New Residential Developments
PSC1 General considerations
PSC2 Amenity open space
PSC3 Privacy and overlooking
PSC4 Residential density
PSC5 Extensions and alterations to dwellings
The Visual Environement
PSC6 Shopfront design
PSC7 Shopfront security
PSC8 Street furniture
PSC9 Telecommunications apparatus
Fig 10.1 Indicative pedshed boundaries for Walthamstow
Fig 10.2 Indicative pedshed boundaries for Leytonstone
Fig 10.3 Indicative pedshed boundaries for Leyton
10.1 Planning standards and controls help to put the Council's planning objectives and policies, which are set out in this Plan, into practice. The standards in this chapter should not be seen as a way in which individual design is restricted. Instead, they should be looked upon as a positive step towards the creation of a safe, well-designed environment suited to the needs of the borough's residents, businesses, and visitors. To help achieve this high standard of urban design in Waltham Forest, developers are encouraged to discuss their proposals with Council officers before making a planning application.
New Residential Developments
10.2 In addition to the requirements set out in policies BHE 1, BHE2 & BHE 3 of the Chapter 8 (Built Environment), which apply to all new developments, new residential development should satisfy the standards set out in policies PSC1-PSC5 below. They should meet the criteria established in Supplementary Planning Guidance Note 1 and “Access For All Guidelines”.
PSC1
All new residential developments should seek to maintain the diversity of character and interest of the different parts of the borough. In addition:
A) the design and layout of residential development should encourage the informal supervision of the spaces around buildings by their occupiers, with front elevations containing the major entrances and facing outwards onto the street or public space;
B) parking spaces within new residential development should be located as close as possible to individual dwellings;
C) the location and design of communal landscaped areas, particularly in flatted developments, should have regard to the safety of local residents and passers by;
D) whenever possible, family accommodation should be located at ground floor level with direct and exclusive access to amenity open space.
10.3 The built environment of Waltham Forest varies in its character, with sharp contrasts existing between the traditional Victorian houses of Leytonstone, Leyton and Walthamstow, and the more recent areas, like Chingford, Highams Park and Woodford Green. New residential developments should therefore be designed in a way that reflects the character of the area in which they are to be built. Outlined below are the main criteria the Council will use in assessing "good practice" in the design of new schemes.
10.4 The arrangement of dwellings, both in terms of their relationship to the street, as well as in their internal layout, can have important implications towards the creation of safe and attractive social spaces and channels of movement through an area. The Council views it as important therefore, that the layout of new residential development should clearly distinguish between public and private space, with front elevations containing the major entrances and facing outwards onto the public space or street. As a consequence, back elevations should face private usable outdoor space at the rear, rather than streets or other public space. Layouts should avoid the incorporation of pedestrian-only routes which are not directly overlooked by the fronts of buildings.
10.5 Off-street parking within new residential developments must not harm the character of the surrounding area. Developments involving parking areas that would result in an unacceptable level of nuisance to neighbours will not be given planning permission. The most suitable parking layout for blocks of flats is to have residents' parking areas within a private area of the development, (possibly at basement level) incorporating appropriate security measures such as lighting, controlled access etc. Spaces for visitor parking can then be provided in small groups directly off the street to the front of the blocks. Parking spaces for individual houses should be provided in the form of garages or hardstandings within the private curtilage of each dwelling whenever possible. The use of trees and other landscaping features will help to reduce the visual impact of the vehicles, making the development more attractive to residents and passers by. The Council's car parking standards applying to residential developments are set out in Appendix 1.
10.6 Communal landscaped areas, particularly corner areas, which lack clearly identified ownership should be overlooked by nearby houses. By encouraging the informal supervision of such spaces around buildings by their occupiers, the safety of both residents, and passers-by is greatly increased.
10.7 Families, particularly those with young children, need to have easy access to rear private garden areas without disturbing neighbours. Providing family accommodation at ground floor level also allows easier access for children with bicycles, people pushing prams and so on.
