GUIDELINES FOR RESIDENTS The Dulwich Estate Scheme of Management Scheme of Management: www.thedulwichestate.org.uk [email protected] 0208 299 5666 GUIDELINES FOR RESIDENTS
CONTENTS
This design guidance gives advice to Introduction to the Scheme of Management and your property freeholders on repairs, alterations and Changes that require consent 05 o How t make an application for consent 06 extensions to properties and works to o How t apply for a building works licence 07 trees and gardens within The Dulwich Licence fee guidance 09
Estate. It has been produced by The Design guidelines Dulwich Estate Scheme of Management 1. Boundary changes (walls, hedges, fences, railings, gates) 10 team. Applications will be determined in 2. Conservatories 12 the light of the guidance given here. 3. Hardstandings in front gardens 13 4. Extensions 15 5. Loft conversions 17 6. External repairs, replacement and redecoration - roofs, chimneys and wall 20 7. Replacement doors and windows 22 8. Satellite dish aerials 24 9. Change of use 25 10. Swimming pools and hot tubs 25 11. Shop fronts 26 12. Garden structures 27 13. Solar energy panels and solar thermal collectors 28 14. Guidelines for new build properties 29
Guidelines for tree works 15. o How t apply for a tree licence 31 Caring for established trees 32 Choosing a new tree 32
Breach of guidelines Enforcement procedures 33
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GUIDELINES FOR RESIDENTS
INTRODUCTION
The Dulwich Estate is a beautifully Property and land on the Estate has been managed for the from solar panels and swimming pools to satellite dishes and past 400 years by the Trustees of the charitable foundation, replacement windows. Written approval for alterations is maintained area of 1,500 acres. The Dulwich Estate, endowed with the Manor of Dulwich by provided in the form of a licence. the celebrated actor Edward Alleyn. With its characterful properties and The approval required under the Scheme of Management is Change to The Leasehold Reform Act of 1967 gave separate from, and in addition to, the requirements of the an abundance of trees and open homeowners the right to buy the freehold of their property local authority planning permission (Southwark, Lambeth or spaces, it has an almost rural feel. and a Scheme of Management was approved by the High Lewisham), building and other regulations. In many cases, Court in January 1974. alterations, extensions, new structures and works to trees, will Residents are understandably proud require permission from both the appropriate local authority, This means that homeowners require approval from as well as the Scheme of Management. and protective of this locality which, The Dulwich Estate Scheme of Management, before any in today’s increasingly urbanised external changes are made or new structures are erected. Please note that these approvals are not connected, so if The Scheme also maintains certain amenity areas, the largest consent is granted by one organisation, it does not necessarily environment, is something of an of which is Dulwich Woods. The managers of the Scheme followt tha permission will be granted by the other. Although oasis in south east London. are Trustees of The Dulwich Estate charity. certain changes may not need local authority approval, any change to the external appearance of a property does require Guidelines for Residents help us manage to establish a the prior approval under the Scheme of Management. suitable scale and type of development which will protect the character of the area and the amenity of neighbours. Where works are carried out without approval, action will be Around 4,000 freehold properties on the Estate are subject taken. A retrospective application may be required for which to this Scheme. the fee is double the standard fee scale. If the works are not approved by the managers, they will require modification As well as following the guidelines, homeowners living which could be expensive and inconvenient. Unapproved on the Estate are required to keep the external appearance works may need to be modified as a condition of any of their property in good order. This includes boundaries subsequent application being approved. and gardens. The team at the Scheme of Management Offices works The most frequent enquiries to the Scheme of Management for the benefit of Dulwich and the wider local community, Office relate to the management or removal of trees and to protect and enhance the unique character of the area. external alterations to homes. Written approval must be obtained before any works are carried out which will affect Please contact us with any queries relating to this guide the external appearance of the property and consent will or your proposed plans. Contact: 0208 299 5666, not usually be given to proposals which do not comply with [email protected] the guidelines. Guidelines for Residents covers everything
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HOW TO MAKE APPLICATIONS FOR CONSENT
Written approval/consent for building or tree works is provided through the issue of a licence. Licences can only be issued if the freeholder has registered ownership of the property.
You may find it helpful to contact the Scheme of Management Office on 0208 299 5666 or [email protected] for an informal discussion before submitting a proposal. The team will do all they can to assist applicants.
It is also very important to discuss your plans in advance with neighbours who may be affected.
Please allow a minimum of six weeks for an application to be processed.
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HOW TO APPLY FOR A BUILDING WORK LICENCE
When you apply to carry out works to your property, you need to include Application check-list sufficient information to the Scheme of Management Office. Use the checklist The following information is required: to help you. 1. Brief description of the proposals, with name, address and contact details of the freeholder, architect and project manager if applicable.
2. Accurate drawings, should include a scale bar, detailed dimensions, a title plan with address, date, scale and drawing number, in duplicate, no larger than A3 and a scale of not less than 1:100, showing existing and proposed.
3. Demolitions, including tree removals, outlined in blue on the existing drawings.
4. New works should be outlined in red on the proposed drawings.
5. Details of the proposed design and materials should be clearly shown.
6. A location plan at a scale of 1:1250 with proposed works in red. The plan should show substantial alterations to adjoining relevant properties which have taken place since publication. Where this is not included with the application a charge of £25 will be added.
