APPENDIX A

Residential Design Standards

Supplementary Planning Document www.southwark.gov.uk

October 2011
Contents

1. Introduction 4
1.1 Role and purpose of this Supplementary Planning Document 4
1.2 Related planning documents 5
1.3 Key considerations 6

2. General principles applying to all residential development 7

2.1 What do these standards apply to? 7
2.2 Density standards 7
2.3 Different sized dwellings/dwelling mix 9
2.4 Minimum floor and room areas for different sized dwellings 12
2.5 Internal layout of dwellings 15
2.6 Outdoor amenity space 16
2.7 Daylight and sunlight 17
2.8 Privacy and security 19
2.9 Lifetime homes 20
2.10 Wheelchair housing 24

3. Standards specific to certain types of residential development in

addition to the general standards 25
3.1 New houses 25
3.2 New flat developments 25
3.3 Conversions 26
3.4 Extensions to existing residential development 27
3.5 Affordable housing 33
3.6 Other alterations to dwellings and gardens 34
3.7 Living above shops and other commercial properties 35
3.8 Infill development 36
3.9 Backland development 36
3.10 Mixed-use development 38
3.11 Live-work units 38

4. Housing meeting specific needs 39

4.1 Housing meeting specific needs 39
4.2 Sheltered housing and supported housing 40
4.3 Student housing 41

FIGURES
Figure 1 – Family homes zones 11

TABLES
Table 1 – Residential density standards 8
Table 2 – Minimum dwelling size standards 13
Table 3 – Minimum room sizes 14

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 Residential design standards October 2011

APPENDICES
1 Wheelchair design standards 42
2 Calculating density 43
3 Further information 46

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1. Introduction

1.1 Role and Purpose of the Supplementary Planning Document (SPD)

The purpose of this supplementary planning document (SPD) is to set out the standard of design expected from
residential development in Southwark. This will ensure all residential developments including new dwellings,
extensions, alterations and conversions are sustainable and of a high standard of design. The SPD provides a
framework to ensure that all residential development is liveable, accessible and does not have a negative impact
on the amenity, privacy and aesthetics of the surrounding area. It will ensure that all residential development
results in a pleasant living environment. The SPD has the following objectives
1. To provide a clear set of standards to guide the design of residential development
2. To provide design guidelines for a wide range of dwelling types required to meet housing need
3. To ensure a high standard of housing for all new residential developments.

This document provides detailed guidance to the Core Strategy and saved policies of the Southwark Plan. This
SPD is not creating policy. This SPD updates to 2008 Residential Design Standards SPD to take into account
recent changes to housing policy introduced through the Core Strategy. We may need to do further changes
to this SPD as we continue to update our housing policies through area action plans and other planning
documents so please make sure that you check on the website to find out whether any new guidance has
taken the place of this document at www.southwark.gov.uk/ldf

The SPD will be a material consideration and will have significant weight in the determination of a planning
application. The SPD principally provides further information on the following Core Strategy and saved
Southwark Plan polices
• Strategic Policy 5 – Providing new homes
• Strategic Policy 7 – Family homes
• Strategic Policy 8 – Student homes
• Strategic Policy 12 – Design and conservation
• Saved Southwark Plan Policy 3.2 – Protection of Amenity
• Saved Southwark Plan Policy 3.11 – Efficient Use of Land
• Saved Southwark Plan Policy 3.12 – Quality in Design
• Saved Southwark Plan Policy 3.14 – Designing out Crime
• Saved Southwark Plan Policy 4.2 – Quality of Residential Development
• Saved Southwark Plan Policy 4.3 – Mix of Dwellings
• Saved Southwark Plan Policy 4.5 – Wheelchair Affordable Housing
• Saved Southwark Plan Policy 4.7 – Non Self-Contained Housing for Identified User Groups

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 Residential design standards October 2011

The SPD applies to new residential development, conversions of existing dwellings and extensions or alterations
to existing homes and covers the following
• General principles applying to all development
• Standards specific to certain types of residential development in addition to the general principles
• Guidelines for housing meeting specific needs.

Where applicants cannot achieve the appropriate standard, they must justify this and demonstrate why not
and show the measures taken to compensate for this. This would normally be done through the Design and
Access Statement.

1.2 Related planning documents

This SPD should be used along with other planning documents that provide guidance on other aspects of
housing and sustainable development, including
• Affordable Housing Supplementary Planning Document (2008): this document explains the council’s
approach to securing affordable housing. We recently consulted on a new Affordable Housing SPD
which once adopted will replace the 2008 SPD
• Sustainable Design and Construction Supplementary Planning Document (2009): this document explains
how new development should be designed and built so that it has a positive impact on the environment,
including energy, water use, pollution, waste, flood risk and biodiversity
• Sustainability Assessment Supplementary Planning Document (2009): this document explains what
information will be required to demonstrate the environmental impact of a development and how these
will be balanced with social and economic impacts
• Design and Access Statements Supplementary Planning Document (2007): this document explains how
to prepare design and access statements, which need to be submitted with most planning applications
• Heritage and Conservation Supplementary Planning Guidance (Draft 2002): this document explains the
approach taken to protecting and enhancing the borough’s areas of historic importance, listed buildings
and conservation areas
• Area action plans and supplementary planning documents relating to specific areas and sites. These
will identify more specific standards and guidance for housing in specific areas. The standards may be
different for each area. Applicants need to check the relevant area specific supplementary planning
document or area action plan. The areas covered by area action plans are: Peckham and Nunhead,
Aylesbury, and Canada Water. Area specific SPDs cover Bankside, Borough and London Bridge, Elephant
and Castle, Camberwell, and Dulwich. Please check our website for the most up-to-date area action
plans and area supplementary planning documents at: www.southwark.gov.uk/ldf

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1.3 Key considerations
This section covers some of the key considerations that applicants will have to consider when designing
proposals for general needs residential development with regard to strategic policies 5 and 7 of the Core
Strategy and saved policies 4.2 and 4.3 of the Southwark Plan. Applicants should also refer to other policies
and guidance in the development plan and the local development framework, including area action plans and
the London Plan, this SPD and other SPDs that are relevant to their development. Housing for specific user
groups is covered in section 4 of this SPD. We suggest you engage with our development management team
at an early stage to ensure the application complies with our policies and provides a high quality of design.

For all residential development does the development

• Fall within the appropriate residential density range?
• Meet the criteria of what is considered to be a development of exemplary design or of achieving high
quality living accommodation as set out in section 2.2 if the development is in an opportunity area or
action area core and above the maximum density range?
• Meet the minimum dwelling sizes and minimum room sizes set out in section 2.3 of this SPD?
• Meet lifetime homes as set out in section 2.9 of this SPD?
• Meet standards of privacy and outlook as set out in section 2.8 of this SPD?
• Meet standards of daylight and sunlight as set out in section 2.7 of this SPD?
• Have adequate levels of ventilation as set out in sections 2.5 and 2.7 of this SPD?
• Meet amenity space standards as set out in section 2.6 of this SPD?
• Is the development designed to be safe and secure as outlined in section 2.8 of this SPD?
• Limit the impact of pollution? Refer to the Sustainable Design and Construction SPD for more
information.

For major residential development (those over 10 units) does the development?
• Have at least 60% of units suitable for three or more occupants containing two or more bedrooms)?
• Include studio flats? If so are these limited to 5% of the total number of dwellings? Note that studio
flats are not considered suitable for affordable housing provision.
• Include a minimum of 10% of units that are suitable for wheelchair users in line with guidance set out
in section 2.10 of this SPD?
• Provide the minimum amount of family homes with direct access to private outdoor space as set out
in sections 2.3, 2.6, 3.1, 3.2 and 3.4?

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 Residential design standards October 2011

2. General principles applying to all

residential development
2.1 What do these standards apply to?
These standards apply to all residential development, including new dwellings, conversions, extensions and
alterations. Additional standards may also apply depending on the type of development and these are set
out in section 3. These standards are for general needs housing. Specialist housing is dealt with in section 4.

Where an application for planning permission will increase the total amount of development on a site to more
than 10 dwellings, the development will be considered as a major development and the standards within this
SPD and the Core Strategy and saved policies of the Southwark Plan relating to major developments will apply.
This will be the case for
• Sites that are artificially sub-divided. In these circumstances the proposals will be judged as to whether
or not a development makes the best use of land through the efficient use of land policy and by applying
appropriate density levels based on the context and character of the surrounding development and
public transport accessibility levels
• Phased development. In these circumstances where the development is clearly part of the first phase of a
larger development which is over 10 units, it will be considered as a major application and the residential
design standards for major developments will be applied. Where a phased development with planning
permission is subsequently amended and the total units are increased, the council will also apply the
residential design standards for major developments
• Additional units added through supplementary planning applications or a subsequent application on an
adjoining site or through a mixed use scheme. In these circumstances where there is an extant planning
permission and a fresh planning permission is submitted for a revised scheme taking the total units
above 10 units, the residential design standards for major applications will be applied.

