.9 In principle, supplementary planning documents should Development/Planning/advice.aspx or telephone 0191 433 not be subject to the SEA Directive or require sustainability 3416 appraisal because they do not normally introduce new policies or proposals or modify planning documents which Building regulations have already been subject to sustainability appraisal. 1.14 Everyone proposing to carry out any building activity 1.10 Most topic based supplementary planning documents, controlled by the building regulations must inform for example design guides, are unlikely to require a the Council and follow an appropriate application and sustainability appraisal as they are unlikely to have significant notification procedure for that activity. For example you environmental effects. The preliminary assessment of may want to whether or not SEA is required for this following reason. • carry out internal and external alterations, extend your • The SPD does not introduce any new policies that have building, or replace or add new window frames; not already been assessed and appraised in a higher • convert (or change the use of) a building or part of level (local) planning document such as the One Core a building; Strategy or Urban Core Area Action Plan (UCAAP). • alter, replace or install a controlled service or fitting; • create (or alter) a dwelling or flat in an existing building. How will the SPD be used? 1.15 But, in order to do any of the above you may need approval 1.11 • By Development Management officers to assess under the building regulations. For further information and planning applications for contact information please follow the hyper link below • To promote high quality urban design through out the http://www.gateshead.gov.uk/Building%20and%20 Borough Development/regs/regs.aspx • To engage architects, agents and property owners at the earliest stage to ensure high quality and appropriate alterations and extensions to houses • As a tool to facilitate discussions between prospective applicants and their architects / agents and the council parent LDF policies emerging core strategy policies CS 17: promoting place making saved uDP policies DC2: residential amenity ENV3: character and design ENV7: development within conservation areas ENV9: setting of conservation areas ENV11: listed Buildings ENV25: areas of special character 25 local development Framework document structure Newcastle 2030 SCS Bridging Vision 2030 SCS Document Local Site Site Local Development Allocations & Allocations & Development Scheme DM DPD DM DPD Scheme Statement of community Statement of Involvement Community Involvement One Core Newcastle LDF Strategy Gateshead LDF Other Other Development Development Plans Plans Urban SPDs Benwell Scots- Walker River- Core Area Area Action wood • Gateshead Place Making side AAP Action Plan Plan Guide AAP • Household Alterations and Extensions 6 Part One 2.0 Context 3.0 Listed Buildings and Conservation Areas 4.0 Areas of Special Character 27 2.0 Context 2.1 Gateshead comprises of a number of neighbourhoods, 2.3 As each individual house contributes to the general towns and villages with individual character and identity. character of the street, the street scene and neighbourhood, This is often reflected in the shape, layout and architectural it is important that where external alterations or extensions style of the buildings, the materials used in their construction are proposed, the changes are in keeping with both the and the landscape in which they sit. The urban character original house and the context of the local area. Poor assessment, ‘Made in Gateshead’ (http://www.gateshead. extensions and alterations can have a detrimental effect gov.uk/Building%20and%20Development/Planning%20 on an area, and on the residential amenity of surrounding Policy/LocalDevelopmentFramework/EvidenceLibrary/ neighbouring properties. Extending or altering a property UrbanCharacterAssessment.aspx), provides a detailed to a high standard and in keeping with the original design overview of the Borough. may, however, add value and enhance the character of the local area. 2.2 This work identifies and describes in a systematic and objective way the positive
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