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HOW YOUR APPLICATION IS PROCESSED
STEP 1 STEP 2 STEP 3 STEP 4 STEP 5 Check if Discuss proposals with Instruct an architect if Submit application. See Await acknowledgement of consent is neighbours. Consider and drawings are required (see checklist for what to include application and confirmation required address their concerns guidelines which follow) of application fee
STEP 9 STEP 8 STEP 7 STEP 6 The Estate architect will produce An appointment will be made Await expiry of consultation Pay application fee recommendations to the Scheme managers with the freeholder for the Estate period (21 days to view to enable application architect to carry out a site visit plans and submit comments) to be processed IF AGREED IF NOT AGREED
STEP 10 STEP 11 STEP 12 Licence issued if Proposals referred to the next Scheme of Management Confirmation of the final decision will be sent development complies and Committee meeting if proposal does not meet the to the applicant and freeholder, providing no objections received Guidelines and/or objections are received details of the decision made by the committee
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LICENCE FEE GUIDANCE 2020
For building work...... £ Satellite dish ...... 90.00 Minimum application fee ...... 90.00 New house or a swimming pool ...... quote on application Extension (minimum charge) ...... 559.00 Minimum administration charge for applications Extension > 25 sq.metres ...... 23.00 per sq.m or for renewing a lost or expired licence ...... 90.00 Loft conversion (minimum charge) ...... 559.00 To provide OS location plan ...... 28.00 Replacement windows and doors ...... 224.00 Reissuing lost tree licences...... 28.00 Change a door, a window, a gate or fence ....90.00 Retrospective applications ...... double scale fee Add dormer window ...... 130.00 Sale sign-off site inspection ...... 120.00 Add roof light ...... 95.00 Add solar energy panel ...... 90.00 For tree works...... no fee New drive or hardstanding ...... 200.00 Replacement of driveway material ...... 90.00 Hard landscaping in rear garden ...... 115.00 Shed up to 3 x 2.4 metres (10ft x 8ft) ...... 112.00 Garden building > 3 x 2.4 metres (10ft x 8ft) ...... 23.00 per sq. m
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1. GUIDELINES FOR BOUNDARY CHANGES WALLS, HEDGES, FENCES, RAILINGS AND GATES
Alterations to walls and fences Walls Suitable species Low brick walls at the front of properties should be Indigenous species such as privet, elaeagnus and euonymus, must be approved, but replacement constructed from facing bricks with brick copings. Brick walls or tree species such as holly, yew or beech are recommended walls and fences do not require should not be painted and in most cases, London stock bricks evergreens which have moderate or low water demand. should be used with flush brushed pointing. Walls and their approval if they match the existing foundations should be constructed to withstand any ground Unsuitable species design and materials. movement, swelling or shrinkage caused by nearby trees. An appointment should be made with the tree consultant if Leyland cypress are not suitable species due to their density there is a possibility of foundations impacting on tree roots. and fast-growing nature. They can reach more than 35 metres (100 ft) in height and keeping them at a reasonable size is The suitable height of the wall depends on the location, very labour intensive as they can grow up to 10cm per week and neighbouring properties may provide a reference for an at certain times. Leyland cypress is classed by the Building in keeping design. Research Establishment as having a high water demand and should not be planted close to buildings. Hedges For further advice, please book an appointment with the tree Hedges provide a green, softening element to front consultant via the Scheme of Management Office. boundaries when planted behind a low fence or wall, unifying individual roads and whole areas. Planting or carrying out Fences work to a hedge does not require approval, but please do not allow them to become a nuisance or cause damage to Particular types of front garden fences, painted or unpainted, neighbouring property. Generally accepted hedge heights open picket fences or close-boarded timber, are often specific are 1 metre (3ft) for front gardens and 2 metres (6ft) for rear to groups of houses on the Estate. The original type of fence gardens. Common varieties of hedges can be bought at these should be retained when repairs are carried out and original heights rather than waiting for them to become established. details, such as decorated fence posts, should be preserved. Vertical close-boarded fences often define the boundaries between properties in rear gardens. Raising the height of fences may have a negative impact on your neighbours and privacy between properties can usually be achieved with careful planting.
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1. GUIDELINES FOR BOUNDARY CHANGES WALLS, HEDGES, FENCES, RAILINGS AND GATES CONT.
Good quality fencing, including Dulwich posts Good example of simple understated railing Open picket fence
Always discuss proposed changes to the fence with your Railings and Gates neighbour, to establish if there will be any increased shadowing Metal railings are often used to define the boundaries of of their garden that would concern them. Applications for schools and institutional buildings in Dulwich. They are WHAT TO INCLUDE IN YOUR APPLICATION changes to fences on the shared boundary will be considered unlikelyo t be approved as enclosures to residential boundaries • Drawings illustrating proposed construction with input from the affected neighbour. asy they ma change the unique ‘rural’ character. Exceptions heights and a description of materials, coping Include detailed dimensions and local ground levels on may be made where the design preserves the open character and pier details. both sides of the fence, with your application submissions. but detailed dimensioned drawings, visuals and samples will be • Photographs of local references can also be A detailed drawing will be required on which you should required to demonstrate this. Avoid ornate metal railings and provided in support of the application. clearly annotate materials and finishes. gates and keep designs simple and understated. • Detailed dimension and local ground levels on Many houses built after 1950 feature minimal fencing with both sides of the fence when altering the height low posts and rails marking the boundaries. Higher fencing of a fence. would change the character of these developments, so instead, planting should be used to improve privacy between properties at the rear. Secondary fencing is not permitted.