The council will seek to ensure that proposals deliberately designed to circumvent the threshold of 10 units
will not be accepted.

2.2 Density Standards

Density is a measure of the amount of residential accommodation on a development site and is calculated by
dividing the number of habitable rooms in a development by the net area of the site (measured in sqm).

It is important that the appropriate amount of residential development occurs in appropriate places. Making
efficient use of land to provide new homes, jobs and services, without building on open space, is important.
The right level of density ensures efficient use of land without negative impacts on the environment. New
residential development must take into account the local character and context of the area so that it fits in
with its surroundings and does not have a negative impact on amenity and traffic. High quality landscaping
can help to mix a range of densities together.

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Strategic Policy 5 of the Core Strategy sets out density ranges for different zones in Southwark. The detailed
boundaries of the zones are shown on the proposals map. The density ranges are guides to the efficient use of
land in different areas based on the general character of the area and its accessibility to public transport. The
density ranges are set out in table 1. The Central Activities Zone and Urban Zone tend to be characterised by
flats, maisonettes and terraced housing. The Suburban Zones generally contains a more open character, with
larger gardens and houses rather than flats. Section 3 of this SPD contains further guidance specific to these
types of residential development.

Guidance on how to calculate density is set out in Appendix 2

Table 1 – Density standards

DENSITY ZONE HABITABLE ROOMS PER HECTARE

Central Activity Zone 650 to 1100 habitable rooms per hectare

Urban Zone 200 to 700 habitable rooms per hectare

Suburban Zone (North, Middle and South) 200 to 350 habitable rooms per hectare

Strategic Policy 5 states within the opportunity areas and action area cores the maximum densities may be
exceeded when developments are of an exemplary standard of design. For the development to be considered
as being of an exemplary standard of design applicants will be expected to demonstrate that their proposed
schemes exceed the residential design standards set out in this SPD, specifically they will be expected to
• Significantly exceed minimum floorspace standards
• Provide for bulk storage
• Include a predominance of dual aspect units in the development
• Exceed the minimum ceiling height of 2.3 metres required by the Building Regulations
• Have natural light and ventilation in kitchens and bathrooms
• Exceed amenity space standards
• Meet good sunlight and daylight standards
• Have excellent accessibility within dwellings including meeting Lifetime Homes standards
• Minimise corridor lengths by having an increased number of cores
• Minimise noise nuisance in flat developments by stacking floors so that bedrooms are above bedrooms,
lounges are above lounges etc
• Obtain Secured by Design certification
• Have exceptional environmental performance that exceeds the standards set out in the Sustainable
Design and Construction Supplementary Planning Document. This will include designing an energy
efficient development, using long lasting building materials and reducing water consumption. See the
Sustainable Design and Construction Supplementary Planning Document for further guidance.

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 Residential design standards October 2011

• Maximise the potential of the site as demonstrated in the applicant’s Design and Access Statement.
See the Design and Access Statements Supplementary Planning Document for further guidance.
• Make a positive contribution to local context, character and communities, including contributing to the
streetscape.

2.3 Different sized dwellings/dwelling mix

The Core Strategy, saved Southwark Plan and the London Plan require development to cater for the range
of housing needs in the area. This includes providing a mix of housing sizes and types for different sized
households. To identify housing need in the borough we commission a Housing Requirements Study roughly
every five years. We have also carried out a sub-regional strategic housing market assessment. These surveys
are carried out using assessment methods that comply with government guidance. The most recent studies
carried out were in 2009 and 2010. In terms of housing mix, the key findings of the studies were that
• There is a significant shortfall of housing in the borough
• There is a general need for more family housing in the borough across all tenures for larger sized
households.

Strategic Policy 7 of the Core Strategy sets out dwelling mix requirements for schemes of 10 or more units.
We also set out area specific requirements in the area action plans. These requirements are set out below
with guidance on the household sizes needing to be accommodated. The level of family housing we require
is based on the density of development and the ability of development to provide amenity space for families.
Major new and converted housing developments (developments of over 10 units) will need to cater for these
needs by providing a mix of self-contained dwelling types and sizes for different household sizes, as follows
• a minimum of 60% of dwellings suitable for three or more occupants (containing two or more bedrooms)
• a maximum of 5% of dwellings as studio flats
• minimum amount of dwellings suitable for at least five occupants (with a mix of 3, 4 or 5 bedrooms)
with directly accessible amenity space in line with the following:
- a minimum of 10% in Potters Field, London Bridge, Elephant and Castle opportunity area and
the north of Blackfriars Road
- a minimum of 20% in the urban density zone and the Central Activities Zone, except where
set out above
- a minimum of 30% of dwellings in the suburban density zone
• Other than studio flats which must be private, homes of all sizes should provide a mix of private, social
and intermediate housing.

The requirement for family homes is illustrated on Figure 1

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 Area action plan policies set out housing mix requirements for specific
areas. These are
• Aylesbury Action Area Core
- A maximum of 3% studios all in private tenure;
- at least 70% of dwellings to have two or more bedrooms;
- at least 20% of dwellings have three bedrooms;
- at least 7% of dwellings have four bedrooms; and
- at least 3% of dwellings have five or more bedrooms
• Canada Water Action Area Core
- a minimum of 20% of dwellings to have 3, 4 or 5
bedrooms (suitable for at least five occupants)
in the Canada Water action area core
• Peckham and Nunhead Action Area Core:
- We will consider whether we will vary the level of family
housing through the preferred options
consultation. In the meantime we will apply the
requirements for the urban and suburban
density zones, set out above.

Exceptions may be made where

• A scheme is designed to meet specific housing need such as
supported housing, as set out in section 4
• A mix of dwelling sizes would be inappropriate due to the location
of the site, its external environment or the limitations of the site i
itself. Applicants must justify why the appropriate dwelling mix
cannot be met. This should be justified through the applicant’s
Design and Access Statement.

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 Residential design standards October 2011

Figure 1 – Family Home Zones

(10 units or more)

As set out in the Core Area

policies for Canada Water,
Aylesbury, Peckham and
Nunhead Area Action Plans

(10 units or more)

Minimun 10% 3,4,5

bedrooms

(10 units or more)

Minimum 20% 3,4

or 5 bedrooms

(10 units or more)

Minimum 30% 3,4

or 5 bedrooms

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 2.4 Minimum floor and room areas for different
sized dwellings
Strategic Policy 7 of the Core Strategy highlights the importance of
ensuring that all new development is of a high quality with good living
conditions. Minimum floor area standards ensure an adequate amount
of space is provided in residential development to achieve a pleasant and
healthy living environment. This is also a priority for the Mayor, who,
through the London Plan and London Housing Design Guide, requires
minimum space standards in order to make new homes provide good
living conditions for different sized households.

We have adopted minimum floor area standards for Aylesbury within

the area action plan. For other areas we will apply the standards in this
SPD until replaced by area action plans and other development plan
documents.

Table 2 sets out the minimum overall dwelling sizes we expect all
development to meet. These are minimum standards which developers
are encouraged to exceed. They are in line with the requirements of the
London Plan and are based on the number of people expected to live in
a home. This means developers should state the number of occupiers a
home is designed to accommodate. Across a scheme, the mix of dwelling
types should cater for the full range of household sizes. We will assess this
using the average dwelling sizes set out in Table 2. These are minimum
floor areas and applicants should seek to provide larger floor areas in
developments where possible.

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 Residential design standards October 2011

Table 2: Minimum dwelling size standards

Development type Dwelling type (bedroom/persons) Essential GIA (sq m)

Flats Studios 36
1b2p 50
2b3p 61
2b4p 70
2b average 66
3b4p 74
3b5p 86
3b6p 95
3b average 85
4b5p 90
4b6p 99
4+b average 95
2 storey houses 2b4p 83
3b4p 87
3b5p 96
3b average 92
4b5p 100
4b6p 107
4+b average 104
3 storey houses 3b5p 102
4b5p 106
4b6p 113
4+b average 110
When designing homes for more than six persons developers should allow approximately 10 sq m
per extra person.

For the purposes of affordable housing calculations, habitable rooms exceeding 27.5 sqm will be counted as
two rooms. See the Affordable Housing Supplementary Planning Document for further information.

Table 3 sets out the minimum room areas for individual rooms. These must be met in addition to the minimum
dwelling sizes set out in Table 2. It is recommended that rooms are separated within a unit where possible,
particularly for social housing where there are frequently more people living in the dwelling. A larger room
size is required for open plan units to allow some separation within the room (especially between cooking and
living) and to allow more space as everyone in the dwelling will be using that same one room.

