amenity space and residential development spg - 2005 · 2017-06-09 · amenity space has a vital...

Amenity Space and Residential Development Supplementary Planning Guidance

Planning Services

Adopted October 2005

Amenity Space and Residential Development

Supplementary Planning Guidance

London Borough of Redbridge Planning Service

October 2005 020 8708 2996

.


Contents

Section Page

1.0 Executive Summary 3

2.0 Introduction 4

3.0 What is Amenity Space? 4

4.0 Levels of Amenity Space 5

5.0 The Quality of Amenity Space 6

6.0 Amenity Space and Development Control 8

7.0 New Residential Dwelling Houses 9

8.0 New Flats and Apartments 9

9.0 Household Extensions and Conversions 10

10.0 The General Permitted Development Order 11

11.0 The Prevailing Pattern in the Surrounding Area 11

12.0 Other Relevant UDP Policies 12

13.0 Examples of Amenity Space in Redbridge 12

14.0 Submitting an Application 15

15.0 Further Information 15

16.0 Contacts 15

Appendices Page

Appendix A –Glossary of Terms 16

Appendix B – UDP Policy ES4 17

List of Tables and Figures Page

Table 4.1 – Amenity Space Provision 5

Table 5.1 – Quality Factors to Consider 7

Table 12.1 – Town Centres Not Subject to Policy ES4 12

Table 12.2 – Local Centres Not Subject to Policy ES4 12

Figure 13.1 – Good Examples of Amenity Space 13

Figure 13.2 – Bad Examples of Amenity Space 14

October 2005 2


1.0 Executive Summary

1.1 This Supplementary Guidance Note on Amenity Space and Residential Development has been developed in order to guide developers, residents, Planning Officers and other interested groups in the interpretation and application of Unitary Development Plan Policy ES4.

1.2 Amenity space has a vital role in creating a more attractive townscape and good quality living environment. Private residential gardens are the most common form of amenity space within Redbridge. Many examples of communal amenity space shared among a number of households, as in the case of flats, can also be found throughout the Borough.

1.3 Policy ES4 sets out the provision of amenity space that should be provided for new and existing developments. Typically, the Council would expect that 20 sq.m of amenity space is provided per habitable room for new, extended and converted residential developments. For non-family units in town centre locations, a lesser amount of amenity space will often be considered appropriate. Similarly, where it can be demonstrated that the prevailing pattern in the surrounding area provides a lesser quantity of space, proposals for development with lower amounts of amenity space may be considered acceptable.

1.4 The quality of amenity space is often more important than the quantity, and can be an important factor in determining the way in which a space is used. When amenity space is developed, a number of design factors should be considered. Table 5.1 includes a range of quality factors that should be taken into account when development proposals that include new amenity space provision are devised.

1.5 As with the majority of planning policies, Policy ES4 on amenity space is a guide to development control. As a result, development proposals will normally be expected to be in conformance with Policy ES4 unless material considerations indicate otherwise, in line with the Town and Country Planning Act 1990.

1.6 Applying a policy, however, is not a simple mechanistic task. For example, where proposals include amenity space provision that falls short of that sought by Policy ES4, but is acceptable in terms of quality and design, the benefits of the development need to be judged as a whole.

1.7 Where the overall benefits of the development are likely to outweigh the disadvantages, it may be appropriate to grant planning permission for the development. All applications must be judged on their own individual merits, and failure to meet the provision set out in Policy ES4 may not be a reason for refusal in itself.

1.8 Several other Unitary Development Plan policies also have an impact on amenity space provision within Redbridge. Within the majority of town centre boundaries, for example, UDP policies indicate that for upper floors, normal amenity space standards will not be applied.

1.9 The Council welcomes the discussion of proposals and sketch plans before they are formally submitted. Pre-application discussions should be seen as a good way of resolving problems at an early stage.