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2. GUIDELINES FOR CONSERVATORIES
Conservatory design and size should EXAMPLE PLAN OFFSET FROM BOUNDARY For properties constructed pre-1940 the material should be timber. The roof be appropriate to the house and framing may be partially powder coated 1m aluminium, 1:5 frame details would be garden and should not have a negative required for approval. Aluminium or steel impact on neighbours in terms of heritage conservatory products may be 1m 1m considered but must be inkeeping with scale, massing, privacy and light the style and character of the property. pollution. There must be adequate 1m UPVC conservatories are only access for cleaning and maintaining 1m considered acceptable for post-1940s walls and roofs within the grounds 1m properties, subject to the frame details, of the property – normally a passage which must also be in keeping with the main property. of at least 600mm (2ft) between conservatory walls and the boundary. This is not a requirement where the WHAT TO INCLUDE IN 600mm YOUR APPLICATION 600mm conservatory is built against a suitable 600mm 600mm • 1:5 frame details will be party wall. required. Most manufacturers 600mm600mm will be able to 600mmprovide this.
scale scale scale
scale
scale www.thedulwichestate.org.ukscale scale scale scale scale GUIDELINES FOR RESIDENTS
3. GUIDELINES FOR HARDSTANDINGS IN FRONT GARDENS
If you are considering creating or • Traditional and unique properties should have sensitive natural paving materials refurbishing hardstandings for car such as gravel, stone, bonded gravel or ‘hoggin’, granite sets. Heritage block parking you must consider the paving and resin bound gravel materials impact on the streetscape. The type will also be considered. Hardstandings will not be approved where it is of paving materials and associated considered they would have a negative landscaping must be approved and impact on the setting and architectural where necessary, permissions must characterf o a group of houses. • The width of the entrance created on be obtained from the local authority, the front boundary for vehicle access particularly if changes are required should be kept to a minimum i.e. 3-4m to reduce the visibility of parked cars to the pavement or kerb. The local on driveways. authority will take into account road Original landscaping and coherent materials are distinctive features of the Estate • Where possible, the hardstanding should safety and will be responsible for be designed with planting which screens The following factors will be taken into • The material which forms the the parked vehicle from the road. creating the dropped kerb. account when a licence application hardstanding, drive and associated • Careful consideration should be is made for a hardstanding or for the landscaping must be in sympathy given to surface water drainage and resurfacing of an existing hardstanding: with the design of the property proposals must comply with the and streetscape. Modern estates • At least 50% of the total garden relevant local authority regulations. like the Whytefield Estate were area should be planted. Applications The use of a porous surface on the carefully landscaped when they which would result in the loss of hardstanding may avoid the need for were originally built. The consistent a substantial proportion of front additional drainage. pallet of materials and details created garden, will not usually be approved. cohesive developments which set Please note that the approved planting Green spaces in front of dwellings them apart from others at the time. scheme must be maintained to provide with a wide variety of trees and These paving materials should be adequate screening of a parked vehicle. shrubs are important features of the conserved. When plants and shrubs die, the freeholder traditional character the Estate. is expected to plant replacements. www.thedulwichestate.org.uk GUIDELINES FOR RESIDENTS
3. GUIDELINES FOR HARDSTANDINGS IN FRONT GARDENS CONT.
SUITABLE ADAPTATION OF A Exceptions to the 50% planting guideline SUITABLE PLAN FOR SOME TURNEY ROAD HOUSES FRONT GARDEN This will only be considered on Turney Road, subject to detail, where Existing plan EXISTING PLAN most of thePROPOSED terraced PLAN properties can provide a minimum area of 28%. A template for this street has been approved by the residents’ association, Front door The Dulwich Society and Scheme of Management and can be found at www.turneyandburbage.org.uk Further exceptions may be considered if the following criteria have been met. 1.2m • The landscape design is of excellent quality Front door • The green character of the streetscape would be enhanced overall, for example through vertical planting of trees and shrubs and screen planting • Parked cars must be screened from view from the street as far as possible Bin store with green roof 1.2m • The maximum area possible is planted 2.1m
EXISTING PLAN PROPOSEDProposed plan PLAN Bin store with green roof
WHAT TO INCLUDE IN YOUR APPLICATION 2.1m • Accurate dimensioned drawings to a scale of 1:50. Shrubs Shrubs provide provide 2.4m vertical 0.6m 1m 2.4m 1.64m vertical EXISTING ELEVATION • Changes PROPOSED proposed ELEVATION to the front boundary (walls, hedges, gates and other screening screening features) must be shown in elevation on the drawings. • The dimensions of the paved area should be included on the drawings 0.9m 0.9m together with details of the materials proposed. Shrubs Minimum width for Shrubs provide driveway provide 2.4m •f Details o the3m planting scheme should also be provided – further vertical 0.6m 1m 2.4m 1.64m vertical screening screening information may be requested if these are not comprehensive.
Minimum width for driveway
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EXISTING ELEVATION PROPOSED ELEVATION
0.9m 0.9m
3m GUIDELINES FOR RESIDENTS
4. GUIDELINES FOR EXTENSIONS
When considering applications for TEMPLATE FOR SUITABLE GROUND FLOOR Rear extensions EXTENSION WITH 600M OFFSET 1m an extension, the quality of design The size of the original property and the density of development will determine the appropriate size 1mof an extension. Extensions and the impact on neighbouring should not have a negative impact on neighbours and 1m properties and the streetscape will be generally, it is better to avoid building up to the boundary. Where amenity1m is not detrimentally affected, the managers will carefully assessed. consider rear extensions to a maximum of 3m from the rear 1m wall of the main house, a maximum of 3m high (to the parapet 1m oft a fla roof), or 2.6-3m to the eaves of a pitched roof design. Windows in extensions should normally However applications are assessed on a case by case basis, match the design and materials of the with ground levels, proportions, orientation and relationship to neighbours being taken into account. existing windows. See Guidelines for Walls built on a shared boundary cause disruption and may Replacement Doors and Windows for require access from the neighbouring property, so applications of this nature will only be considered with a letter of agreement 600mm further information. 600mm from the neighbour concerned. Where the neighbour hasn’t 600mm possiblePossible given written agreement, it is usual to request that the wall 600mm is offset 600mm from the boundary. Existing extensions will 600mm Discuss your plans with your neighbours off offsetset ofof 600mm be taken into consideration and there may be cases where no first to understand any impact on them, 600mm600mm further extension can be approved. before developing detailed designs. scale scale scale Side extensions Side extensions, particularly those visible from the street, can have a negative impact on the streetscape and character of the area. Generally, extensions should not result in infilling between properties, or the appearance of this. Extensions scale which would result in terracing are not normally permitted. However, each case is considered upon its individual merit. scale scale scale scale www.thedulwichestate.org.uk scale scale GUIDELINES FOR RESIDENTS