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Table 3: Minimum room areas in sqm

DWELLING SIZE STUDIO 1 BED 2 BED 3 BED 4 BED

Double bedroom 12 12 12 12

Single bedroom 7 7 7

Living room (where eating area is in the 16 17 18 19

lounge)

Kitchen (with eating area in the lounge) 6 7 8 8

Kitchen diner (eating area in the kitchen 9 11 11 12

diner)

Living room (where eating area is in the 13 13 15 15

kitchen diner)

Open plan development (where kitchen/ 24 27 30

diner is combined with the living room)

Bathroom/ wc (combined) 3.5 3.5 3.5 3.5 3.5

Storage floor area 1 1.25 1.75 2.25 2.75

For studio flats there needs to be sufficient separation between the cooking and sleeping areas.

See section 3.5 of this SPD for further information on the larger room sizes required for social rented affordable
housing.

All residential development needs to provide storage space to meet the likely needs and requirements of
potential occupiers. Table 3 sets out the minimum requirements for storage for each sized dwelling. Applicants
must ensure that there is storage space for the following:
• Refuse storage. Internal space for storage of waste should be provided within kitchens (in cupboards)
or close to kitchens in utility rooms or connected garages. This should have a minimum capacity of 30
litres and be able to store at least three bins for different types of waste. No bin should be smaller than
seven litres
• General household items such as vacuum cleaners in all dwellings and buggies in dwellings with two or
more bedrooms
• Food and kitchen storage, including space for electrical machines
• Storage for tools etc for household, garden or vehicle/bicycle maintenance, especially where no garage
is provided

In larger developments basements can provide additional capacity for storage and this should be considered.

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Building Regulations require a minimum headroom of 2.3 metres. Exceptions may be considered in circumstances
where the proposal is to convert an existing building into a flat, providing all the other appropriate residential
design standards in this SPD are met.

Habitable rooms in attics should have a minimum room height of 2.3 metres over at least half of the habitable
floor area. Any floor area where the ceiling height is less than 1.5 metres will not count towards the habitable
floorspace.

2.5 Internal Layout of Dwellings

The following requirements should be applied
• All habitable rooms should have access to natural daylight. Rooms should be designed to take advantage
of natural sunlight and ventilation, as set out in section 2.7
• Principal living rooms and bedrooms should not be served only by roof lights and should have vertical
windows for outlook
• All new residential development for general needs housing should be completely self-contained with
the living room, kitchen, bathroom, WC and bedrooms adequate in size for their intended use, in
accordance with the minimum standards set out in table 2 and 3
• Wherever practical all new dwellings should be provided with an entrance lobby or hall in order to
conserve energy and ensure that entry is not directly onto a flight of stairs
• Access to bedrooms and bathrooms should be from a circulation area (i.e. entrance hall or lobby) and
not solely off another room
• Kitchens may be located off living or dining rooms where means of escape in case of fire is satisfactory
• All bathrooms, WCs and kitchens should have adequate ventilation
• It is recommended that dwellings with two double bedrooms have a separate WC and bathroom.
Dwellings with three or more bedrooms should have a second WC with a hand wash basin
• All affordable dwellings with three or more bedrooms should have a kitchen that is separate from the
living room.

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2.6 Outdoor Amenity Space
All new residential development must provide an adequate amount of useable outdoor amenity space. The
nature and scale of the amenity space should be appropriate to the location of the development, its function
and the character of the area within which it is situated. For example development designed for families will
need to include private gardens and play areas whereas for 1 bed flats, balconies and more generic communal
areas may be more appropriate.

In most developments there should be a mixture of both private and communal amenity space. Private amenity
space is space specific for one dwelling and can be accessed only by the people living within that dwelling. It is
particularly important for family housing in order to provide a safe outdoor area for children to play in. It can
take the form of private gardens, balconies, terraces and roof gardens. Juliet balconies are not considered as
amenity space as they do not add useable space to the development. Access to private amenity space should
not be from the bedroom.

Communal amenity space is shared space for use by everyone within the development. It can take the form
of a communal garden or roof garden. All residents should have access to communal amenity space where it
is provided.

Section 3 sets out the specific outdoor amenity space requirements for different types of residential development.
These standards are in addition to the general standards set out in this section.

Where it is not possible to provide an adequate amount of outdoor amenity space in accordance with
section 3 of this SPD and the saved Southwark Plan policy 4.2, the applicant must justify why this cannot be
achieved through the Design and Access Statement. Where developments are within immediate proximity of
a substantial area of public open space, accessibility to the open space, combined with better outlook, may
justify less amenity space as part of the development. In these circumstances a planning contribution may
be required instead to provide off-site public amenity space (see the Section 106 Supplementary Planning
Document).

Planning applications should show the areas allocated to future residents for outdoor amenity space. Details
of access to and boundary treatments must also be provided with the planning application. It is important to
indicate the extent of private ownership (such as by walls, fences, railings, gates, signage, paving) to define
the boundary between public and private space.

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In calculating amenity space the following will not be counted

• Shared surfaces
• Driveways
• Vehicle parking areas or hard standing
• Cycle parking areas
• Footpaths
• Servicing areas
• Refuse storage areas.

The elements of amenity space to be included in the amenity space calculation will depend upon the design
and layout of the proposed development. Any exception to the above will need to be justified in the Design
and Access Statement.

2.7 Daylight and sunlight

Residential developments should maximise sunlight and daylight, both within the new development and to
neighbouring properties. Development should seek to minimise overshadowing or blocking of light to adjoining
properties. A lack of daylight can have negative impacts on health as well as making the development gloomy
and uninviting.

Maximising sunlight and daylight also helps to make a building energy efficient by reducing the need for electric
light and meeting some of the heating requirements through solar gain. The orientation of buildings can
maximise passive solar gain to keep buildings warm in winter and cool in summer. See the Design and Access
Statements Supplementary Planning Document and the Sustainable Design and Construction Supplementary
Planning Document for further information.

Developments should meet site layout requirements set out in the Building Research Establishment (BRE) Site
Layout for Daylight and Sunlight – A Guide to Good Practice (1991). In particular the following minimum tests
need to be applied to avoid the unacceptable loss of daylight and/or sunlight resulting from a development,
including new build, extensions and conversions.

Daylight and sunlight tests on the impact of the new development on neighbouring properties

Daylight tests
This test should be used where the proposed development faces the affected window of the neighbouring
property
1. Draw a line at 25 degrees upwards from the centre of the affected window;
2. If the proposed development is higher than this 25 degree line, there may be an unacceptable loss of
daylight to the affected window.

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This test should be used where the proposed development is at right
angles to the affected window of the neighbouring property
1. Draw a line at 45 degrees upwards from the centre of the affected
window;
2. Draw a line at 45 degrees sideways from the centre of the affected
window.
If the proposed development is both higher and wider than these 45
degree lines, there may be an unacceptable loss of daylight to the affected
window.

Sunlight tests
This test should be used where any part of the proposed development
lies to the south of the affected window of the neighbouring property,
between due east and due west
1. Draw a line at 25 degrees upwards from a point two metres above
ground level.
2. If the proposed development is higher than this 25 degree line,
there may be an unacceptable loss of sunlight to the affected
window.

Daylight and sunlight tests for adequate daylight and sunlight in

the new dwelling
Internal natural daylight tests to proposed residential development
All development must have acceptable natural daylight and ventilation to
all habitable rooms to the following standards
1. An area of glazing which is equivalent to at least 10% of the
internal floorspace of each habitable room must be provided.
2. An area of glazing that is capable of being opened, equivalent to at
least 5% of the internal floorspace of each habitable room must be
provided to allow adequate ventilation to each room.

For rooms below the external ground level

1. Draw a line at 30 degrees upwards from a point 2 metres above the
floor level of the room, and in front of the basement window.

If the street or garden outside is higher than this 30 degree line then there
is unlikely to be adequate natural daylight to the room and it is unlikely
to be acceptable.

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 Residential design standards October 2011

If the proposed development fails any of these tests, further investigation and evidence may be required in
order to assess whether an unacceptable loss of daylight and/or sunlight will occur. The evidence should be
prepared by a suitably qualified professional and must be in accordance with the BRE guidance. The cost of
any further investigation and evidence must be met by the applicant.

