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Residential design standards

Supplementary planning document

www.southwark.gov.uk

September 2008



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Residential design standards

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Contents 1. Introduction 51.1 Role and purpose o this supplementary planning document 51.2 Related planning documents 61.3 The sequential decision-making process 7

2. General principles applying to all residential development 82.1 What do these standards apply to? 82.2 Density standards 82.3 Minimum oor areas or di erent sized dwellings 102.4 Internal layout o dwellings 122.5 Di erent sized dwellings/dwelling mix 132.6 Outdoor amenity space 142.7 Daylight and sunlight 152.8 Privacy and security 182.9 Li etime homes 192.10 Wheelchair housing 22

3. Standards speci c to certain types o residential development in addition to thegeneral standards 23

3.1 New houses 233.2 New at developments 233.3 Conversions 253.4 Extensions to existing residential development 253.5 A ordable housing 323.6 Other alterations to dwellings and gardens 333.7 Living above shops and other commercial properties 343.8 Infll development 343.9 Backland development 343.10 Mixed-use development 353.11 Live-work units 36

4. Housing meeting speci c needs 374.1 Housing meeting specifc needs 374.2 Sheltered housing and supported housing 374.3 Student housing 39

5. Planning policy context 405.1 National planning guidance 405.2 Regional planning guidance 405.3 Local planning guidance 42



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TablesTable 1 Residential density standards 9Table 2 Minimum oor areas 11Table 3 Li etime Homes Standards 19

Appendices1 Wheelchair design standards 452 Contacts 463 Further in ormation 474 Glossary 50



www.southwark.gov.ukResidential design standards

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1.1 Role and purpose o the Supplementary Planning Document (SPD)The purpose o this supplementary planning document (SPD) is to set out the standard o design expected

rom residential development in Southwark. This will ensure all residential developments including newdwellings, extensions, alterations and conversions are sustainable and o a high standard o design. TheSPD provides a ramework to ensure that all residential development is liveable, accessible and does nothave a negative impact on the amenity, privacy and aesthetics o the surrounding area. It will ensure that allresidential development results in a pleasant living environment. The SPD has the ollowing objectives:

1. To provide a clear set o standards to guide the design o residential development

2. To provide design guidelines or a wide range o dwelling types required to meet housing need

3. To ensure a high standard o housing or all new residential developments

This document provides more detail to the Southwark Plan. We are updating the Southwark Plan settingout new policies and strategies or issues such as a ordable housing, employment and planning areas asplaces in a Core Strategy. This means that the guidance in this document will be updated as the new corestrategy is prepared. The Core Strategy is where all o the important decisions will be made about the typeo development that is allowed to improve places in Southwark. This SPD is not creating policy. It is providing

more detailed guidance to policies in the Southwark Plan. It may be changed soon so please make sure thatyou check on the website to fnd out whether any new guidance has taken the place o this document athttp://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy.

The SPD will be a material consideration and will have signifcant weight in the determination o a planningapplication. The SPD principally provides urther in ormation on the ollowing Southwark Plan polices:

• Policy 3.2 – Protection of Amenity

• Policy 3.11 – Ef cient Use of Land

• Policy 3.12 – Quality in Design

• Policy 3.14 – Designing out Crime

• Policy 4.1 – Density of Residential Development

• Policy 4.2 – Quality of Residential Development

• Policy 4.3 – Mix of Dwellings

• Policy 4.5 – Wheelchair Affordable Housing

• Policy 4.7 – Non Self-Contained Housing for Identi ed User Groups

A ull summary o the relevant policies is contained in section 5.

1. Introduction



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The SPD applies to new residential development, conversions o existing dwellings and extensions oralterations to existing homes and covers the ollowing:

• General principles applying to all development

• Standards speci c to certain types of residential development in addition to the general principles

• Guidelines for housing meeting speci c needs

Where applicants cannot achieve the appropriate standard, they must justi y this and demonstrate why notand show the measures taken to compensate or this. This would normally be done through the Design andAccess Statement.