4. GUIDELINES FOR EXTENSIONS CONT.
The following factors will be considered when reviewing a licence application for a side extension: • The conservation of a group of houses which may have significant spaces between them, will generally take precedence over individual requirements. • Significant views between buildings seen from communal areas are to be retained. • Passages giving direct access from front to rear gardens are to be Suitable rear extension Suitable front extension on Townley Road retained. Access passageways should be a minimum of 1m wide with 0.8m parking. In most cases it is necessary possible these structures should Roof materials being acceptable in some cases. to show that at least two cars can be be conserved to retain the character of Slates, clay tiles, zinc or lead cladding, parked on the existing drive, for the the Estate. good quality high performance roofing works to be approved. Please refer to Front extensions membranes, and green roofs are Guidelines for Hardstandings. Extensions at the front of a property, Windows and doors suitable subject to the detail. Fascia Garage doors are often important original details at 1:10 - may be required to such as enclosing porches, are unlikely to Windows must be in keeping with the features within a group of properties. If demonstrate design quality. Roofing felt be approved, as they change the original main house. In pre-1940s properties this is the case, the original garage doors is not normally permitted. characterf o the property. However, this usually means timber to match. and colour must be retained. each application be considered on its At ground floor level and for extensions individual merit. Traditional single storey garage and good quality powder coated aluminium link buildings are common features of or steel windows and doors may be Conversion of garages houses on the Estate. They are often suitable if they are not seen from located between properties to retain the beyond the boundaries and the design The conversion of garages for residential low density open character of the area. is of good quality. use may result in a loss of off-street While conversion may be possible, where www.thedulwichestate.org.uk GUIDELINES FOR RESIDENTS
5. GUIDELINES FOR THE DESIGN OF LOFT CONVERSIONS
Many properties on the Estate have lofts which could potentially be used as additional living space. Roof lights or dormer windows are required to provide natural light and these changes require approval.
Loft conversions are subject to a variety of rules and regulations and it Suitable dormer example Design should reflect first floor windows is essential to seek expert professional advice. Structural design, access, General Dormer windows means of escape, thermal insulation Proposals for a loft conversion should be in keeping with the Traditional dormer windows do not dominate a roof and original design of the property and where appropriate, to therefore as a general rule, the width of the dormer should not and other issues are subject to the properties in the vicinity. exceed half the width of the roof and the height of the dormer should not exceed half the height from eaves to ridge. building regulations and require Roof extensions and proposals to change the profile of the roof local authority approval. Planning are unlikely to be approved. Mansard roofs will generally not However in some cases this does not apply and the be approved. Consult a specialist loft company or an architect proportions of the house need to be considered. Large permission may also be required. who will carry out a detailed measured survey and can advise detached properties may require two or three dormers rather on building regulations. than one large dormer, in order to to reduce the scale and this may be less than 50% of the roof. Properties with rear two-storey additions are a special case. See page 18 for an acceptable template for these projects. The rear dormer width mayo need t be less than 50% of the width of the main roof to ensure that the size does not dominate.
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5. GUIDELINES FOR THE DESIGN OF LOFT CONVERSIONS CONT.
Locate the dormer Not acceptable under REAR DORMER FOR HOUSE WITH REAR ADDITION under the main ridge the hipped end X 0.5X
0.5Y Y
Two storey rear addition: Dormer must not exceed 50% of the roof width
Ino order t ensure that the loft conversion does not spoil the • No external rainwater gutters or down pipes should be characterf o an individual house and/or groups of houses, the visible and UPVC fascias are not suitable. WHAT TO INCLUDE IN YOUR APPLICATION design of the dormer window should comply with the following: • Windows must match the main house in material and • Drawings in support of the application must include • It should be located at the rear and not, generally, at the fenestration design. White painted timber is most common, construction detail at a scale of not less than 1:20 and must front or side of the property. but good quality dark grey powder coated aluminium to accurately show the front and side elevations, and a section match the cladding material colour may be acceptable through the dormer including the internal floor level. •e The siz should be in proportion to the size of the roof and subject to detail. High quality heritage UPVC windows, should complement the style and period of the property. • Detail drawings are required to demonstrate that which are very similar to timber, may also be acceptable in rainwater will be discharged via concealed gutters and • On properties with rear additions, the dormer should be no some cases where maintenance access is difficult. Cladding carefully designed roof falls. higher than the ridge of the back addition roof. Party walls materials should match or complement the existing roofing should not be raised. (see also Guidelines for External Repairs, Replacement and • Additional design drawings may be requested in order Redecoration - Roofs, Chimneys and Walls). Generally lead to fully understand design and construction detail. • No form of balcony or external terrace should be included. or zinc cladding are preferred over slate or tile, as these are • The materials for the window and cladding must be specified. in keeping, low maintenance and concealed gutters can be more easily achieved.
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5. GUIDELINES FOR THE DESIGN OF LOFT CONVERSIONS CONT.