Additional tests
In addition to the BRE tests, to ensure that natural light and ventilation are maximised, all residential
developments should meet the following requirements
• At least one main wall with a window should face within 90 degrees of due south
• North facing gardens should be avoided
• Garages should be situated to the north of houses to maximise daylight and sunlight to the rest of the
dwelling
• Taller buildings should be sited to the north of the development, with low rise at the south to maximise
daylight and sunlight penetration to the development
• Where possible, living rooms should face the southern or western parts of the sky and kitchens towards
the north east
• In order to make the most of solar gain through passive solar energy the main solar collecting glazing
should face within 30 degrees of due south
• The council encourages dwellings to be dual aspect in terms of having multiple windows looking in more
than one direction. This allows more light into the dwelling and allows cross ventilation. Where dual
aspect cannot be provided for example in flat developments due to problems of overlooking neighbours,
the applicant must prove that the single aspect is of a standard not inferior to multiple aspects and that
a high quality of design is still achieved (through the Design and Access Statement). The Sustainable
Design and Construction SPD provides further guidance on locating windows away from busy roads and
railways to minimise noise and pollution to the development
• New development should not cause excessive overshadowing of existing communal amenity spaces or
neighbouring properties
• No new development should result in the complete loss of sunlight to an existing adjoining property.

2.8 Privacy and security

House and flat developments should be arranged to safeguard the amenity and privacy of occupiers and
neighbours. New development, extensions, alterations and conversions should not subject neighbours to
unacceptable noise disturbance, overlooking or loss of security. See the Sustainable Design and Construction
Supplementary Planning Document for further guidance on how to reduce disturbance from noise and the
specific standards which must be met.

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To prevent unnecessary problems of overlooking, loss of privacy and
disturbance, development should achieve the following distances
• A minimum distance of 12 metres at the front of the building and
any elevation that fronts onto a highway
• A minimum distance of 21 metres at the rear of the building.
Where these minimum distances cannot be met, applicants must provide
justification through the Design and Access Statement.

Developments should seek to improve community safety and crime

prevention. This may include designing developments so that open
spaces are overlooked by windows, avoiding dark secluded areas and
buildings face onto streets. This may include obtaining Secured by Design
certification. Council owned developments and developments carried
out by Registered Providers are required to obtain Secured by Design
certification.

2.9 Lifetime Homes

All new residential development should be built to Lifetime Homes
standards. Lifetime Homes are ordinary homes designed to accommodate
the changing needs of occupants throughout their lives. Habinteg
Housing Association’s Lifetime Homes standards are nationally recognised
standards to raise the standard of housing. Lifetime Homes are based
around meeting 16 design features. Ideally all 16 design features will be
met or exceeded, to reach Lifetime Homes standards to benefit everyone
and help residents remain in their communities. Where it is not possible
for all 16 features to be met due to site constraints, applicants should
provide details of which standards can not be met and justify the reasons
for each through their Design and Access Statement. Those standards
that can be achieved should still be met. The 16 Lifetime Homes features
are set out in the table 3. Should the Habinteg House Association update
the Lifetime Homes Standards after the adoption of this document, the
council will use the updated standards. The Lifetime Homes standards are
available from http://www.lifetimehomes.org.uk

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 Residential design standards October 2011

Lifetime Home Requirement Stated specifications and

feature dimensions to conform

1 Car Parking Where car parking is adjacent to The general parking space width of
the home, it should be capable 2400mm must have a grass verge or path
of enlargement to attain 3.3m 900mm wide running beside to enable the
width. hard landscaping to have an overall width
of 3300mm at a later date.

2 Access from Car The distance from the car A level approach is preferable. Where
Parking parking space to the home topography prevents this, a maximum
should be kept to a minimum gradient on an individual slope is
and should be level or gently permissible as follows
sloping. • 1:12 if the slope is less than 5m;
• 1:15 if it is between 5m – 10m;
• 1:20 where the slope is more than 10m.

There must be top, bottom and

intermediate 1200mm clear landings.
Paths should be a minimum 900mm wide.

3 Approach The approach to all entrances The specification for Criterion 2 gives the
should be level or gently sloping. definition of gently sloping.

4 External Entrances All entrances should be The threshold upstand should not exceed
illuminated, have level access 15mm.
over the threshold and have a
covered main entrance.

5 Communal Stairs Communal stairs should provide Communal stairs

easy access and, where homes Uniform rise not more than 170mm,
are reached by a lift, it should be uniform going not less than 250mm.
fully accessible. Handrails extend 300mm beyond top and
bottom step, handrail height 900mm from
each nosing.

Lifts
Clear landing entrances minimum 1500mm
x 1500mm
Minimum internal dimensions 1100mm x
1400mm
Controls between 900 – 1200mm from
floor and 400mm from the lift’s internal
front wall.

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 Lifetime Home Requirement Stated specifications and
feature dimensions to conform
6 Doorways & Hallways The width of internal doorways Front door
and hallways should conform Clear opening width of 800mm, with a
to Part M, except that when the 300 nib to the side of the leading edge.
approach is not head on and the
hallway width is 900mm, the Internal + Back doors
clear opening width should be Clear opening width of 750mm / corridor
900mm rather than 800mm. or passageway width 900mm if the
There should be 300mm nib approach is head-on or 1200mm when the
or wall space to the side of the approach in not head-on, clear opening
leading edge of the doors on width 775mm / corridor 1050mm when
entrance level. the approach is not head on, 900mm /
900mm corridor when the approach is not
head on.

Doors on the entrance level should have a

300mm nib to the leading edge.

7 Wheelchair Accessibility There should be space for A turning circle of 1500mm or a turning
turning a wheelchair in dining ellipse of 1700mm x 1400mm is required
areas and living rooms and in living rooms and dining areas.
adequate circulation space for
wheelchairs elsewhere.

8 Living Room The living room should be at Living room at entrance level.
entrance level.

9 Two or more storey In houses of two or more A space on the entrance level that could
requirements storeys, there should be space on conveniently be used as a bed-space.
the entrance level that could be
used as a convenient bed space.

10 WC In houses with three bedrooms The drainage for the future shower should
or more there should be a be provided in all dwellings.
wheelchair accessible toilet at For dwellings with 3 or more bedrooms
entrance level with drainage or on one level, the WC must be fully
provision enabling a shower accessible. A wheelchair user should be
to be fitted in the future. In able to close the door from within and
houses with two bedrooms the achieve side transfer from a wheelchair
downstairs toilet should conform to one side of the WC. There must be
at least to Part M. 1100mm clear space to the front of the
bowl. The shower provision must be within
the closet or adjacent to the WC.

A Part M WC is adequate for dwellings on

2 or more storeys with 1 or 2 bedrooms.

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 Residential design standards October 2011

Lifetime Home Requirement Stated specifications and

feature dimensions to conform
11 Bathroom & WC Walls Walls in the bathroom and WC Wall reinforcements (if required) should be
should be capable of taking located between 300 and 1500mm from
adaptations such as handrails. the floor.

12 Lift Capability The design should incorporate There must be a minimum of 900mm
provision for a future stair lift clear distance between the stair wall (on
and a suitably identified space which the stair lift would normally be fixed)
for a through the floor lift from and the edge of the opposite handrail/
the ground floor to the first balustrade.
floor, for example to a bedroom
next to the bathroom. Unobstructed ‘landings’ are needed at the
top and bottom of the stairs

13 Main Bedroom The design and specification Technological advances in hoist design
should provide a reasonable mean that a straight run is no longer
route for a potential hoist from a required.
main bedroom to the bathroom.

14 Bathroom Layout The bathroom should be Although there is not a requirement for a
designed for ease of access to turning circle in bathrooms, sufficient space
the bath, WC & wash basin. should be provided so that a wheelchair
user can conveniently use the bathroom
and gain side access to the WC.

15 Window Specification Living room window glazing People should be able to see out of the
should begin no higher than window whilst seated. Wheelchair users
800mm from the floor level should be able to operate at least one
and windows should be easy to window in each room.
open/operate.

16 Fixtures & Fittings Switches, sockets, ventilation This applies to all rooms, including the
and service controls should be kitchen and bathroom
at a height usable by all (i.e.
between 450 and 1200mm from
the floor).

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2.10 Wheelchair housing
Lifetime Homes are suitable for many older people and the vast majority of disabled people but they are not
designed to meet the additional spatial requirements for wheelchair users. There remains a shortage of housing
suitable for wheelchair users across London and wheelchair housing has been identified as a key housing need
in Southwark. The London Plan and the saved Southwark Plan policy 4.3 require at least 10% habitable rooms
or units of major new residential development (10 units or more) to be designed to be wheelchair accessible.

Wheelchair housing in affordable housing schemes

The greatest need is for more affordable wheelchair housing. To incentivise the development of such units,
for every affordable housing unit which complies with the wheelchair design standards, one less affordable
habitable room will be required than otherwise stated in Strategic Policy 6 of the Core Strategy.