October 2005 3


2.0 Introduction

2.1 This planning guidance relates to Policy ES4 in the London Borough of Redbridge Unitary Development Plan (2003), which states:

2.2

3.0 What is Amenity Space?

3.1 Amenity space is an important component in the layout and character of the built environment, ensuring not only a satisfactory standard of accommodation for occupiers but also in providing an appropriate setting for buildings, ensuring a satisfactory relationship between buildings and in making a positive contribution to the public realm. Defined within the UDP as a factor, or set of factors, that make a positive contribution to the character of an area, amenity space can further be defined as land within the curtilage of a dwelling that is used exclusively for the day-today activities of a household, such as clothes drying, relaxation and gardening. Communal and shared amenity space in particular can also make a valuable visual contribution to the setting of a building or group of buildings. Within Redbridge, amenity space has most commonly been provided in the form of rear garden space to a dwelling.

3.2 The Council recognises that the type and amount of amenity space provided will vary according to the type of development proposed and to differing site and locational circumstances. It is therefore important that adequate levels of amenity space provision are set out in order to ensure sufficient land is provided for amenity purposes within new and existing developments. The amenity space provision set out in Table 4.1 should be taken as the provision which the Council will

October

In town centres, new or converted dwellings may be permitted without amenity space if they are non-family units. Elsewhere, the Council will expect to see new development provide amenity space in accordance with the following minimum standards, unless the prevailing pattern in the surrounding area provides a lesser quantity of space.

New Converted or Extended Residential Development - 20sq.m amenity space per habitable room

Sheltered Housing - 12sq.m amenity space per habitable room

Residential Institutions - 6sq.m amenity space per resident

Residential Developments for Flats - When a habitable flat is provided with a balcony in excess of 4sq.m, then the amenity space requirement for that room shall reduce to 15sq.m

The Council will calculate amenity space by excluding the areas used for parking (such as driveways) and buffer strips less than 1.5m wide.

The purpose of this document is to give guidance on the interpretation and implementation of Policy ES4 in the adopted Unitary Development Plan (UDP). It aims to advise on the provision of amenity space expected within new residential developments proposed within the Borough, as well as give guidance on amenity space requirements where existing residential properties are being extended.

normally expect to see provided, unless it can be demonstrated that the overall benefit of the development outweighs the need for strict adherence to the amenity space provision set.

3.3 Types of amenity space include private gardens, communal open spaces, roof gardens, formal spaces for communal use such as public squares, and space within the wider public domain such as highway verges and visibility splays. This document focuses on the following types of amenity space:

1. Private amenity space that is allocated to individual houses for the exclusive use of each household.

2. Amenity space that may be shared among a number of households, as in the case of flats, which may often be referred to as communal amenity space.

2005 4

Type of development


A typical residential back garden in Woodford

4.0 Levels of Amenity Space

4.1 The provision of amenity space set out in Table 4.1, which is taken directly from UDP Policy ES4, represent the minimum standards expected for new and existing developments.

Table 4.1 – Amenity Space Provision

Well landscaped communal amenity space in Wanstead

Level of amenity space required

New residential development (e.g. a new house)

20 sq.m per habitable room

Converted residential development (e.g. a house that is converted into flats)


Extended residential development (e.g. a house extension)


Sheltered housing 12 sq.m per habitable room

Residential institutions 6 sq.m per resident

Residential development for flats without balcony or with balcony up to 4 sq.m


Residential developments for flats with balcony in excess of 4 sq.m

15 sq.m per habitable room with balcony, 20 sq.m per each habitable room without balcony

New or converted non-family units located in town centre locations

Proposal may be acceptable without amenity space provision depending on site circumstances

∗ Habitable rooms are the living rooms, dining rooms and bedrooms. Utility rooms such as bathrooms, kitchens and halls are not normally considered to be habitable, except a kitchen over 13sq.m. A living room over 19sq.m and readily capable of subdivision will be counted as two rooms for density purposes.