10.8 Further guidance on conversions and Houses in Multiple Occupation are contained in Housing Chapter Policy HSG12 and in Supplementary Planning Guidance Notes 2 and 3. More information on Hostels and Bed and Breakfast Accommodation is contained in the Housing Chapter policy HSG13 and Supplementary Planning Guidance Note 3. There is also Supplementary Planning Guidance on “Habitable Basements”.
PSC2
The Council will encourage the provision of secure and usable private amenity open space in all new residential developments. In proposals for family accommodation private garden space should be provided for the exclusive use of residents. Where balconies are to be provided they should be designed, if possible, to enable them to be used without overlooking adjacent properties.
10.9 New residential developments should provide sufficient usable amenity space for residents, and secure privacy between individual flats and houses. It is important to clearly distinguish between private amenity space and public spaces. In family accommodation and single houses, private amenity space should be a separate rear garden area, which is for the sole use of the residents. In blocks of flats, private amenity space is that which can only be enjoyed by residents of the flats (normally screened areas to the rear of the flats). Supplementary Planning Guidance Notes 1 and 2 set out detailed recommendations regarding residential development design standards.
10.10 Private balconies can help to provide people in flats with an acceptable standard of amenity open space. The size of a private balcony should therefore be taken into account when considering private amenity open space requirements. Although balconies can be a good facility for the user, they are often a nuisance to neighbours as they increase the chances of overlooking. The siting and design of balconies should take this into account (see also policy PSC3).
PSC3
New housing proposals should aim to provide adequate levels of privacy in principal rooms and in private amenity open space. Windows of habitable rooms should not directly face the side walls of other buildings at a distance of less than normal garden depth.
10.11 Further details on housing design are contained in Supplementary Planning Guidance Note 1.
PSC4
The density ranges sought for new residential developments is as follows:
| LOCATION | DENSITY RANGE |
| Densities between 200 – 450 habitable rooms per hectare. | |
| C) All other areas | Densities between 200 – 250 habitable rooms per hectare. |
10.12 Residential density is a measure of the intensity of residential use of a specific piece of land. It is expressed as the number of habitable rooms there are per hectare and is calculated by dividing the number of habitable rooms by the gross residential site area. A habitable room is defined as a room within a dwelling the primary use of which is living, sleeping, or dining, and includes kitchens larger than 13 sq.m. (140 sq.ft). This therefore excludes halls, corridors, bathrooms and lavatories. Gross Residential Site Area is defined as the site area plus any area of adjoining roads enclosed by extending the side boundaries of the site up to the centre of the road or to six metres out from the frontage, whichever is less.
10.13 It is important to note that these density standards should only be used as a guide. They should not be seen as the main factor in determining whether a development is acceptable. Proposals for new residential developments will be judged mainly on the quality of their design and their ability to satisfy the Council's other planning policies and standards.
10.14 The Council will be flexible in its use of density controls.
10.15 When evaluating the standard of accommodation to be provided by new residential development, the Council will have regard to Parker Morris standards for minimum overall sizes of dwellings, and Housing Corporation standards for minimum room sizes.
10.16 Should housing be proposed at the top range of the area’s density allowance, the Council will consider planning agreements/ restrictive covenants to ensure the later addition of extensions by occupants does not take people over the density limits.
PSC5
While extensions will be considered on their individual merits, the council will normally expect developments involving alterations and/or extensions to buildings to:
A) respect the architectural character, window and door size pattern, materials, details and other conventions of the original building; and
B) retain and restore existing traditional features and materials, where appropriate.
In addition, the occupiers of the existing building and properties nearby should not suffer any unreasonable loss of privacy, outlook or sunlight/daylight as a result of the extension or alteration.
When it is possible to make use of the roof space, the proposed dormer window or roof extension should be placed well away from the eaves and flank or party walls, be sympathetic in materials and design, and should not raise the height of the ridge. Normally, such an extension/dormer should not be located on the front elevation.
Extensions beyond the front main wall of the house, other than front entrance porches, are normally unacceptable. Extensions to the side of the house will only be favourably considered where there is a high standard of design in style and materials sympathetic to the property and the area.
10.17 New extensions and alterations can have a significant effect on the existing building and its surrounding area. Their design should not spoil the appearance of the existing building or character of the area.