In-line in slate roof In-line in clay tile roof
Roof lights Please note the following when making an application for a roof light: Small roof lights are a feature of many traditional houses • New roof lights in the front of a property that are visible from the on the Estate, often providing natural light to stairs and street will not be permitted. landings. These traditional roof lights have a slender cast • If an original roof light in the front of a property is being replaced, iron frame set into the roof tiles. Copies of this style of please send an image of the original to the Scheme of Management roofte ligh ar now marketed as ‘conservation roof lights’. Office. A conservation type roof light of the same size in the same Modern roof lights have more conspicuous frames and place does not require a licence, but please provide a record of flashings and stand proud of the roof finish which can be what you have replaced. visually obtrusive. • Small roof lights may be acceptable at the side of the house if set back from the road. A conservation roof light should be specified. • Roof lights at the rear of the property will be approved as long as theyt do no dominate the roof. • Roof lights which open to form a balcony will not be approved.
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6. GUIDELINES FOR EXTERNAL REPAIRS, REPLACEMENT AND REDECORATION - ROOFS, CHIMNEYS AND WALLS See separate guidelines for replacement doors and windows
All changes to the external appearance of a property are subject to approval under the Scheme of Management, even if they are exempt from planning permission. The preservation of what may appear to be Post war concrete tiles should be replaced with original tiles Chimney stack Desenfans Road small architectural details all contribute to the Roofs Copper, which weathers to a soft green colour, has been used for roofs on some Dulwich houses since the 1960s. As this is a very durable material, Replacement roofing should match the material originally used in the exceptional visual appeal it should not need to be replaced, but if it does, a similar copper-faced construction of the property. Decorative ridge tiles should be retained material should be used. of the area and help and match the colour of the original. Care should be taken to match clay maintain high standards tiles when these are repaired or replaced. Antiqued tiles that reproduce the colour and texture of weathered tiles are preferable in most cases. Chimneys for all residents. Concrete tiles are not an acceptable substitute for clay. Chimneys are characteristic of many houses, which were originally There are groups of houses on the Estate, for example, in Croxted Road, heated by fires. The removal of significant chimney stacks that would where properties with concrete tiled roofs adjoin properties of a similar change the character of an individual house or a group of houses will not period and design with slate roofs. This may be because concrete tiles be approved. The removal of internal chimney breasts does not require were used to repair bomb damage in the 1940s. When these concrete approval, but can result in structural problems, particularly on party tiles are replaced, the original clay or slate should be reinstated. Samples walls. Expert advice from a structural engineer should be sought before of roofing material should be approved before works are carried out by proceeding with such projects. contacting the Scheme of Management Office.
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6. GUIDELINES FOR EXTERNAL REPAIRS, REPLACEMENT AND REDECORATION: ROOFS, CHIMNEYS AND WALLS CONT. See separate guidelines for replacement doors and windows
Suitable brushed pointing Suitable tuck pointing Suitable flush pointing
Brickwork matching the colour of the brick, was finished flush with Pebbledash render was popular in the early twentieth century, the face of the brickwork and a fine, dark grey, imitation notably with the Arts and Crafts movement. This durable Brickwork should not be painted and the removal of paint joint was then applied. Tuck pointing can be restored by finish was not intended to be painted. However, roughcast from brickwork is actively encouraged. If brickwork needs specialist contractors. render and the smooth renders of the late Georgian and early repointing, it should match the original colour and character. Victorian periods (often used to imitate the appearance of The appearance of brickwork matures and mellows over time stone) were lime washed and painted. and this can be adversely affected by the wrong pointing. Until Rendering the 1930s, most brickwork was laid using lime-rich mortar, flush with the face of the bricks. Hard cement mortar that finishes Various rendered finishes have been used on the Estate in the Painting proud of the brick face detracts from the appearance of the past. These add character and should be retained. In repairing bricks and can also damage the bricks over time. these surfaces, freeholders are encouraged to preserve the Painting previously unpainted surfaces is unlikely to be characterf o the building by replicating the original external approved, as is the use of obtrusive colours out of harmony Many traditional houses in Dulwich have different brickwork finish. New cladding is unlikely to be approved. with those of neighbouring properties. at the front, side and rear. Victorian and Edwardian builders paid particular attention to the design of the front elevation using red brick with tuck pointing. Red coloured mortar,
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7. GUIDELINES FOR REPLACEMENT DOORS AND WINDOWS
The residential buildings on The Dulwich Estate are wonderfully diverse in terms of period and style. Doors and windows are important aspects of the character of these properties.
Original doors and windows should only be replaced where necessary. In these cases they should be accurate copies of the original including the materials Conserved group Rockhill Original steel window replacement used. Unless replacement doors and Doors Windows windows are exact replicas of the design If original doors cannot be retained, replacements should Georgian, Victorian and early twentieth century houses and materials of the original, they are replicate both the design and materials. Replacement garage all have timber doors and windows. Small panes of glass subject to approval under the Scheme doors should be appropriate to the design and period of the are supported by timber glazing bars and leaded lights are house. Original hardwood garage doors should be retained also a traditional feature. Timber windows can be replaced, of Management. where possible. Where a standard door (including the garage where necessary, without changing the building’s original door) is an original feature of a group of houses, replacement appearance. In most cases, it’s possible to find double glazed doors should match the original design. If the colour of the timber windows that faithfully reproduce the original design. Each application for changes to door was previously specified in the lease, the replacement This is not the case with leaded light windows, so secondary windows, doors and garage doors will must be painted appropriately. glazing should be used to improve their thermal and acoustic performance. Traditional leaded lights have slightly irregular be considered on its merit and in the individual panes which gives them a sparkle. This is lost in context of our policy for that particular modern substitutes which have thin strips of lead stuck to the type of property. surface of a single sheet of glass.
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7. GUIDELINES FOR REPLACEMENT DOORS AND WINDOWS CONT.