4.2 New or converted dwellings that can be classified as non-family units and which are also located in town centre locations may be permitted without the inclusion of any amenity space, depending on individual site circumstances. The definitions of non-family units and town centre locations are as follows.

October 2005 5


Non-Family Units 4.3 For planning purposes the term non-family

units is meant to describe the types of units which are not appropriate for families with children to live in. Reality does not always fit planning definitions and poverty or bad landlords can sometimes result in families living in inappropriate conditions, but the aspirations should be for higher standards than those set by bad landlords. With that in mind, it will be the case that properties with three bedrooms or more will always be regarded as family accommodation and so should always be provided with amenity space.

4.4 Evidence shows that about 25% of two bedroomed units are lived in by families with children and should be defined as family units. Equally, 75% are not. Outside town centres, two bedroomed units will always be required to have amenity space and so will be suitable for families. Within town centres, 25% of two bedroomed units will be regarded as family units, and amenity space should therefore be provided pro rata for those units, and provided communally to reflect the fact that families may occur at random within the housing available and must have access to the amenity space from whichever flat they live in. One bedroom and studio units will always be regarded as non-family units, albeit that outside town centres they will still have to be provided with amenity space in accordance with policy.

Town Centre Locations 4.5 In terms of a town centre definition, within the

Borough there is one Metropolitan Centre (Ilford), four District Centres (Barkingside, South Woodford, Wanstead & Gants Hill) and six Local Centres (Woodford, Woodford Bridge, Manford Way, Seven Kings, Goodmayes and Chadwell Heath). The boundaries of the eleven town centres can be found on the UDP Proposals Map (2003), and so for the purpose of Policy ES4 any development that is within one of the boundaries is considered to be within a town centre location.

Communal amenity space at Repton Park, which doubles as the roof of an underground car park

5.0 The Quality of Amenity Space

5.1 Amenity space is often an essential and integral element of many residential developments, and has a number of roles in terms of providing opportunities for leisure and recreation and contributing to the quality of the townscape and living environment. The quality of amenity space can be a very important factor in determining the way that a space is used. Well maintained, accessible spaces, for example, tend to be used more often than poorly designed, neglected spaces.

5.2 Where proposed extensions and conversions result in amenity space being below the level required by Policy ES4, the quality of the remaining space is likely to be an important factor in judging whether or not planning permission should be granted for the application.

5.3 More scope regarding the quality of amenity space is afforded to proposals for new residential developments. In order to ensure that residents get the maximum benefit from amenity space included in new developments, a number of well-established design principles should be considered. The Council recommends that the quality factors set out in Table 5.1 are taken into account when development proposals that include new amenity space provision are devised.

October 2005 6

Aspect

Factors to consider

Private amenity space for individual dwellings

Communal amenity space for larger residential developments

Amenity space for individual dwellings and larger residential developments


Table 5.1 – Amenity Space Quality Factors to Consider

9/ 8

Plot size The amount of amenity space provided per dwelling depends on the total size of the plot available for development. A balance should be struck between the size of the dwelling and the provision of an adequate amount of amenity space.

Shape and Configuration

As a general rule, a single usable space at the rear of a dwelling is more appropriate than two or more separate spaces. Amenity space that is of a particularly unusual shape is often limited in terms of the uses which it can support, for example clothes drying.

Privacy It is important to achieve freedom from overlooking between the rooms from one house and those of another. Private amenity space that is overlooked by neighbouring properties can be unpopular and should be avoided wherever possible. Careful design that avoids housing lining up back-to-back is often the most efficient way of promoting privacy.

Planting When plants and trees are selected for private gardens, consideration should be given to their full mature height. Trees that are too close to buildings could grow to block out sunlight or even cause problems to foundations.

Context The design of the space should fit in with surroundings, including other areas of open space and buildings, and be consistent with the distinctive character of the area.

Townscape Quality Amenity space should make a positive contribution to the local environment, providing a valuable sense of place where people wish to spend time.