10.18 Roof extensions and dormer windows are often the most difficult to integrate with the original building and in some house types it is simply not possible to achieve an acceptable design. In such a case permission would not be granted. Dormer windows should be set within the roof profile and whenever possible, follow the vertical lines of the existing doors and windows below. Roof extensions or dormer windows should also be lower than the ridge line of the existing roof. In many cases, pitched roofs reduce the visual impact of a side extension.
10.19 Further advice on housing design is contained in Supplementary Planning Guidance Note 4 House Extensions and in the Council’s Guidance on habitable basements.
The Visual Environment
PSC6
Shopfronts should respect the architectural design of surrounding buildings, retain and/or replace appropriate decorative features, and normally be sympathetic in style to adjoining shopfront designs.
Multiple shopfronts should retain the character of individual units (eg. by retaining individual features such as intervening columns) and break the fascia as for separate units. The council will normally encourage restraint in the types of materials and colours to be incorporated in shopfront designs.
10.20 The Council wants to see a high standard of design used in the borough's commercial centres. Shopfront designs should respect the architecture of the original surrounding buildings.
10.21 Through individual discussions with developers, the Council will try to make sure that all new shopfronts are well designed. The Council has prepared a Supplementary Planning Guidance Note on Shopfronts (SPGN 8). This identifies good design practice which the Council will be looking for when considering planning applications for shopfront developments, including applications for consent to display shop advertisements. Detailed design aspects mentioned in this guidance relate to materials and colours, the fascia, the pilaster, doors and windows, the stallriser, canopies and blinds. The guide also deals with matters regarding security, access, public safety and the needs of people with disabilities. Policy BHE8 (Chapter 8 Built and Historic Environment) specifically seeks to control the adverse impact of advertisements on the visual environment. The Council also intends to produce a further guidance note on advertisements.
PSC7
The Council will not grant planning permission for the installation of solid roller shutters on shopfronts of commercial properties.
Planning permission will normally be granted for the installation of roller grilles and removable grilles. Where acceptable, these must satisfy the following conditions:-
A) they must be colour coated to complement the shopfront;
B) housing boxes and guide channels must be concealed wherever possible;
C) any solid base section provided for extra security with a roller grille must not exceed 0.5m. (20 inches) in height.
10.22 The Council accepts that security is a major concern for the borough's shopkeepers. Whilst understanding this concern, the Council also wishes to maintain the attractiveness of shopping streets outside trading hours. As it is generally recognised that roller shutters, when closed, are unattractive the Council will normally not grant permission for those which obscure shop windows. It will instead encourage the provision of alternative measures - e.g. security glass or colour coated roller grilles (installed behind the shop windows).
10.23 Where external roller shutters are considered appropriate these should be of a design and appearance which is in keeping with the property itself.
10.24 Where removable grilles are proposed, these should be stored inside the premises or in an unobtrusive area when not in use. In addition, all shutters and grilles should be removed during trading hours.
PSC8
The Council will seek to ensure that street furniture is of a high quality and unobtrusive design. In addition, it should:-
A) be sited to minimise visual clutter and harmonise with the street scene;
B) allow a clear and safe passage for pedestrians, particularly those with sensory and mobility difficulties;
C) be designed to deter vandalism.
Any historic street furniture and other features should be retained providing these meet with the above requirements.
10.25 Road signs, litter bins, lamp posts, bollards, etc., are all "street furniture" and can have a significant impact on the environment for pedestrians. They need to be functional and should be designed so as to enhance the street scene. Street furniture should also be located so that it does not obstruct people in wheelchairs or people with prams, or create hazards for people with visual impairment. (The Council's guidance on "Access for All" gives advice on the design of street furniture and the criteria important for people with disabilities). It is also important that there should be co-ordination between programmes of highway maintenance and schemes to improve facilities for pedestrians (see policy TSP4). In this regard, applications for street furniture are also subject to highway license requirements.
PSC9
Telecommunications development should be sited and designed in such a way that any adverse effect on the surrounding area is minimised. Careful consideration should be given to the form of the structure, its siting, colour, materials, and associated landscaping.