Suitable UPVC in Peckarmans Wood Like-for-like window replacement
Steel windows have been used in Dulwich since the 1930s. Where replacement windows in aluminium or UPVC are Early steel windows, such as those used in Roseway, resemble approved, they will need to match the originals in terms of: WHAT TO INCLUDE IN traditional cast iron and have glazing bars. From the 1950s, YOUR APPLICATION • Similar frame dimensions steel windows were installed in some of the Wates built • Drawings which clearly homes. Some manufacturers still supply double glazed steel • Overall style show the dimensions windows, but do not replicate the glazing bars. The practice of • Pane sub-division into opening and fixed lights of both the existing and including a plastic grid between two panes of double glazing • Mullion and transom widths proposed frames. to imitate a glazing bar has a detrimental effect on a property’s • Glazing rebate appearance and will not be approved. •f Photos o existing windows marking in blue the windows/ It is unlikely that aluminium or UPVC windows will be approved Windows for extensions should also normally match the doors to be changed. in houses built before 1940 or in traditionally designed houses design of the existing windows. Where previous, unlicensed built after this date. replacement of windows or doors has been carried out, we • Proposed elevation drawings of windows and doors. Guidance on the care, repair, and upgrading of traditional may require these to be modified or replaced as a condition of windows is available as a free publication from Historic England approval for a subsequent application for works. The piecemeal (www.historicengland.org.uk. Contact 0370 333 0607). replacement of windows is discouraged. www.thedulwichestate.org.uk GUIDELINES FOR RESIDENTS
8. GUIDELINES FOR SATELLITE DISH AERIALS
Almost all satellite dish installations require approval. Visually unobtrusive cable TV is often a good alternative. However, if you decide to proceed with installing an external dish-style aerial, please note the following, before making your application.
• The satellite dish must not be visible from the road or located above the eaves of the roof and must be Visually unobtrusive satellite dish unobtrusive to neighbours. • The maximum permitted diameter is 600mm (2ft). • Dish aerials are not usually permitted in front gardens. If the satellite dish is unobtrusive to neighbours in the rear or side garden, this may be acceptable. • y You ma be asked to paint the dish so that it blends in with its surrounding.
WHAT TO INCLUDE IN YOUR APPLICATION • Please provide a clear photo of the property with your application, marked with the intended location and confirmation of size.
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9. GUIDELINES FOR 10. GUIDELINES FOR CHANGE OF USE SWIMMING POOLS AND HOT TUBS Businesses in residential properties Freeholders of residential property subject to the Scheme of Management do not require approval to conduct business from the property if it: The main consideration in granting a swimming • Has no adverse visual effect on their property or on its locality. pool licence is the impact it may have on neighbours. • Causes no disturbance of any sort. • Does not cause parking problems by parking commercial or other vehicles • Gardens will not usually be granted a licence for a swimming pool if they are by employees and visitors connected with the business. larger than 320 sq. metres (380 sq. yards). They should not cover more than • Uses discreet business signage only at the boundary of the property. one ninth of the area of the rear garden. • f Is o a scale and nature which is compatible with a residential area. • Pools should be sited at least 3 metres (9ft) away from adjacent boundaries and be at least 6 metres (20ft) from any neighbouring house or building. The use of residential properties as hostels, nurseries, crèches, care homes and other commercial activities will usually require prior approval. It may also • In general, swimming pools should be screened. A detailed landscaping plan require planning permission and local authority approval. Any activity which is may be required. considered to be detrimental to the neighbourhood may be stopped. • The plant room servicing the swimming pool should be properly constructed in keeping with the design of the house. It should be in a soundproof enclosure, sited away from neighbouring properties. Subdivision of residential properties • Similar requirements apply to hot tubs. They should be sited a minimum Proposals to subdivide houses into flats or other self-contained residential units of 2m from the shared boundary. require prior approval as well as planning consent. The external appearance of the property and the effect on neighbours and the residential character of the area will generally take precedence.
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11. GUIDELINES FOR SHOP FRONTS
A shop front should be designed with These guidelines pay particular reference to the Victorian and Edwardian commercial buildings that dominate The consideration for the architectural Dulwich Estate, but the same principles apply to shops in character of the building and its Georgian buildings.
Elements of the shop front that are part of the original neighbours, as well as expressing permanent construction of a terrace should be retained or
its own identity. reinstated where necessary. They include:
• Party wall pilasters and console brackets
• Cornices and fascia
• The location of blind boxes
• The stall riser Characterful shop front in Dulwich Village Mouldings, weathering details and original decorative elements should be retained and restored with care. Retain mouldings and historic details The sides of buildings on corner sites also require attention. Painted timber joinery is preferred for frames and doors. (no high level signs) Aluminium and plastic are not suitable materials. The design of In most cases for new or replacement shop fronts within Cornice stall risers (the panel under the window) also needs to be given post-war developments, a well detailed traditional design is careful consideration in terms of materials and maintenance. In keeping signage to fascia (no projecting signs) preferred. Exceptional contemporary design using good quality Corbel and capital materials may also be considered. Where possible, security grilles should be installed inside the Hanging signs with traditional brackets glass to avoid obtrusive casings. Awnings and canopies should Traditional roller blind Glazed fanlight Fascia signs must not exceed the original depth. (no roller shutters) be designed in sympathy with the architectural character of the Shop signage should be low key and in keeping with well building using traditional good quality materials. Shiny plastic Traditional mullions and transoms (glazing bars) Pilaster designed lettering and good quality materials. See the canopies and blanking out the windows of occupied shops are diagram for suitable locations for signage. not appropriate. Plinth Where possible signwriting should be used. Signs may Changes to shop fronts require planning permission, and may Stall riser be illuminated with appropriate projecting light fittings. also require advertisement consent, listed building consent, DETAIL OF VICTORIAN SHOP FRONT Illuminated back lit signs will not be approved. and conservation area content. Please contact the relevant local authority for further advice.