Legibility The way in which users will access the site, both through formal and informal access points, should be taken into account. Existing views and routes should be maintained wherever possible. Access points should be clearly defined and well surveyed.

Landscaping An integral part of the design process, landscaping should contribute to and enhance the overall character of the site. Trees and plants in particular should respect their context. Natural species, for example, are suited to more rural, non-town centre areas where as visually attractive, pollutant resistant trees are more suited to town centre locations.

Daylight and Sunlight New development should allow for adequate daylight and sunlight to reach amenity space, where appropriate, and any adjoining properties. Spaces that lack adequate amounts of daylight and sunlight will tend to be less well used.

Natural Surveillance On communal sites, overlooking should be encouraged to promote security and reduce the fear of crime. The use of defensive planting techniques, that limit the opportunities for concealment, should also be considered.

Users The design of amenity space should clearly define the public and private realms. Amenity space that is developed in consultation with the intended users will help to facilitate a sense of ownership and pride.

Maintenance Adequate arrangements for continuing maintenance should be made prior to the development taking place.

Visual impact on adjacent buildings

In many cases, amenity space will provide a setting to the building that it serves and can significantly improve the appearance of all the buildings to which it adjoins, as well as make the division between different buildings clearer. The visual impact that amenity space makes on adjacent buildings should therefore also be given consideration.

∗ Further information on the principles of good quality urban design can be found in the Council’s Urban Design Framework Supplementary Planning Guidance document, adopted September 2004.

October 2005 7


5.4 There are a number of benefits of good quality, well-designed amenity space. Amongst the most pronounced of the benefits include an improved quality of life for occupiers, reduced stress levels, increased opportunities for children’s recreation and an improved environment for local wildlife. The exact requirements for amenity space vary according to types of accommodation, cultural values and life stages of occupants.

6.0 Amenity Space and the Control of Development

6.1 As with the majority of planning policies, Policy ES4 on amenity space is a guide to development control. When the Council receives a planning application, a Planning Officer will begin by assessing the application in terms of its adherence to the UDP.

6.2 Section 54A of the Town and Country Planning Act 1990 states that “where, in making any determination under the Planning Acts, regard is to be had to the development plan, the determination shall be made in accordance with the plan unless material considerations indicate otherwise”. Therefore, proposals will normally be expected to be in line with the UDP, unless material considerations indicate otherwise.

6.3 Where aspects of an application do not satisfy a certain threshold or criteria set out in a policy, for example the amenity space standards set out in Policy ES4, this may not necessarily constitute a reason for refusal in itself. In order for a planning application to be refused, the Council is required to demonstrate with firm planning evidence that material harm will be caused as a result of the proposal not meeting a particular policy requirement.

6.4 The application of policy in any situation needs to take account of the wider context in which the development is judged. The fact that a scheme may not reach the required quantitative provision of amenity space does not by itself make the development unacceptable. In these circumstances a judgement has to be made as to whether the lesser provision when weighted against the merits results in a scheme that is acceptable in planning terms.

6.5 All applications must be judged on their individual merits and the application of Policy ES4 is no different in this respect. The following five sections expand on the application of Policy ES4 for various scenarios.

October 2005 8


7.0 New Residential Dwelling Houses

7.1 When judging any application for planning permission and applying Policy ES4 on amenity space provision, a calculation will be done to see whether or not the development meets the relevant level of amenity space provision required by the policy. For new family housing the level of amenity space provision that should be provided will be 20 sq.m per habitable room. Usually, if the amenity space provision can be met then this will be regarded as acceptable.

7.2 However, applying the policy is not a simple mechanistic task. A judgement has to be made as to whether the design and layout of the development is also acceptable. For example, the particular site circumstances found when considering a particular development proposal may mean that the level of amenity space that is provided, whilst meeting a level of 20 sq.m per habitable room, is in a poor configuration. The design and layout of the development may be therefore be considered to be unacceptable and the scheme refused.