With regard to applications for radio base stations the council will need to be satisified that:
A) the applicant has supplied details of their need for the installation together with relevant technical and operational constraints;
B) the applicant has supplied evidence of their evaluation of all the options for providing the required coverage, including mast and site sharing;
C) the applicant has certified that the development will operate within the international (ICNIRP) guidelines for public exposure;
D) all installations do not detract from the character of the surrounding area and where attached to a building are sited so as to minimise their effect on the external appearance of the building.
10.26 The above policy relates to telecommunications development and will include: radio masts and towers, antennas of all kinds (e.g. satellite, terrestrial), radio equipment housing, public call boxes, cabinets poles and overhead wires.
10.27 Not all telecommunications development is subject to planning control. Any telecommunications equipment which is installed on the inside of a building or structure or is installed on the outside of a building or structure in a manner that does not materially alter its external appearance, would not come within the definition of development contained in the Planning Act. In such a case planning permission is not required. Other telecommunications equipment would come within the definition of development contained in the Planning Act and therefore require planning permission. Part 24 of the Town and Country Planning (General Permitted Development Order)(Amendment) (England) Order 2001 gives planning permission to some works by Telecommunication Code Systems Operators for the installation, alteration or replacement of telecommunication masts and antennae so they are not subject to any scrutiny by the Local Planning Authority. Others are subject to a Prior Approval Procedure whereby the Local Planning Authority has control over the siting and appearance of the development provided they exercise this within a period of 56 days. Some proposals (including free-standing structures more than 15m high) require the submission of a full planning application.
10.28 PPG8 Telecommunications (DTLR, Aug 2001) indicates that the technical constraints on a code system operator are a material consideration [para 54]. It further states that in making an application for planning permission or prior approval an operator may be required to provide evidence regarding the need for the proposed development. The above policy requires that operators supply this information.
10.29 It is important that an operator has properly evaluated all options for providing the required coverage. Mast or site sharing can be important as a means to limiting visual intrusion. Government policy aims to keep the number of masts to a minimum consistent with the efficient operation of a telecommunications system. Existing base station sites should be considered for sharing. The Radio Communications Agency has a website with details of the location of existing base station sites at www.sitefinder.radio.gov.uk. This should be consulted to ensure that existing sites are considered for sharing by different operators. Existing buildings, electricity pylons and a variety of other tall structures should also be considered before it is proposed to install a new mast. The operator is required by the above policy to supply details of the evaluation of alternative methods of providing the required coverage. PPG8 makes clear that if the evidence in relation to mast/site sharing is not satisfactory the Local Planning Authority may be justified in refusing planning permission.
10.30 Design should be carefully considered so as to keep the visual impact of the development to a minimum. Design solutions might relate to the form of structure, to colour and to materials. Masts can be designed to look like trees or street furniture or can be designed into the fabric of a building. It would generally be appropriate for different forms of camouflage options to be looked at in endeavouring to minimise impact.
10.31 Care should be taken particularly with freestanding masts outside the built up area to ensure that they, as far as possible, blend in with the natural landscape. Masts and associated equipment as well as underground cable, service routes and means of enclosure should be designed such that there is minimal loss or damage to trees and other forms of natural vegetation. Additional planting can be provided to screen equipment and soften the overall impact of some installations.
10.32 PPG8 Telecommunication (DTLR 2001) states that health considerations and public concern are material considerations in determining applications for planning permission and prior approval. It goes on to state:
“.it is the Government’s firm view that the planning system is not the place for determining health safeguards. It remains Central Government’s responsibility to decide what measures are necessary to protect public health. In the Government’s view, if a proposed mobile phone base station meets the ICNIRP guidelines for public exposure it should not be necessary for a local planning authority, in processing an application for planning permission or prior approval, to consider further the health aspects and concerns about them”.
Again it is necessary for the operator to certify with their application that when operational the installation will meet the ICNIRP guidelines, which are international guidelines on limiting public exposure to radio waves.
10.33 The Code of Best Practice on Mobile Phone Network Development (OPDM, 2002) contains advice intended to help direct telecommunications development to the most appropriate locations and to help minimise environmental impact and visual intrusion. This advice should be followed in the processing of applications of this nature.