1.2 Related planning documentsThis SPD should be used along with other planning documents that provide guidance on other aspects ohousing and sustainable development, including:

• A ordable Housing Supplementary Planning Document (2008): this document explains thecouncil’s approach to securing a ordable housing.

• Sustainable Design and Construction Supplementary Planning Document (Dra t): this documentexplains how new development should be designed and built so that it has a positive impact onthe environment, including energy, water use, pollution, waste, ood risk and biodiversity.

• Sustainability Assessment Supplementary Planning Document (Dra t): this document explainswhat in ormation will be required to demonstrate the environmental impact o a developmentand how these will be balanced with social and economic impacts

• Design and Access Statements Supplementary Planning Document (2007): this documentexplains how to prepare design and access statements, which need to be submitted with mostplanning applications

• Heritage and Conservation Supplementary Planning Document (Dra t): this document explainsthe approach taken to protecting and enhancing the borough’s areas o historic importance,listed buildings and conservation areas

• Area action plans and supplementary planning documents relating to specifc areas and sites.These will identi y more specifc standards and guidance or housing in specifc areas. Thestandards may be di erent or each area. Applicants need to check the relevant area specifcsupplementary planning document or area action plan. The areas covered by area action plansare: Elephant and Castle, Peckham, Aylesbury and Canada Water. Site specifc SPDs cover alarger number o areas including Camberwell and the Old Kent Road.




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1.3 Key considerations

This section covers some o the key considerations that applicants will have to consider when designingproposals or general needs residential development with regard to policies 4.1, 4.2 and 4.3 o theSouthwark Plan. Applicants should also re er to other policies and guidance in the development plan, thisSPD and other SPDs that are relevant to their development. Housing or specifc user groups is covered insection 4 o this SPD. We suggest you engage with our development control planning team at an early stageto ensure the application complies with our policies and provides a high quality o design.

For all residential development does the development:

• Fall within the appropriate residential density ranges?

• Meet the criteria o what is considered to be a development o exemplary design or o achievinghigh quality living accommodation as set out in section 2.2 i the development is in a PublicTransport Accessibility Zone and above 700 ha/ha?

• Meet the minimum oor areas set out in section 2.3 o this SPD?

• Meet li etime homes as set out in section 2.9 o this SPD?• Meet standards o privacy and outlook as set out in section 2.8 o this SPD?

• Meet standards o daylight and sunlight as set out in section 2.7 o this SPD?

• Have adequate levels o ventilation as set out in section 2.4 and 2.7 o this SPD?

• Meet amenity space standards as set out in section 2.6 o this SPD?

• Is the development designed to be sa e and secure as outlined in section 2.8 o this SPD?

• Limit the impact o pollution? Re er to the Sustainable Design and Construction SPD or morein ormation.

For major residential development (those over 10 units) does the development?

• Have a majority o units that have two or more bedrooms?

• Include studio ats? I so are these limited to 5% o the total number o dwellings? Note thatstudio ats are not considered suitable or a ordable housing provision.

• Include a minimum o 10% o units that are suitable or wheelchair users in line with guidanceset out in section 2.10 o this SPD?

• Is the development over 15 units? I so, do at least 10% o the units have three or more

bedrooms with direct access to private outdoor space as set out in sections 2.6, 3.1 and 3.4?



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

Where an application or planning permission will increase the total amount o development on a site tomore than 10 dwellings, the development will be considered as a major development and the standards

within this SPD and the Southwark Plan relating to major developments will apply. This will be the case or:• Sites that are artifcially sub-divided. In these circumstances the proposals will be judged as to

whether or not a development makes the best use o land through the e fcient use o landpolicy and by applying appropriate density levels based on the context and character o thesurrounding development and public transport accessibility levels.