7.3 Taking this example further, following the refusal of the application a re-submitted proposal might in fact show a lesser provision of amenity space than was originally provided. However, the overall development may have a far better layout and the revisions may have significantly improved the quality and design of the space in relation to the dwelling houses, in accordance with Table 5.1. In these circumstances the benefits of the development need to be judged as a whole and even though the amenity space provision may fall short of that which is sought by Policy ES4 it may still be appropriate to grant planning permission for the development.

7.4 In arriving at a judgement as to whether or not the scheme is acceptable the type of development that is being proposed needs to be considered. In this case, if the development were principally for residential dwelling houses then it would normally be appropriate to ensure that the majority of the amenity space is provided in private back gardens.

New dwelling houses in Seven Kings

8.0 New Flats and Apartments

8.1 In a flatted development the function of the space provided will differ from the function of space in residential dwelling houses. It may, for example, have a greater role in providing a pleasant visual setting for the flats. The amenity space should still be useable and allow residents of the development to enjoy its functions, however the intensity of its use is likely to be less than would be expected within a family residential dwelling house. In this respect a qualitative assessment as to the

October 2005 9

8.2


nature of amenity space being provided has to be made and a judgement arrived at as to whether it is appropriate for the particular development concerned.

For flats that are classifies as non-family units and are also located within town centre locations, Policy ES4 indicates that a lesser quantity of amenity space may be considered acceptable. In some circumstances, flats and apartments of this nature may be permitted without the provision of any amenity space.

New residential flats in Ilford

9.0 Household Extensions and Conversions

9.1 Applications for household extensions are one of the most common types of planning applications received by the Council, as are applications for loft conversions. Applications are sometimes also received for the conversion of houses into flats. Policy ES4 is one of the policies that is assessed when applications of this type are determined.

9.2 A loft conversion, for example, may add an additional one habitable room to a dwelling, which may result in a total of six habitable rooms to the dwelling. When applying the 20 sq.m requirement in Policy ES4 the development should therefore provide for 120 sq.m of amenity space provision. If the development can provide this level of amenity space it may be considered acceptable assuming all other policy requirement can be met.

9.3 However, as a result of the loft conversion there may be a lesser provision of amenity space than that which is required by the policy. The rear garden would subsequently be unaffected by the development, however there may be a quantitative shortfall of amenity space.

9.4 The ability of the rear garden to provide a useful and functional area of amenity space would therefore be a key consideration. Assuming that the other policies in the plan are met and the design of the extension is suitable, when judged as a whole the development may still be regarded as being acceptable despite a quantitative shortfall of amenity space. If this is the case planning permission would normally be granted.

9.5 In some cases there may be a reduction in the useable garden area, for example where a rear extension is being proposed. Again, if the level of amenity space is below 20 sq.m per habitable room a judgement still has to be made as to whether the development is acceptable. Assuming the layout and design policies are met and the development is acceptable in every other respect, if there still remains a useable sized garden consistent with the pattern of development in the area, and the overall provision of amenity space in the neighbourhood remains adequate, planning permission would normally be granted.

October 2005 10


10.0 The General Permitted Development Order

10.1 Some types of development are already permitted under the Town & Country Planning (General Permitted Development) Order 1997, often referred to as the GPDO. Not all permitted development will apply to all properties however. An Article 4 Direction may have been issued to listed buildings or areas within a conservation area, which withdraws any rights under the GPDO. Check with the Council if you are unsure.

10.2 Types of development that may be permitted under the GPDO include roof alterations, small property extensions, porches and fences. Although permitted development may take place without planning permission, once the rights for a dwelling have been used up e.g. a small extension has been built, planning permission will need to be sought for all future developments of the same type.

10.3 Although an extension built with permitted development rights may infringe on a garden, thereby reducing the amount of amenity space available, any future development which requires planning permission will be subject to the policies contained within the UDP. The total amount of amenity space available, as a result of both the permitted development and the proposed development, will be taken into account.