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12. GUIDELINES FOR GARDEN STRUCTURES
Garden buildings and Please consider the impact of any •f Walls o garden buildings should be proposed building or structure on at least 1m from all boundaries. structures include sheds, neighbours. The character of back • Height should be a maximum of gardens should be preserved and greenhouses, outbuildings, 2.5m in most cases. garden buildings must not be used summerhouses, bike for overnight accommodation or • Building or structure should be and bin storage, play any activity that may disturb other screened from the neighbours with residents’ peaceful enjoyment of well-maintained mature evergreen structures for children, their gardens. planting, especially where windows and/or glass doors overlook pergolas, raised decks, Garden buildings and landscaping neighbouring properties. The height should be designed to minimise the terraces and patios. of boundary fences could also be impact on neighbours. Buildings must raised to maintain neighbours’ All require Scheme of be in proportion to the garden – large privacy, but this should be agreed buildings in small gardens will not be Garden structures should be screened from neighbours Management approval. with your neighbour. permitted. The height of the building should be kept to a minimum – it may Tree houses and climbing frames are help to sink the building below ground unlikelyo t be approved if they would WHAT TO INCLUDE IN YOUR APPLICATION level. The building should be made from result in children playing above the level • A scaled plan of the garden showing the location of suitable materials and be in keeping of boundary fences and intrude the structure and any nearby trees. with its surroundings. on neighbours in adjoining properties. • Plans and elevations of the structure with materials Please note the following specifications: Raised hard landscaping, for example, and dimensions. terraces and patios, can cause loss of •f Roofs o buildings should be covered privacy. Please give consideration to • Screening proposals. with slate, tiles, cedar shingles or neighbours’ privacy by including durable planting. Avoid felt roofing, suitable screening. but good quality dark grey or dark green high performance roofing A raised deck, terrace or patio is membranes may be suitable. considered to be greater than 200mm above existing ground level and requires permission.
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13. GUIDELINES FOR SOLAR ENERGY PANELS & SOLAR THERMAL COLLECTORS
The Dulwich Estate Ife you ar installing solar panels, please note the following: supports the installation • Solar panels should not be conspicuous when of unobtrusive solar viewed from the road or other public spaces, panels as an energy such as parks, public gardens or sports grounds. saving measure. • Solar panels on the front roof of a property are highly unlikely to be approved. Instead, Most installations consider installing them on flat roofs, rear require prior approval. extensions, behind parapets and on garden buildings. A significant amount of energy can be generated on flat and east or west facing roofs as well as south facing ones. • Panels should not visually dominate the roof In-line solar panels Integrated solar tiles and as a guide this means no more than 50 per cent of the rear roof. Where panels will cover The installation of solar panels on a roof is a significant area of the roof, they should be normally subject to building regulations and WHAT TO INCLUDE IN integrated into the roof finish. the ability of the existing roof to carry the YOUR APPLICATION weight of the panels will need to be checked. • The material of the solar panels should be Electrical installation is also subject to these • A scaled roof plan showing the appropriate to the original roofing material. regulations. For more information go to location of the panels. Solar panels that are similar in appearance Government guidance at www.planningportal. •f Details o the installation (in-line, to slate roof finishes are now available, and co.uk/info/200130/common_projects/51/ integrated or raised). integrated solar panels may be less visually solar_panels/4. intrusive than those mounted externally, for example, on rails. Fewer panels are required for The Energy Saving Trust (www. heating water than for electricity generation. energysavingtrust.org.uk) gives accurate Those which generate electricity do not and independent advice on how to reduce have to be located on a roof –consider less carbon emissions, use water more efficiently conspicuous locations at a low level in rear and save money on energy bills, including gardens, on flat roofs or on garden buildings. electricity generation.
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14. GUIDELINES FOR NEW BUILD PROPERTIES
A variety of architectural Proposals for new developments are • The density and type of dwellings assessed on their own merit. They should be carefully considered in styles have developed on must be in-keeping with the character response to the site context and local the Estate since it was of the Estate and their immediate need. Please refer to the Local Plan at setting. Proposals must enhance the The London Borough of Southwark established 400 years locality, having a positive impact and at www.southwark.gov.uk/planning- ago. Residential examples excellent design standards. They must and-building-control/planning-policy- not detrimentally impact residential and-transport-policy/development- include 18th century amenity. Proposals should incorporate plan/local-plan. high standards of energy efficiency cottages, Georgian • Proposals must consider the and sustainability. villas and town houses, relationship with neighbouring properties and the general streets of Victorian and General requirements: streetscape. This will include the scale and massing of buildings. A detailed Edwardian terraced and • If the site has existing buildings analysis of the immediate area is or structures their suitability for semi-detached houses required with an application. demolition must be assessed. Buildings and a large number of of group value, streetscape merit or • Proposals should consider the mid-century modern heritage interest are unlikely to be space between buildings, massing deemed suitable for replacement. and the front and rear building homes that have been lines of adjacent dwellings. • ‘Like for like’ repairs can be carried out Backland development is unlikely built since the 1950s. to a property without a licence, and to be approved. Existing building some owners may find it preferable lines and spaces between to completely rebuild a property to neighbouring dwellings must be match the original design. In cases shown on drawings to ensure that such as this, a detailed building survey the context of the proposal can be is required documenting the original fully considered. design. Any change to the external appearance of a property requires a licence application.