• Phased development. In these circumstances where the development is clearly part o the frstphase o a larger development which is over 10 units, it will be considered as a major applicationand the residential design standards or major developments will be applied. Where a phaseddevelopment with planning permission is subsequently amended and the total units are

increased, the council will also apply the residential design standards or 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 wherethere is an extant planning permission and a resh planning permission is submitted or arevised scheme taking the total units above 10 units, the residential design standards or majorapplications will be applied.

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

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

It is important that the appropriate amount o residential development occurs in appropriate places. Makinge fcient use o land to provide new homes, jobs and services, without building on open space is important.The right level o density ensures e fcient use o land without negative impacts on the environment. Newresidential developments must take into account the local character and context o the area so that it fts inwith its surroundings and does not have a negative impact on amenity and tra fc. High quality landscaping

can help to mix a range o densities together.

2. General principles applying to allresidential development




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The Southwark Plan sets out density zones. These are guides to the e fcient use o land in di erent areasbased on the general character o the area and its accessibility to public transport . The density ranges areset out in table 1. The Central Activities Zone and Urban Zone tend to be characterised by ats, maisonettesand terraced housing. The Suburban Zone generally contains a more open character, with larger gardensand housing rather than ats. Section 3 o this SPD contains urther guidance specifc to these types oresidential development.

Table 1 – Residential density standardsDensity zone Habitable rooms per hectare

Central Activity Zone 650 to 1100 habitable rooms/hectare

Urban Zone Medium density- 200 to 700 habitable rooms/hectare in areaswith predominantly our or more storeys and a public transportaccessibility level o 4 to 6;Lower density – 200 to 450 habitable rooms/hectare in areaswith predominantly two to three storeys and a public transportaccessibility level o 2 to 3.

Suburban Zone 200 to 350 hr/h

Public Transport Accessibility Zones (Canada Water, Walworth Corridor,Bermondsey and Peckham)

May exceed 700 hr/h i the development provides; an exemplarystandard o design, with an excellent standard o livingaccommodation; and a signifcant contribution to environmentalimprovements in the area particularly relating to public transport/ cycle/pedestrian movement, sa ety and security and public realmimprovements.

Table 1 highlights that higher density residential development may be suitable in public transport accessibilityzones where an exemplary standard o design and an excellent standard o living environment can bedemonstrated. For the development to be considered as being o an exemplary standard o design and

having an excellent standard o living environment, applicants will be expected to demonstrate that theirproposed schemes exceed the residential design standards set out in this SPD, specifcally they will beexpected to:

• Signi cantly exceed minimum oorspace 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.



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• 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.

• For larger developments, include more than one lift within the development.

• Minimise corridor lengths by having an increased number of cores.• Minimise noise in at developments by stacking oors so that bedrooms are above bedrooms,

lounges are above lounges etc.

• Obtain Secured by Design certi cation.

• Have exceptional environmental performance that exceeds the standards set out in theSustainable Design and Construction Supplementary Planning Document. This will includedesigning an energy e fcient development, using long lasting building materials and reducingwater consumption. See the Sustainable Design and Construction Supplementary PlanningDocument or urther guidance.

• Maximise the potential of the site as demonstrated in the applicant’s Design and AccessStatement. See the Design and Access Statements Supplementary Planning Document or

urther guidance.

• Make a positive contribution to local context, character and communities, including contributingto the streeetscape.

2.3 Minimum foor areas or di erent sized dwellingsMinimum oor area standards ensure an adequate amount o space is provided in residential development

to achieve a pleasant and healthy living environment. Table 2 sets out the minimum oor areas or dwellingsbased on the number o bedrooms. These are minimum oor areas and applicants should seek to providelarger oor areas in developments where possible.




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For the purposes o a ordable housing calculations, habitable rooms exceeding 27.5 sqm will be counted astwo rooms. See the A ordable Housing Supplementary Planning Document or urther in ormation.