The London Borough of Greenwich has developed the ‘Greenwich Standard’, known as the South East
London Housing Partnership Wheelchair Housing Design Guidelines, which is a nationally recognised best
practice standard for wheelchair housing. It incorporates and builds on the nationally recognised Habinteg
Wheelchair Housing Design Guide and the Housing Corporation’s Scheme Development Standards. This SPD
adopts the South East London Housing Partnership Wheelchair Housing Design Guidelines to be used as
Southwark’s guidelines for wheelchair design guidelines. New developments must meet this standard unless
site constraints such as topography prevent the standard from being met. Where this is the case the council
will require justification as to why the standard cannot be met. The standard covers the following 15 areas
1. Moving around outside
2. Using outdoor space
3. Approaching the home
4. Negotiating the entrance door
5. Entering and leaving, dealing with callers
6. Negotiating the secondary door
7. Moving around inside/storing things
8. Moving between levels
9. Using living spaces
10. Using the kitchen
11. Using the bathroom and shower room
12. Using bedrooms
13. Operating doors
14. Operating windows
15. Controlling services.

Appendix A of this SPD shows the link to the most up-to-date wheelchair standard

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 Residential design standards October 2011

3. Standards specific to certain types of

residential development in addition to the
general standards
These standards apply in addition to the general standards set out in section 2 and relate to different types of
residential development.

3.1 New houses

(Detached, semi-detached and terrace)

Outdoor amenity space

New housing must provide private amenity space. The majority of space should be located at the rear of the
property and should not be overlooked from public areas nor should it adversely affect the privacy and amenity
of neighbours. New housing should provide
• A minimum of 50 sqm private garden space. The garden should be at least 10m in length
• The private garden should extend across the entire width of the dwelling
• Measures to secure safety and security of habitable rooms on the ground floor.

3.2 New flat developments

Outdoor amenity space

All flat developments must provide some form of outdoor amenity space. This must include communal
amenity space and where possible private amenity space.

All flat developments must meet the following minimum standards and seek to exceed these where possible
• 50 sqm communal amenity space per development
• For units containing three or more bedrooms, 10 sqm of private amenity space
• For units containing two or less bedrooms, 10 sqm of private amenity space should ideally be provided.
Where it is not possible to provide 10 sqm of private amenity space, as much space as possible should be
provided as private amenity space, with the remaining amount added towards the communal amenity
space requirement. For example, if a private balcony of 3 sqm can be provided, 7 sqm should be added
onto the communal amenity space
• Balconies, terraces and roof gardens must be a minimum of 3 sqm to count towards private amenity
space.

All amenity space must be intrinsic to the design of the development. Care must be taken so that private
amenity space such as roof terraces and balconies does not adversely affect neighbouring residents’ privacy
or sunlight. Roof gardens should be located appropriately to avoid problems of overlooking. Screens and
landscaping can be used to help overcome problems of overlooking. Wherever possible larger units should be
provided at ground level, to ensure access to private amenity space. Units designed as family units should be
provided at the ground level. This enables children to have direct access to outdoor amenity space and reduces
potential access problems of carrying children or push chairs up flights of stairs.

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Applications with family units away from the ground floor should provide justification through the Design
and Access Statement of how families benefit from access to good quality amenity space and that families
continue to have access to private space and play areas.

Communal amenity areas should meet the following standards

• They should be located towards the rear of the property or as an inner courtyard
• They must be designed appropriately to be used by all the residents
• Dwellings within the development should overlook the amenity space to increase passive surveillance
and make the amenity space a safe place for residents to use
• All units in the development must have access to the communal amenity area.

In addition to the communal amenity space requirements, children’s play areas should be provided in all new
flat developments containing the potential for 10 or more child bed spaces. This is a requirement from London
Plan Policy 3.6 and the Mayor’s Supplementary Planning Guidance on Providing for Children and Young
People’s Play and Informal Recreation. This is calculated on the basis that:

For private and intermediate housing

• 2 bedroom houses or flats create 0.11 child bed spaces per unit
• 3 bedroom houses or flats create 0.42 child bed spaces per unit
• 4 bedroom houses or flats create 0.98 child bed spaces per unit.

For social for rent housing

• 2 bedroom houses or flats create 0.40 child bed spaces per unit
• 3 bedroom houses or flats create 1.88 child bed spaces per unit
• 4 bedroom houses or flats create 1.9 child bed spaces per unit.

A minimum of 10 sqm of play space per child bedspace should be provided within the development. Play
areas should be overlooked by nearby housing. A management and maintenance scheme of the play area
is required to be provided by the applicant establishing the management and maintenance regime for the
children’s play area.

3.3 Conversions
Permission will not be granted for the conversion of a single dwelling house of 130 sqm or less original net
internal floorspace into 2 or more dwelling units. This is to protect small family homes with gardens for which
there is a known need in the borough. Net internal floorspace excludes space that cannot be used, such as
internal walls, under stairs and chimneys as well as all shared spaces within developments such as shared
corridors, lobbies and stairwells.

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 Residential design standards October 2011

Outdoor amenity space

Proposals for conversions should meet the amenity space requirements
set out in sections 2.6, 3.1 and 3.2 for all developments (housing and flat
developments).

Daylight and sunlight

Basements and roof spaces (lofts/attics) with poor access to natural light
and ventilation should not be made into separate units but should be
combined with the adjoining floor as part of a maisonette or duplex flat.
There needs to be adequate natural light.

3.4 Extensions to existing residential dwellings

The General Permitted Development Order sets out the types of
development for which planning permission is not required. This is called
permitted development rights. Planning permission is not required for
many alterations and small extensions to single family houses. However,
purpose built flats and houses converted into flats have no permitted
development rights and planning permission is always required. The
Government’s free booklet “Planning: A Guide for Householders” is
available from www.communities.gov.uk or from Southwark Council’s
development management team on 020 7525 5438.

Outdoor amenity space

• Any extension should not reduce the outdoor amenity space
associated with the dwelling to less than half of its original size
and the remaining amenity space must be at least the minimum
standards set out in sections 2.6, 3.1, 3.2, 3.3 and 3.4
• Extensions should not adversely affect the privacy or amenity of
neighbours and adjoining occupiers.

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Design and appearance
All extensions should
• Harmonise with the scale and architectural style of the original building
• Harmonise with the character of the area, including respecting the historic pattern of the surrounding
area
• Be successfully integrated with their surroundings. The extension should read as if it were part of
the original dwelling. Where a different approach is taken, the design and composition should be
successful. It should retain or restore existing features that are important elements in the townscape or
that contribute to the architectural integrity of proportions of a building or group of buildings
• Not unacceptably affect the amenity of neighbouring properties. This includes privacy, outlook, daylight
and sunlight
• Not be of a size or scale that would visually dominate neighbouring properties
• Be subordinate to the original building. The extension should play a “supporting role” to the original
dwelling in terms of location, form and scale. Any extension should not dominate the original building
and should be set back from the principal elevations
• Not compromise any rooms in the existing house. No habitable room should become completely internal
without a window
• Use materials that match those in the original house and the surrounding areas. Windows and doors
should be of a similar pattern and align with existing windows and door openings where possible.

In some circumstances a contrasting modern design can be successful. Applicants are strongly encouraged to
discuss this with planning officers.

When adding additional floors to existing dwellings, rooms should be vertically stacked to minimise noise
disturbance between floors or flats e.g. bedroom above bedroom, lounge above lounge. Developments should
also have adequate sound-proofing.

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 Residential design standards October 2011

Rear extensions
Rear extensions are often the most practical and appropriate way to
extend a dwelling. However, if poorly designed they can have a negative
impact on the property or neighbouring properties especially in terms of
outlook, daylight and sunlight.

They should
• Generally, for most smaller terraced and semi-detached houses,
be limited to a single-storey in height and must respect existing
building heights.
• The eave level and ridge level must be no higher than the highest
part of the roof
• 3 metres is usually the maximum depth that can be added without
harm to neighbours and preventing a feeling of enclosure
• Should not exceed 3 metres in height to prevent a feeling of
enclosure
• Respect the design and windows features of the host building.

If the existing garden is already only a minimum size as set out in section
3.1 and 3.2, a rear extension will probably not be suitable for the property.

29 29
Conservatories
Conservatories are generally rear extensions and the
above guidance should be applied to these. In addition,
conservatories should be
• To rear or side of the dwelling
• A separate room from the main dwelling so that
they can be closed off
• At ground or basement level.

Side extensions
Side extensions should
• Be subsidiary to the main building
• If the side extension is proposed to be more than
single storey, the upper floor should be set back
from the side building line
• Have roofs that match those of existing buildings
in terms of roof shapes and pitches
• Avoid the infilling of gaps between properties,
where this is an important townscape feature.

Front extensions
Front extensions are rarely acceptable due to their
impact on the appearance of the building and
townscape. Applicants are strongly encouraged to
seek the advice of a planning officer if designing front
extensions.

Roof Extensions
Roof design is very important as it will determine the overall shape of an extension.