10.4 Development which is permitted under the GPDO may therefore reduce the total amount of amenity space available, however the scale of the development is unlikely to have a significant impact on the total amount of amenity space available. For details of where to find further information on the GPDO, see Section 16.

11.0 The Prevailing Pattern in the Surrounding Area

11.1 There may also be situations where the prevailing pattern of the area is one which is characterised by smaller sized gardens and / or areas of communal space. Some parts of the Borough generally have smaller gardens and areas of amenity space than other parts of the Borough.

11.2 Policy ES4 clearly allows for this and a lesser provision of amenity space than would usually be provided may be considered acceptable. For the purpose of determining planning applications, the level of amenity space for the surrounding area will be established and an average will be calculated. A decision on the amenity space provision for any given development will then be made.

.

= Amenity Space

M

October 2005

ap illustrating the prevailing pattern of amenity space within an area

11

UDP Policy

Policy


12.0 Other Relevant UDP Policies not subject to Policy ES4 on amenity space. This is in accordance with UDP Policies CC7,

12.1 Aside from Policy ES4, several policies CC16, CC22, CC28, CC35, CC50, CC53 and contained within the UDP also play a part in CC57. the provision of amenity space within Redbridge. A number of policies contained within the Commercial Centres (CC) section of the UDP focus specifically on the upper floors in town centres and indicate that for upper floors in town centre locations “usual car parking and amenity space standards will not be applied”.

12.2 Table 12.1 below lists the town centres within the Borough that have upper floors which are not subject to amenity space standards:

Table 12.1 – Town Centres Not Subject to Policy ES4

Town Centre

CC7 Ilford CC16 Barkingside CC22 South Woodford CC28 Wanstead

12.3 For some local town centres, upper floors are also not subject to amenity space standards but only when a change of use is taking place, for example from office use to residential use. Table 12.2 below list the local centres which have upper floors that are not subject to amenity space standards, providing that only a change of use is proposed:

Table 12.2 - Local Centres Not Subject to Policy ES4

Town Centre

CC35 Gants Hill CC50 Seven Kings CC53 Goodmayes CC57 Chadwell Heath

12.4 Upper floors within the town centre boundaries of Woodford Broadway (and Snakes Lane), Woodford Bridge and Manford Way are not subject to a policy which indicates that normal amenity space standards will not be applied.

12.5 Provided that the ground floor of a development is used for retail use, residential development on the upper floors of developments within the boundaries of the town centres listed in Table 12.1 and 12.2 are

13.0 Examples of Amenity Space in Redbridge

13.1 As a typical outer London residential borough, there are many examples of both good quality amenity space and bad quality amenity space within Redbridge.

13.2 As Section 5 points out, the design and quality of amenity space is often more important than the quantity. A small garden which falls below the provision set out in Policy ES4 may still be acceptable for example, if the amenity space is well designed and landscaped. Similarly, communal amenity space which meets the provision set out in Policy ES4 but which lacks character and is in poor configuration may be considered to be unacceptable.

13.3 The following figures show three examples of good quality amenity space and three examples of bad quality amenity space within the Borough.

October 2005 12

Figure 13.1 - Good Examples Specification

Type of amenity space - Private front garden

Details - Making a good use of the available space, this garden includes a moderate sized lawn, a driveway and a path leading from the pavement to the front door. The garden provides a valuable visual setting to the dwelling as a whole.

Type of amenity space - Private back garden

Details - Whilst the quantity of amenity space provided in this garden is limited, good design and configuration add to its qualitative value. The garden achieves freedom from overlooking and includes a range of plants and shrubberies.

Type of amenity space - Communal residential garden

Details - Serving a number of different residences, this garden is part of a scheme that fell short of the expected quantity of amenity space set out in Policy ES4 but was still permitted due to the quality of the space overall. The garden is well landscaped, allows for natural surveillance and makes a positive contribution to the local environment. The distinction between public and private space is also clearly defined, mainly through fencing and attractive railings.