Table 2 –Minimum foor areas in sqmDwelling 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 lounge) 16 17 18 19

Kitchen (where eating area is in the lounge) 6 7 8 8

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

Living room (where eating area is in the kitchen/ diner))

13 13 15 15

Open plan development (where kitchen/diner iscombined with the living room)

24 27 30

Bathroom/Wc (combined) 3.5 3.5 3.5 3.5 3.5

Storage oor area 1 1.25 1.75 2.25 2.75

Overall oor area 32.5 45 60 75 90

Table 2 sets out the minimum oor requirements or open plan units. It is recommended that rooms areseparated within a unit where possible particularly or social housing where there are requently more peopleliving in the dwelling. A larger room size is required or open plan units to allow some separation within theroom (especially between cooking and living) and to allow more space as everyone in the dwelling will beusing that same one room.

For studio ats there needs to be su fcient separation between the cooking and sleeping areas.

See section 3.5 o this SPD or urther in ormation on the larger room sizes required or socialrented a ordable housing.

All residential development needs to provide storage space to meet the likely needs and requirementso potential occupiers. Table 2 sets out the minimum requirements or storage or each sized dwelling.Applicants must ensure that there is storage space or the ollowing:

• Re use storage. Internal space or storage o waste should be provided within kitchens (incupboards) or close to kitchens in utility rooms or connected garages. This should have aminimum capacity o 30 litres and be able to store at least three bins or di erent types owaste. No bin should be smaller than seven litres.



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• General household items such as vacuum cleaners in all dwellings and buggies in dwellings withtwo or more bedrooms.

• Food and kitchen storage, including space or electrical machines.

• Storage or tools etc or household, garden or vehicle/bicycle maintenance, especially where nogarage is provided.

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

Building Regulations require a minimum headroom o 2.3 metres. Exceptions may be considered incircumstances where the proposal is to convert an existing building into a at, providing all the otherappropriate residential design standards in this SPD are met.

Habitable rooms in attics which should have a minimum room height o 2.3 metres over at least hal o thehabitable oor area. Any oor area where the ceiling height is less than 1.5 metres will not count towardsthe habitable oorspace.

2.4 Internal layout o dwellingsThe ollowing requirements should be applied:

• All habitable rooms should have access to natural daylight. Rooms should be designed to takeadvantage o natural sunlight and ventilation, as set out in section 2.7.

• Principal living rooms and bedrooms should be served only by roof lights and should havevertical windows or outlook.

• All new residential development or general needs housing should be completely sel -containedwith the living room, kitchen, bathroom, WC and bedrooms adequate in size or their intended

use, in accordance with the minimum standards set out in table 2.• 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 ight o stairs.

• Access to bedrooms and bathrooms should be rom a circulation area (i.e. entrance hall or lobby)and not solely o another room.

• Kitchens may be located o living or dining rooms where means o escape in case o fre issatis actory.

• All bathrooms, WCs and kitchens should have adequate ventilation.




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• It is recommended that dwellings with two double bedrooms have a separate WC andbathroom. Dwellings with three or more bedrooms should have a second WC with a hand washbasin.

• All affordable dwellings with three or more bedrooms should have a kitchen that is separaterom the living room.

2.5 Di erent sized dwellings/dwelling mixThe Southwark Plan and the London Plan require development to cater or the range o housing needs inthe area. To identi y housing need in the borough we commission a Housing Needs Survey roughly every fveyears. These surveys are carried out using assessment methods that comply with government guidance. Themost recent survey carried out was in 2003 and this was updated in 2006. In terms o housing mix, the keyfndings o the survey were that:

• There is a signifcant short all o housing in the borough.

• There is a general need for more family housing in the borough.

• The greatest need in the private housing sector is or one and two bedroom properties.

• The greatest need in the a ordable housing sector is or three bedroom properties .

Major new and converted housing developments (developments o over 10 units) will need to cater or theseneeds. The council will expect major new residential development and conversions to include a mix o sel -contained dwelling types and sizes, including that

• The majority o units should have two or more bedrooms.

• Developments o 15 or more dwellings should provide at least 10% o the units with three ormore bedrooms with direct access to private outdoor space. These units can be defned as amilyunits. The required amenity space standards are set out in sections 2.6, 3.1, 3.2, 3.3 and 3,4.