Roof extensions will not be permitted in the following circumstances

• Where additional floors in any form would harm the architectural integrity of a building or the unity of
a group
• Where roof extensions cut through ridge or hip lines
• On buildings which are the same height or significantly higher than their neighbours, especially those
which have been extended in the past
• On buildings and in terraces which are completed compositions or which have existing mansards or roof
storeys
• Where the varied skyline of a terrace or group of buildings is of interest and should be maintained
• Where the building has roofline features which were designed to be seen against the sky

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 Residential design standards October 2011

• Where it would unbalance the proportions of

the building
• Where there is an unbroken run of butterfly
roofs
• Where the roofline is exposed to long views
from public spaces and a roof extension in any
form would have a detrimental impact on that
view
• Where important historic roof forms would be
lost
• No roof extensions above the height of the
ridge of the main roof.

Roof extensions and alterations should

• Be pitched rather than flat as they are more
efficient with rainwater and usually easier to
integrate its design
• Be similar to that on adjoining properties
• Preserve the characteristic features of the roof
such as chimney stacks and chimney pots
• Preserve the external expression of party and
rear walls and variations of roof line and pitch
• Roof lights set into the roof slope are favoured
over dormer windows where possible.
• Roof lights should be fitted flush (parallel) with
the roof to avoid clutter on the front of the
building
• There should be a maximum of two roof lights
to front roof slope
• In conservation areas, roof lights need to be in
keeping.

Roof window extensions

• Dormer window extensions should normally be confined to the rear elevation of dwellings with pitched
roofs. They should be only at the rear of the dwelling. Dormer windows would only be allowed at the
front of a dwelling if they are an established part of the streetscape or they would have no impact on
the streetscape
• Dormer windows should generally be set down from the ridge of the main house, in from either side of
the roof slope and in from the eaves

31
• Dormer window extensions should not dominate the rear elevation of the property. They should be
designed to sit well within the original roof slope remaining around the whole dormer. As a minimum
they should be set up 0.5 metres from the gutterline and set 0.5 metres down from the ridge
• Dormer windows should not normally be wider than they are high nor should they occupy more than
20% of the area of the roof.

We encourage the installation of green and brown roofs and walls. Green and brown roofs and walls are
‘living’ roofs and walls that can benefit the environment by enhancing biodiversity and reducing flood risks
whilst providing a high standard of insulation. See the Sustainable Design and Construction SPD for further
information on green roofs.

Conservation Areas and Listed Buildings

Guidance within this section on conservation areas and listed buildings is in addition to the guidance in the
rest of this SPD. Residential development within conservation areas and on listed buildings requires additional
guidance to ensure conservation of the historic environment, as set out in saved policies within the Southwark
Plan.

Applications for extensions to listed buildings or within conservation areas are also required to submit a Design
and Access Statement. See the Design and Access Statements SPD for more information on what needs to
be included in a design and access statement.Some properties within the borough are covered by an Article
4 direction, made under the Town and Country Planning General Development Order 1988 (as amended)
in order to control development where the character of an area of acknowledged importance would be
threatened. Article 4 direction removes permitted development rights to undertake certain works without
planning permission.

Within Conservation Areas development should preserve or enhance the character or appearance of the area.
Proposed development on listed buildings should preserve the building and its features of special architectural
or historic interest. Planning permission may be required for alterations and extensions which would not be
required outside of conservation areas and listed buildings. In particular, there are no permitted development
rights for roof alterations in conservation areas, and planning permission is always required. Listed buildings
and Conservation Areas may also need Listed Building Consent and Conservation Area Consent respectively.
Development must not comprise the historic and architectural integrity of the buildings. Special consideration
should be given to the following design matters:
• Established character
• Appearance
• Materials
• Boundary details
• Streetscene
• Significant trees.

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 Residential design standards October 2011

Extensions and alterations within conservation areas need to

• Respect the context of the Conservation Area, having regard to the
content of Conservation Area Appraisals
• Use high quality materials that complement and enhance the
conservation area
• Do not involve the loss of existing traditional features of interest
which make a positive contribution to the character or appearance
of the conservation area
• Do not introduce design details or features that are out of character
with the area such as the use of windows and doors made of
aluminium, uPVC or any other non-traditional material.

Extensions and alterations to listed buildings need to ensure that

• There is no loss of important historic fabric
• The development is not detrimental to the special architectural or
historical interest of the building
• The development relates sensitively and respects the period, style-
detailing and context of the listed building
• Existing detailing and important late additional features of the
buildings are preserved, repaired or, if missing, replaced.

Complete loss of a front garden will not be permitted in Conservation

Areas or a Listed Building. Front gardens should be consistent with the
building line of adjoining buildings and townscape features.

3.5 Affordable Housing

Design of affordable housing

The same minimum design considerations will be applied to the affordable
housing as to the open market housing. Where affordable housing is
required in residential development the affordable housing must be
integrated with market housing in terms of access and design as far as
is practical. Failure to do so goes against the principle of creating mixed
and balanced communities and reinforces social exclusion.

It is recognised that management and maintenance issues associated

with the affordable housing may impact on the level of integration
that can be achieved whilst still ensuring affordability, particularly in flat
developments. These issues will be considered in the determination of
planning applications.

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The physical integration of affordable housing among market housing, or ‘pepper-potting’ can cause difficulties
in terms of the affordability of service charges, which may result in the units no longer being considered
affordable as costs are taken into account when assessing the level of affordability. Where ‘pepper-potting’
can not be designed in a way to reduce the potential for high service charges in the affordable housing, it
will be discouraged. It is sometimes easier to manage housing that is grouped together, for example in flat
developments it is often more practical to integrate affordable housing by vertically grouping market and
affordable housing to ensure that service charges are kept at affordable rates. However, this does not mean
that there should be a marked difference in the quality and design of the affordable units.

Applicants are strongly encouraged to work closely with a partner Housing Association or Registered Provider
to employ their skills and experience at an early stage of design to ensure that future effective management
and maintenance of the affordable scheme can be properly considered and that the design of the development
is cost efficient.

In addition to the standards set out in this SPD, it is recommended that all affordable housing is designed to
meet the design and sustainability standards set out by the Homes and Communities Agency (HCA). From
April 2011, all London-based schemes receiving HCA funding are expected to meet the standards in the
Mayor’s Interim London Housing Design Guide. The HCA have published an interim framework for how they
will apply the Mayor’s standards (refer to Appendix 3 for the website addresses). A final design standards
framework will be published by April 2012.

3.6 Other alterations to dwellings and gardens

Alterations to the External Appearance

Alterations to the exterior finish of dwellings should respect the character of the building and townscape and
retain original features wherever possible. New windows and doors should match existing or in the case of
older buildings, original design, and be in proportion to the design of the building.

Garden structures and fences

Proposals must consider location of garden buildings such as sheds and greenhouses so that they minimise the
impact on neighbouring properties. Garden buildings should be located to the rear of properties. The building
materials used must respect the existing buildings and the overall character of the area. Garden buildings
should minimise any impact on trees.

Front gardens, walls, fencing and railings should be sympathetic to the character of the building and garden
and normally no higher than 1 metre. Original railings should be retained where possible. In general, rear
garden walls and fences should not exceed 2 metres to protect views and daylight.

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 Residential design standards October 2011

Porches
Porches should be in proportion to the size and character of the dwelling.
Porches should meet design requirements for extensions, as set out in
section 3.4. They should take into account the most appropriate position,
size, shape and height to complement existing buildings and harmonise
with the architectural style. They should not project beyond a bay
window. Floorspace of the porch should not exceed 2 sqm.

Satellite dishes
Satellite dishes can be visually obtrusive. They should be located at the
rear of the property and where they cannot be seen from the street and
cannot be seen against the sky. They should be positioned where their
visual impact on the appearance of the building is minimal. Suitable
sites could include within concealed roof slopes, on rear extensions or
elevations, behind chimney stacks, on back ends of garages or in the
garden. Satellite dishes will not be permitted on the front elevations of
buildings within conservation areas or on listed buildings.

Satellite dishes should be

• As small in size and as few in number as possible
• Shared by as many users as is feasible to avoid clutter. In most cases
only one satellite dish per building will be approved. Communal
telecommunications must be provided for all major developments.
• Located as unobtrusively as possible
• Of a colour and design to blend in with their background
• Located so as not to interfere with doors or windows of neighbouring
properties
• Removed as soon as they become obsolete.

3.7 Living above shops and other commercial

properties
The upper storeys of shops and other commercial buildings offer
opportunity for residential development. Living above shops and
commercial buildings can increase the vitality of an area and provide
surveillance outside of normal business hours. Encouraging more people
to live in town and local centres increases the viability of centres and
reduces the need to travel by car as centres have good transport links and
there are increased opportunities for walking and cycling.

