Building Alterations & Extensions Supplementary Planning Document (SPD) September 2015 Section Contents Page 1. Introduction 1 Planning Permission 1 Heritage Assets 1 Planning Policy 1 2. Building Alterations 3 Windows 3 Balconies and terraces 5 Painting and rendering 5 Conversions 6 Plant and equipment 7 Satellite antennas 9 3. Extensions 10 Rear extensions 10 Front extensions 13 Side extensions 13 Basements 15 Building repairs 16 Building materials and construction detailing 16 4. Roof Alterations and Extensions 17 Dormer windows 18 Roof lights and light tubes 21 Mansards and roof extensions 22 Other roof additions 25 Roof terraces and balconies 25 5. Sustainability 26 6. Gardens 28 Parking and crossovers 28 Refuse and recycling storage 29 Cycle storage 30 Trees 30 7. Boundary Treatments 31 Annex 1 Lambeth’s Built Character 33 Glossary 35 Further Information back cover 1. Introduction 1.1 The Council is committed to supporting development that allows everyone in Lambeth the opportunity to make the most of their property in a positive way, not just for them but for their neighbours and the community as a whole. Currently there is great local interest in the ‘don’t move - improve’ approach and the Council wishes to help residents and businesses stay in their properties by accommodating their changing needs. Good new work can increase the amount and quality of accommodation and enhance the appearance of buildings. The improvement and conversion of existing buildings also makes effective use of urban land and makes good environmental sense. Carefully considered alterations and extensions have the potential to improve and enhance the borough just as poorly considered proposals can potentially cause harm. 1.2 Planning applications are assessed on their merits against national and local planning policies. Guidance is prepared to assist with the interpretation of those policies. This Supplementary Planning Document (SPD) provides guidance for those preparing to alter or extend their properties. It is written to provide further interpretation and application of the policies within the Lambeth Local Plan (Sep 2015). The Quality of the Built Environment policies in particular will be a material consideration in the determination of relevant planning applications. 1.3 Draft guidance was subject to public consultation in accordance with the Lambeth Statement of Community Involvement. The consultation ran from 2 February 2015 - 30 March 2015. The comments received were taken into account when this final version was prepared. The document was adopted by Lambeth’s Cabinet on Monday 14 September 2015 and went live with the Lambeth Local Plan on 23 September 2015. 1.4 The advice has been prepared with specific reference to the character of Lambeth and the common types of development proposals seen in the borough. The Lambeth Local Distinctiveness Study (2012) is a useful reference point for anyone trying to understand the character and built form of the borough. However, it is general in nature and can’t necessarily be applied to every circumstance. Planning Permission 1.5 It is inappropriate here to outline what does and does not require planning permission. Some ‘permitted development’ works to dwelling houses and other premises do not require planning permission. In general terms, planning permission is required for most external alterations to flats, irrespective of whether they are purpose built or conversions. Planning permission is also required for some changes and extensions to single family dwelling houses. The Government’s planning website—www.planningportal.gov.uk and the Council’s website—www.lambeth.gov.uk provide further up to date advice on planning controls. 1.6 For those considering undertaking works that do not require planning permission, it is recommended that a Certificate of Lawful Development is sought from the Council, as this provides official confirmation that planning permission is not required. 1.7 In order to manage change better in some areas the Council has removed permitted development rights by using an Article 4 Direction to control certain external alterations. These additional planning controls mean that planning permission is required for an identified list of works. It should be noted that there is no fee for an application which is required as a result of an Article 4 Direction. Information on Article 4 Directions can be found on the Council’s website, by checking the ‘constraints’ tab when doing a property search using the planning applications database. Each Article 4 Direction, which contains a list of controlled works, can be viewed in the Conservation Area Profiles section of the Council website. Heritage Assets 1.8 The basic presumption with all heritage assets (world heritage sites, registered landscapes, statutory listed building, conservation areas, locally listed assets etc.) is to conserve their special interest. When assessing development affecting them, the Council has a legal duty to pay ‘special regard’ to protecting the special interest of statutory listed buildings and conservation areas. This document is not intended to provide specialist advice on statutory listed buildings but its content may be relevant in some cases. The advice relating to heritage assets therefore largely relates to properties on the local heritage list and those within conservation areas. However, this advice is general and will not be applicable in every case; careful judgement is therefore required and other guidance, such as area-specific Conservation Area Character Appraisals and Statements, should always be consulted when considering work. 1 Building Control 1.9 Structural works and some other alterations such as window replacements normally require separate Building Regulations approval or compliance with those regulations. Lambeth Building Control provides this service. Telephone - 020 7926 7000 or e-mail [email protected]. Planning Policy 1.10 The Government has attached great importance to design as set out in Section 7 of the National Planning Policy Framework (NPPF), 2012. Para. 58 states: ‘Planning policies and decisions should aim to ensure that developments … respond to local character and historic, and reflect local identity of surroundings and materials, while not preventing or discouraging appropriate innovation.’ Para. 60 states: ‘Planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. It is, however, proper to seek to promote or reinforce local distinctiveness.’ 1.11 Policy Q11 of the Council’s draft Local Plan requires proposals for the alteration or extension of buildings (including conversions) to be well designed and built to a high standard. This policy has informed much of the content of this document. However, this SPD will also be relevant to other Local Plan policies including: Policy H6 Residential Conversions Policy S3 Schools Policy Q1 Inclusive Environments Policy Q2 Amenity Policy Q5 Local Distinctiveness Policy Q8 Design Quality - Construction Detailing Policy Q9 Landscaping Policy Q10 Trees Policy Q12 Refuse and Recycling Storage Policy Q13 Cycle Storage Policy Q14 Development in Gardens and on Backland Sites Policy Q15 Boundary Treatments Policy Q20 Statutory Listed Buildings Policy Q22 Conservation Areas Policy Q23 Undesignated Heritage Assets - Local Heritage List 2 2. Building Alterations 2.1 Policy Q11 (a) seeks alterations to be designed in a way that positively responds to the character of the host building, respecting locally distinct forms and detailing. The Council’s Lambeth Local Distinctiveness Study (2012) and other relevant local studies should be consulted where necessary to inform proposals. 2.2 Lambeth’s building stock dates largely from the 19th and 20th centuries. The vast majority of buildings in Lambeth have been carefully designed, many as part of a building group, street, housing estate or unified development. Great care will have been taken by the original designer to ensure that the building looks good and performs well. Attractive and well designed buildings are an asset for everyone in Lambeth and they contribute to our local distinctiveness. 2.3 Unsympathetic alterations (whether by poor design or inappropriate materials) can harm the appearance of buildings and adverse impact is often experienced by all. That is why care should be taken to ensure that all alterations positively respond to the host building, respecting important features. Windows - Retention and Refurbishment 2.4 Many old windows are finely detailed and well constructed using good quality timber; their retention generally adds to the value of period properties. Repairing and upgrading existing windows can be more environmentally sustainable too, and this should always be the first option - especially where the complexity of the original design will be difficult to accurately replicate in new work. Historic England research has shown that minor repairs, draught proofing and secondary glazing can improve their thermal performance without harming their appearance. The use of internal shutters, blinds and curtains can further improve thermal performance. For more information see: https://historicengland.org.uk/advice/your-home/saving-energy/guidance/ 2.5 On statutory listed buildings the Council will generally always seek the retention and repair of existing