October 2005 13

Specification Figure 13.2 - Bad Examples

Type of amenity space - Private front garden

Details - Although this front garden constitutes a reasonable amount of amenity space, poor landscaping and unimaginative design reduce its overall amenity value. In its current form, the space is unlikely to be used for a number of amenity uses, including relaxation and gardening.

Type of amenity space - Private back gardens

Details - The three back gardens shown in the photograph do not contain sufficient quantities of amenity space to satisfy Policy ES4. Whilst the prevailing pattern in the surrounding area is below the standard set out in the policy, the three gardens contain large extensions which reduce the amount of amenity space available significantly. The space available is also of poor quality.

Type of amenity space- Communal amenity sp

Details - Although the amounspace is poorly landscpublic realms and is lim

2

1 3

October 2005

ace

t of amenity space provided for the development is acceptable, the aped, does not make a clear distinction between the private and ited in terms of its townscape quality.

14

Amenity Space and Residential Development

14.0 Submitting an Application

14.1 The Council will expect that for applications for development that includes amenity space, plans should be submitted showing the location of all proposed buildings and areas of amenity space. Plans should be of a suitable scale and contain adequate detail to enable the Council to determine the suitability of the design and its content.

14.2 The Council welcomes the discussion of proposals and sketch plans before they are formally submitted as a planning application. Pre-application discussions should be seen as a means discussing and resolving problems at an early stage, which could prevent complications once the application has been submitted.

14.3 A Planning Officer is always available to discuss proposals and sketch plans. See Section 16 for more information.

15.0 Further Information

The following sources of information may also be useful.

Relevant legislation • Town & Country Planning Act (1990) • Town & Country Planning (General

Permitted Development) Order (1997)

Guidance • PPG3: Housing (2000) • PPG17: Planning for Open Space, Sport

and Recreation (2002) • Redbridge Unitary Development Plan

(Adopted 2003) • Redbridge Urban Design Framework

(Adopted 2004)

Useful websites • Hwww.redbridge.gov.ukH

• Hwww.rtpi.org.ukH

• Hwww.planning.odpm.gov.ukH

Supplementary Planning Guidance

16.0 Contacts

16.1 This Supplementary Planning Guidance is intended as a guide for development, as outlined in Section 2.2, and is not intended to be definitive.

16.2 If you would like further information on this guide, please contact:

Planning Policy & Information London Borough of Redbridge PO Box 2 Town Hall Ilford IG1 1DD

Telephone: 020 8708 2996/2843/2073 Fax: 020 8708 2062 Email: [email protected]

16.3 For the purposes of discussing proposals and sketch plans, a Planning Officer is available Monday – Friday between the hours of 8:45am and 4:30 pm at the address below:

The One Stop Shop London Borough of Redbridge

Ground Floor Lynton House

255-259 High Road Ilford

IG1 1NN

Telephone: 020 8708 3138

October 2005 15


Appendix A – Glossary

Amenity: A factor or set of factors which make a positive contribution to the overall character of an area, for example, trees, landscaping, levels of road traffic etc.

Amenity Space: Those open areas within a development which are used exclusively by the residents for their recreation. This could be private gardens or communal amenity space.

Communal: Shared by all members of a community.

Conversion: The sub-division of residential properties into self-contained flats or maisonettes.

Curtilage: The total extent of land contained within a site.

Development: The carrying out of building operations, engineering operations or other operations in or over or under land, or the making of any material change in the use of buildings or other land.

Dwelling: A building or part of a building that forms a separate and self-contained residential premises occupied by a household.

Family Housing: All dwellings comprising three or more bedrooms. All two bedroom units with individual gardens or located outside town centres and 25% of all other two bedroom units.

Green Space: Open spaces, regardless of size and ownership, which fulfil a local environmental, nature conservation, recreation and/or amenity function.