35
The council supports the retention or conversion of floorspace above
shops for residential uses to provide additional and varied housing choice.

The following points must be considered when assessing an application

for living above shops or commercial properties
• The amenity of residents and occupiers, or of the surrounding area
• Sound proofing measures for the residential units.

Saved Policy 3.2 of the Southwark Plan protects the amenity of residents
and occupiers including disturbance from noise. The Sustainable Design
and Construction SPD provides further guidance and requirements on
how to reduce disturbance from noise.

3.8 Infill development

Infill development occurs where there is redevelopment of sites located
between existing property frontages, and where any new buildings should
normally continue the lines of existing development to each side.

The proposal needs to show how the proposed housing responds to the
site and its surroundings. The building alignment, design and massing
needs to be within the context of existing neighbouring properties. The
height and scale of neighbouring properties must also be respected.

3.9 Backland development

Backland development sites are those located predominantly to the
rear of existing dwellings. Development on such sites includes garden
buildings such as sheds and greenhouses, and new residential units (also
refer to section 3.6 above). Backland development predominantly occurs
in the gardens of the surrounding houses but can also occur in garage
courts and located between two streets.

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 Residential design standards October 2011

Backland development, particularly for new residential units, can have a

significant impact on amenity, neighbouring properties and the character
of an area. To minimise impact on the surrounding area and neighbouring
amenity, proposals for backland development need to consider the
following:
• Development must not be more intensive than the existing
development on the adjoining street frontage. Frequently backland
development is single storey so as not to impose on the surrounding
area. Backland development should echo the characteristics of
existing neighbours
• The degree of overlooking to neighbouring gardens must be
minimised
• Spacing between facing windows of habitable rooms. There
should be no windows on the boundary between the backland
development and existing properties to protect neighbours’ privacy
• As far as possible the orientation of backland development should
relate to that of the existing surrounding buildings i.e. dwelling
backs facing dwelling backs and fronts facing fronts. Windows
should look into the proposal site, rather than outwards where
possible
• Possible noise nuisance
• Possible vehicular fumes
• Impact on natural habitat including trees, vegetation and wildlife
• Backland development must integrate with existing landscape
features
• Access to the new backland development including vehicular,
pedestrian and cyclists. It must be of adequate width to allow
vehicular access to the development site as appropriate. This
includes access for servicing and emergency services
• There must be space within the backland development for refuse
storage and access for collection of the refuse
• Maximising security and surveillance through design.

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3.10 Mixed–use development
Housing may be provided as part of a mixed use development. This is
most likely in local policy areas, town centres, main road frontages and
on major development sites. It can bring vitality and viability to an area
by reducing the need to travel between different activities and improve
safety and security by improving surveillance outside of normal business
areas. Mixed use development can also assist in making the best use of
scarce land by utilising the airspace above commercial buildings.

All mixed use development should

• Be of a high quality design
• Ensure that the residential and other land uses are appropriately
separated to ensure the amenity of all occupiers of the site. There
should be separate entrances and separate waste and recycling
storage provision
• Comply with the standards within this SPD for residential flat
development.

3.11 Live-work units

Live-work units are properties specifically designed for dual use, combining
both residential and employment space.

Live-work units offer environmental benefits such as reducing the need

to travel to work. However there must be a clear definition between the
two types of use.

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 Residential design standards October 2011

4. Housing meeting specific needs

4.1 Housing meeting specific needs

In addition to general needs housing, there are a number of other housing types that cater for the specific
needs of certain members of the community such as the elderly, people with mental or physical disabilities,
young people and students. These types of housing include
• Sheltered housing
• Supported housing
• Student accommodation.

These specialist housing types can be both self-contained, such as flats, and non self-contained, such as
hostels, houses in multiple occupation and cluster flats. In non self-contained accommodation facilities such
as kitchens, bathrooms and lounges are usually shared.

In most cases these types of housing are designed to meet the specific needs of the user group they are
intended to accommodate and therefore do not meet general needs housing because they are not necessarily
permanent housing and are only available to a specific user group. For these reasons general policy requirements
relating to housing mix and affordable housing will not normally be applied to most of these types of housing
However, as required by Core Strategy strategic policy 8, affordable housing requirements are applied to
student developments. More guidance is set out in the Affordable housing SPD.

Although our Housing Requirement Study and Strategic Housing Market Assessment do not identify a specific
for these types of housing, it is recognised that new developments may be required for certain user groups
if a local need arises. To ensure that housing for specific needs does not prejudice opportunities for general
needs housing (both market and affordable housing), applicants will be required to demonstrate that there is
a local need for such housing. In addition applicants will be asked to provide information on their experience
of delivering and managing high quality schemes of the relevant type of specialist housing.

All schemes for specialist housing should be designed and constructed to accommodate the specific
requirements of the intended residents. Where possible, schemes should also be designed to be easily adapted
to general needs housing in the event they become surplus to requirements.

Applicants are strongly encouraged to discuss proposals for housing for specific user groups at an early stage
with both our planning and housing officers.

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4.2 Sheltered Housing and Supported Housing
Sheltered housing and supported housing give people with specific needs the opportunity to live
independently or with a degree of independence in a safe and secure environment, including
• people with physical disabilities
• older people with extra care needs and those who need support to manage their own homes
• people with mental health needs
• people with learning disabilities
• people leaving care and those setting up in new tenancies
• people with alcohol and/or substance misuse problems
• people fleeing domestic violence
• homeless people in temporary accommodation
• people at risk of offending
• people with HIV or AIDS.

Sheltered and supported housing can be in the form of hostels, residential care and nursing homes.
Accommodation can be temporary or permanent and is usually in the form of small self-contained flats or
non-self contained accommodation in the form of single rooms in a complex, with shared facilities.

Applications for special needs housing should meet the following minimum standards
• Self contained flats or studio rooms with their own bathrooms and fitted kitchens should meet the
minimum standards set out in Table 2
• Single rooms should provide a minimum size of 7.5 sq m
• Laundry facilities should be located on site and be accessible to all residents
• A communal lounge of an appropriate size should be provided that is accessible to all residents
• Communal gardens should be provided at a minimum of 50 sqm plus an additional 6.5sqm per person.
Details of the maintenance arrangements of communal gardens should be included with the application
• One guest room should be provided per 20 residents. The guest room should include a washbasin
• Details of long-term management and maintenance arrangements together with details of safety and
security measures should also be submitted with the application including supervision arrangements and
intercom and alarm systems
• All habitable rooms should have access to natural daylight. Rooms should be designed to take advantage
of natural sunlight and ventilation, as set out in section 2.7
• All bathrooms, WCs and kitchens should have adequate ventilation
• Internal space for storage of waste should be provided within kitchens (in cupboards) and should have
a minimum capacity of 30 litres and be able to store at least three bins for different types of waste. No
bin should be smaller than seven litres.

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4.3 Student housing

Student housing can be in the form of halls of residence, cluster flats or self- contained units. To ensure
that the appropriate levels of student accommodation are supplied in the borough without prejudicing the
development of general needs housing, planning applications for student accommodation will have to be
accompanied with evidence that there is an identified need for this type of housing, including
• A letter from a recognised educational establishment
• Confirmation that the accommodation will be affordable to the identified user group
• Details of security arrangements
• Details of the long-term management and maintenance arrangements of the student accommodation.

Core Strategy policy 8 sets out that all student accommodation should be located in town centres and areas
that are easily accessible to public transport services, providing that these do not harm the local character. It
also requires 35% of student developments as affordable housing. The Affordable Housing SPD sets out more
detail guidance on implementing this policy.

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Appendix 1

Wheelchair Design Standards

See appendix 1 of the following link for the council’s wheelchair design standards. We will keep this updated
with the latest published standards.

http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/rdsspd.
html

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 Residential design standards October 2011

Appendix 2

Calculating density
There are three density standards for residential development within Southwark which are based on the
general character of the area and its accessibility by public transport. The three areas of Central Activities Zone,
Urban Zone and Suburban Zones (North, Middle and South) lie in broad bands across the borough. Density
may vary at discrete locations in opportunity areas and action area cores. These zones reflect the Density
Location and Parking Matrix in the London Plan.

A2.1 Central activities zone

This density applies to the area within the Central Area Activities Zone as defined in the London Plan and on
the Proposals Map. This area has excellent public transport accessibility, and is already characterised by larger
scale development.

Within this zone, developments should achieve densities of 650 to 1100 habitable rooms per hectare.
Development could typically be 6 to 8 storeys high, however there will be sites where taller buildings are
appropriate. The type of development will usually be flats, and will often be part of a mix of uses.

Within this zone, it is particularly important to find imaginative ways to provide amenity space for residents.
Roof terraces, winter gardens, atria, decked gardens over car parking and generous balconies should be
integrated into the overall design where appropriate.