Huf Haus example www.thedulwichestate.org.uk 29 GUIDELINES FOR RESIDENTS
14. GUIDELINES FOR NEW BUILD PROPERTIES CONT.
• Walls built on a shared boundary cause existing trees in order to facilitate the development and of suitable design disruption and may require access development. A tree protection plan and quality. Provision must be made for from the neighbouring property, so arboricultural report will also be required. screening to preserve or improve applications of this nature will only be neighbours amenity. • Proposals should use a local palette of considered with a letter of agreement materials which are appropriate and in • Boundary treatments ie. fences, from the neighbour concerned. Where keeping with their setting. Samples will gates and hedges should match the the neighbour hasn’t given written be required as a condition of a licence. predominant original style in the street agreement, it is usual to request that the or the group. wall is offset from the boundary. • Windows in new build dwellings should normally match the proportions • Space should be provided for refuse • New developments should not and materials of nearby properties. storage as part of the landscape design. cause a loss of residential amenity to Alternative materials and styles may Refuse storage should not negatively neighbouring residents. This means a loss be considered but typical 1:5 scale impact the streetscape or neighbouring of daylight or sunlight, a loss of privacy, drawings and product information are properties and should therefore be well orf loss o visual amenity. The distance required in addition to the general screened. 1:50 drawings are required between habitable rooms, the placement elevation drawings, to demonstrate why fory an proposed new structures (as of windows, massing and orientation the proposed windows and doors could described in Guidance note 12). will be examined, and applicants may be be suitable. required to submit additional supporting • All developments should include a information. Balconies, juliet balconies • All developments must have a minimum sustainability statement, including a or roof terraces will only be permitted if of 50% soft planting to the front garden landscape strategy and biodiversity there is no impact on neighbours amenity. area. A scale drawing and calculation of strategy. Solar panels and green roofs this area is required. are encouraged for new developments • Proposals should demonstrate an (refero t guidance note 13). improvement to the streetscape such as • Sufficient off-road car and cycle parking increased planting, improved materials or provision must be made. Parking should • Heating, ventilating or mechanical creating a more ‘open’ character due to not dominate property frontages and plant housed in enclosures in front lowered fences and walls. layouts should minimize the visual or rear gardens must not impact on impact of parked cars through the visual amenity. The design should make • All existing trees should be clearly implementation of soft planting. provision for mechanical plant to be described on a site layout plan. A housed within the property or within proposed landscape plan is required, • Rear garden space must be suitable acoustic enclosures which meet detailing any necessary work to proportionate to the size of the Huf Haus example the Local Authorities requirements. www.thedulwichestate.org.uk GUIDELINES FOR RESIDENTS
15. GUIDELINES FOR TREE WORKS
Dulwich has a vast array of wonderful ancient trees. They create an almost rural How to apply for tree works environment in an otherwise built up area of South London. Our policy is to 1. Make an appointment with the tree consultant maintain healthy trees, especially mature through the Scheme of Management office, specimens. It is therefore necessary to to inspect the tree(s) which are subject to the get prior approval before pruning or proposed works. carrying out any works. 2. In most cases, the tree consultant will also wish to meet the applicant to discuss the proposals. No charge is made for the inspection. Copper Beech and Oak trees in College Road The Scheme of Management requires 3. The tree consultant can generally approve you to get a licence before cutting applications for minor works and grant a licence down or removing any tree. Shrub, for these which is free of charge. seedlings and fruit trees - apart from 4. Proposals to remove a tree in a prominent position on the Estate or major tree works ornamental species like cherry trees, are generally referred to the Scheme of are the exception. Management Committee who will make a site visit, usually accompanied by a member of The Dulwich Society’s tree committee. The Scheme’s tree consultant offers free 5. If works are approved, a licence will be issued. advice on trees and can be contacted 6. Under the terms of the licence, all works must through the office on 0208 299 5666. be completed within 52 weeks.
Crimson Horse Chestnut at College Gardens www.thedulwichestate.org.uk GUIDELINES FOR RESIDENTS
15. GUIDELINES FOR TREE WORKS CONT.
Care of established trees Trees should be retained in their natural shape and form Choosing a new tree wherever possible. In order to avoid damaging the tree or adjacent property or causing injury, large trees should only be pruned by experienced professionals. Following Most species of tree will grow in a wide range of soils. However, the managers’ approval for tree works, a licence is issued. please give careful thought to the eventual size of a new or Af list o tree surgeons is available from the Scheme of replacement tree and its root system. The Scheme’s tree consultant Management Office. The Arboricultural Association can is available to give help and advice about suitable species. supply a list of approved contractors and some local authorities have a list of contractors they recommend. Please avoid the following, especially where space is at Trees close to buildings can cause problems and the a premium: removal of a tree can result in ground heave. In Dulwich, the sub soil is composed of heavy shrinkable clay and • Forest type trees such as oak, beech, lime, ash, horse severe structural problems, aggravated by root activity, chestnut, plane, or Norway maple or cypress, unless there can arise during excessive dry periods. Nearby trees is full scope for ultimate development of the branch and are often blamed for exacerbating the situation and root system. owners should take the advice of a chartered surveyor or structural engineer if such problems arise, as well as • Large inappropriate species, such as willow or poplar trees, in informing their insurance company. small gardens or close to buildings or underground services. Large trees may need thinning by an experienced Such trees have extensive root systems which could damage professional to avoid excessive shade. A healthy tree nearby buildings, especially in areas where the sub soil is highly may easily be ruined or killed by drastic lopping and shrinkable clay. unskilled pruning can produce areas which are affected by fungus and decay, as well as making the tree structurally • Fast-growing, dense crowned trees, such as cypress, close unsound. However, with expert attention it is possible to to boundaries in restricted situations. Such trees will require reduce the density of a tree whilst still retaining its height regular maintenance in order to prevent them affecting and natural form. adjoining properties through lateral growth and shading.
www.thedulwichestate.org.uk BREACH AND ENFORCEMENT OF SCHEME OF MANAGEMENT GUIDELINES
If previous, unlicensed works have been carried out to the property, you may be required to modify them as a condition for the approval of the current application. Works carried out without a licence, are a breach of the Scheme of Management and action will be taken to redress this. For further information go to www.thedulwichestate.org.uk Scheme of Management: www.thedulwichestate.org.uk [email protected] 0208 299 1000 Publication: February 2020