Habitable Room: A term used when measuring the density of dwellings on any parcel of land. Typically, the habitable rooms are the living rooms, dining rooms and bedrooms. Utility rooms such as bathrooms, kitchens and halls are not normally considered to be habitable, except a kitchen over 13 sq. m. A living room over 19 sq. m and readily capable of sub-division will be counted as two rooms for density purposes.

Non-Family Units: All dwellings with one bedroom or less (typically up to two habitable rooms). Up to 75% of two bedroom units located in town centres (typically up to three habitable rooms).

Permitted Development: Those categories of development defined by the Town & Country Planning (General Permitted Development) Order 1997 as not requiring the submission of a planning application.

Planning Permission: A formal approval given by the Council often with conditions, allowing development to proceed.

Proposals Map: An integral part of the UDP, the proposals map shows sites and areas to which policies apply.

Residential Institution: Any type of residential accommodation which provides services to people in need of care, such as homes for elderly people, people with a learning disability and children.

Sheltered Housing: Housing designed to meet the needs of elderly or disabled people, which includes a range of support services, communal facilities and a residential warden.

Sq.m: Square metres.

Supplementary Planning Guidance: Additional advice, provided by the Council, on a particular topic or policy areas and relating to and expanding on statutory policies.

Town Centre: An area within one of the boundaries of the following centres, shown on the UDP proposals map:

Ilford Barkingside South Woodford Wanstead Gants Hill Woodford Broadway / Snakes Lane (Woodford) Woodford Bridge Manford Way Seven Kings Goodmayes Chadwell Heath

Unitary Development Plan: Adopted in November 2003. The UDP is a document, consisting of a written statement and proposals map, which outlines the Council’s land use planning policies and provides a framework for the promotion and assessment of development.

October 2005 16


Appendix BAppendix B – UDP Po– UDP Policy ES4licy ES4

Taken froTaken fromm UDUDP CP Chhapter 3, Eapter 3, Exxternal Space.ternal Space.

IntroductionIntroduction External spExternal spaceace is as iis as immportant toportant to the creathe creatiotionn ooff aa develodeveloppmment'sent's imageimage as the bas the buuildiildingngs it ss it suurrounds.rrounds. The dThe deesigsignn andand layout of this slayout of this sppace should therefore beace should therefore be considereconsideredd carefully.carefully. The aim is to enThe aim is to ensure asure a design appropdesign appropriate toriate to the site,the site, inincludincluding good access for allg good access for all members of thmembers of the public, a cle public, a clearear distidistinnctioctionn between publibetween publicc and private space and a layoutand private space and a layout whichwhich reduces both thereduces both the real anreal andd perceivedperceived threat othreat off crime.crime.

JJaa

O

ES4 Amenity Space

In town centres, new or converted dwellings may be permitted without amenity space if they are non-family units. Elsewhere, the Council will expect to see new development provide amenity space in accordance with the following minimum standards, unless the prevailing pattern in the surrounding area provides a lesser quantity of space.

New Converted or Extended Residential Development - 20sq.m.amenity space per habitable room

Sheltered Housing - 12sq.m.amenity space per habitable room

Residential Institutions - 6sq.m.amenity space per resident

Residential Development for flats - When a habitable flat is provided with a balcony in excess of 4sq.m, then the amenity space requirement for that room shall reduce to 15sq.m.

The Council will calculate amenity space by excluding the areas used for parking (such as driveways) and buffer strips less than 1.5m wide.

ustification:ustification: AAmmenenitity spay spacce ie iss anan imimpoportartanntt cocommppoonneenntt inin ththe lae layout ayout annd desid designgn ofof nenew developw developmmeennts. The sts. The sttaanndardarddss bboovvee aarre the thee mmiininimmaa ththe Coue Counncicill wwiill exll expepectct ttoo seesee..

ctober 2005 17

amenity space and residential development spg - 2005 · 2017-06-09 · amenity space has a vital...

Documents