A2.2 Urban zone

The Urban Zone includes the majority of the borough. The zone is characterised by lower-scale development,
often with an established grain of Victorian and Edwardian terraces, broken up by post-war estates, town
centres and some newer housing development.

Within this zone, developments should achieve densities of 200 to 700 habitable rooms per hectare.

It is important that the design and scale of development within this zone responds positively to the local
context. Appropriate density ranges are related to location, setting in terms of existing building form and
massing, and the index of public transport accessibility. In many cases the most efficient development of a
site will be flats, maisonettes and terraced houses rather than semi-detached, detached or linked houses with
gardens. In these developments, larger units should be provided at ground floor level wherever possible, to
ensure access to private outdoor amenity space. Alternatively, where there is commercial development on
the ground floor, access to private outdoor amenity space should be provided above it at first floor level.
Imaginative solutions should be found to provide outdoor amenity space for all residents, including those
outlined in the Central Activities Zone above. In addition, loft spaces should be used, wherever possible, to
increase the amount of internal residential floorspace.

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A2.3 Suburban zone
Housing within this zone should retain a more open character, with larger gardens often associated with
houses rather than flats. Within this zone, developments should achieve densities of 200 - 350 habitable
rooms per hectare.

A2.4 Opportunity areas and action area cores

As well as the three main density zonings, we have been identified opportunity areas and action area cores.
These are areas that have better access to public transport, significant potential for new development and
investment, and a mixed use character including retail development. These are at Bankside, Borough and
London Bridge, Elephant and Castle, Canada Water, Aylesbury and Peckham and Nunhead.

Within these areas, densities may exceed those for the Urban Zone on some sites where the increased scale
of development is appropriate in terms of design and amenity. Where the Urban Zone densities are exceeded,
the development must provide
• An exemplary standard of design, with an excellent standard of living accommodation; and
• A significant contribution to environmental improvements in the area, particularly relating to
public transport/cycle/pedestrian movement, safety and security and public realm improvements.

A.2.5 Density calculations

The following guidance advises how densities should be calculated, both for residential developments, and
also mixed use developments that include an element of residential
i. For residential-only development, density is the number of habitable rooms divided by the site area.
Summary Calculation:
D = HR/Ha
(Density = Habitable rooms per Hectare);

ii. For mixed-use development where the majority of floorspace is residential the calculation should be:
The non-residential floorspace, divided by 27.5sqm, plus;
The number of residential habitable rooms;
All divided by the site area.

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 Residential design standards October 2011

Summary calculations
(D = (NRsqm/27.5) + HR/Ha);
(Density = Non-Res floorspace divided by 27.5sqm, plus the number of
residential Habitable rooms, all divided by size in hectares).
27.5sqm is the average area required to create one habitable room,
including shared circulation space, and non-habitable rooms.
iii. For mixed-use development where the majority of floorspace is
non- residential a method of calculation should be agreed with
the LPA to illustrate how the development meets saved policy
3.11 and the contribution to housing delivery.

In cases (ii) and (iii) comparison with the density levels in A2.1, A2.2, A2.3
and A2.4 will take into account the form of the development and the
relevant advice on plot ratios in the London Plan.

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Appendix 3
Further information
National policy and guidance

Building Research Establishment, 1991 Site Layout for Daylight and Sunlight – A Guide to Good Practice

Housing Corporation, February 2011, New Interim Funding Design and Sustainability Standards for London
See http://www.homesandcommunities.co.uk/public/documents/HCA-London-Design-Standards-Prospectus-
Feb11.doc

Housing Corporation, 2011, February 2011, London Design Proforma. See http://www.homesandcommunities.
co.uk/public/documents/HCA-London-Design-Proforma-Feb11.xls

Housing Corporation, 2003 Scheme Development Standards. See http://www.housingcorp.gov.uk/

server/?search_word=scheme+development+standards&change=SearchResults

Part M: Access to and use of buildings of the Building Regulations 2000 (2004 Edition). See www.
planningportal.gov.uk/uploads/br_PDF_ADM_2004.pdf

Department for Communities and Local Government, 2005 PPS 1: Delivering Sustainable Development. See
http://www.communities.gov.uk/publications/planningandbuilding/planningpolicystatement

Department for Communities and Local Government, 2010 Code for Sustainable Homes: Technical Guide.
See http://www.communities.gov.uk/publications/planningandbuilding/codeguide

Department for Communities and Local Government, June 2011 PPS 3: Housing See http://www.communities.
gov.uk/publications/planningandbuilding/pps3housing

Planning and Compulsory Purchase Act , 2004. See www.opsi.gov.uk/index.asp?id=1500620

Stephen Thorpe and Habinteg Housing Association, 2006 The Wheelchair Housing Design Guide

Town and Country Planning (General Development Procedure) (Amendment) (England) Order, 2006. See
www.opsi.gov.uk/SI?si2006/20061062.htm

Lifetime Homes Standards. See http://www.lifetimehomes.org.uk/

Commission for Architecture and the Built Environment Building for Life http://www.buildingforlife.org/

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 Residential design standards October 2011

Regional policy and guidance

London Borough of Southwark, April 2011, Core Strategy. See http://www.southwark.gov.uk/info/200210/
core_strategy

London Borough of Southwark, 2007 Statement of Community Involvement. See http://www.southwark.gov.

uk/YourServices/planningandbuildingcontrol/localdevelopmentframework/SCI.html

London Borough of Southwark, July 2007 The Southwark Plan (Unitary Development Plan) saved policies. See
http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/southwarkplan.html

Southwark Alliance, 2006 Community Strategy 2006-2016. See www.southwarkalliance.org.uk./documents/

index.htm

London Borough of Southwark, 2009 Southwark Housing Strategy 2009- 2016. See http://www.southwark.
gov.uk/download/3092/southwark_housing_strategy_2009_to_2016

London Borough of Southwark, 2009 Sustainability Assessment SPD. See http://www.southwark.gov.uk/

info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2007 Design and Access Statements SPD. See http://www.southwark.gov.uk/
info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2008 Affordable Housing SPD. See http://www.southwark.gov.uk/

info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2011 Draft Affordable Housing SPD. See http://www.southwark.gov.uk/
info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2009 Sustainable Design and Construction SPD. See http://www.southwark.
gov.uk/info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2010, Core strategy housing background papers.

http://www.southwark.gov.uk/downloads/download/1968/core_strategy_background_papers

47
Local policy and guidance
London Borough of Southwark, April 2011, Core Strategy. See http://www.southwark.gov.uk/info/200210/
core_strategy

London Borough of Southwark, 2007 Statement of Community Involvement. See http://www.southwark.gov.

uk/YourServices/planningandbuildingcontrol/localdevelopmentframework/SCI.html

London Borough of Southwark, July 2007 The Southwark Plan (Unitary Development Plan) saved policies. See
http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/southwarkplan.html

Southwark Alliance, 2006 Community Strategy 2006-2016. See www.southwarkalliance.org.uk./documents/

index.htm

London Borough of Southwark, 2009 Southwark Housing Strategy 2009- 2016. See http://www.southwark.
gov.uk/download/3092/southwark_housing_strategy_2009_to_2016

London Borough of Southwark, 2009 Sustainability Assessment SPD. See http://www.southwark.gov.uk/

info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2007 Design and Access Statements SPD. See http://www.southwark.gov.uk/
info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2008 Affordable Housing SPD. See http://www.southwark.gov.uk/info/200151/

supplementary_planning_documents_and_guidance

London Borough of Southwark, 2011 Draft Affordable Housing SPD. See http://www.southwark.gov.uk/
info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2009 Sustainable Design and Construction SPD. See http://www.southwark.
gov.uk/info/200151/supplementary_planning_documents_and_guidance

London Borough of Southwark, 2010, Core strategy housing background papers.

http://www.southwark.gov.uk/downloads/download/1968/core_strategy_background_papers

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 October 2011

Contact us
Planning policy and research team, Regeneration and neighbourhoods, Southwark Council, PO Box 64529
London SE1P 5LX

Any enquiries relating to this document can be directed to planning policy and research team, Southwark
Council. Email [email protected], Tel 020 7525 5471

This document can be viewed at www.southwark.gov.uk/yourservices/planningandbuildingcontrol/

localdevelopmentframework/SPD.html

If you require this document in large print, braille or audiotape please contact us on 020 7525 5548.

Peckham One Stop Shop, Peckham Library, Peckham Hill Street, SE15 5JR. Walworth One Stop Shop,
151 Walworth Road, SE17 1QY. Bermondsey One Stop Shop, 17 Spa Road, SE16.
Southwark Town Hall, 31 Peckham Road, SE5 8UB.

49
October 2011