• No more than 5% o the total dwelling units are studio ats. Studio ats do not meet a ordablehousing need and will not be considered as such. See the dra t A ordable Housing SPD ormore in ormation.

• Major developments provide at least 10% o units as suitable or wheelchair users.



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Exceptions may be made where:

• A scheme is designed to meet specifc housing need such as supported housing, as set out insection 4

• A mix o dwelling sizes would be inappropriate due to the location o the site, its externalenvironment or the limitations o the site itsel . Applicants must justi y why the appropriatedwelling mix cannot be met. This should be justifed through the applicant’s Design and AccessStatement.

2.6 Outdoor amenity spaceAll new residential development must provide an adequate amount o useable outdoor amenity space. Thenature and scale o the amenity space should be appropriate to the location o the development, its unctionand the character o the area within which it is situated. For example development designed or amilieswill need to include private gardens and play areas whereas or 1 bed ats balconies and more genericcommunal areas may be more appropriate.

In most developments there should be a mixture o both private and communal amenity space. Privateamenity space is space specifc or one dwelling and can be accessed only by the people living within thatdwelling. It is particularly important or amily housing in order to provide a sa e outdoor area or childrento play in. It can take the orm o private gardens, balconies, terraces and roo gardens. Juliet balconies arenot considered as amenity space as they do not add useable space to the development. Access to privateamenity space should not be rom the bedroom.

Communal amenity space is shared space or use by everyone within the development. It can take the ormo a communal garden or roo garden. All residents should have access to communal amenity space where itis provided.

Section 3 sets out the specifc outdoor amenity space requirements or di erent types o residentialdevelopment. These standards are in addition to the general standards set out in this section.

Where it is not possible to provide an adequate amount o outdoor amenity space in accordance withsection 3 o this SPD and the Southwark Plan (policy 4.2), the applicant must justi y why this cannot beachieved through the Design and Access Statement. Where developments are within immediate proximity oa substantial area o public open space, accessibility to the open space, combined with better outlook, may

justi y less amenity space as part o the development. In these circumstances a planning contribution maybe required instead to provide o -site public amenity space (see the Section 106 Supplementary Planning

Document).




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Planning applications should show the areas allocated to uture residents or outdoor amenity space.Details o access to and boundary treatments must also be provided with the planning application. It isimportant to indicate the extent o private ownership (such as by walls, ences, railings, gates, signage,paving) to defne the boundary between public and private space.

In calculating amenity space the ollowing will not be counted:

• Shared sur aces

• Driveways

• Vehicle parking areas or hard standing

• Cycle parking areas

• Footpaths

• Servicing areas

• Re use storage areas

The elements o amenity space to be included in the amenity space calculation will depend upon the designand layout o the proposed development. Any exception to the above will need to be justifed in the Designand Access Statement.

2.7 Daylight and sunlightResidential developments should maximise sunlight and daylight, both within the new development andto neighbouring properties. Development should seek to minimise overshadowing or blocking o lightto adjoining properties. A lack o daylight can have negative impacts on health as well as making thedevelopment gloomy and uninviting.

Maximising sunlight and daylight also helps to make a building energy e fcient by reducing the need orelectric light and meeting some o the heating requirements through solar gain. The orientation o buildingscan maximise passive solar gain to keep buildings warm in winter and cool in summer. See the Designand Access Statements Supplementary Planning Document and the Sustainable Design and ConstructionSupplementary Planning Document or urther in ormation.

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 followingminimum tests need to be applied to avoid the unacceptable loss o daylight and/or sunlight resulting rom adevelopment, including new build, extensions and conversions.



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Daylight and sunlight tests on the impacto the new development on neighbouringpropertiesDaylight testsThis test should be used where the proposeddevelopment aces the a ected window o theneighbouring property:

1. Draw a line at 25 degrees upwards rom the centre othe a ected window;2. I the proposed development is higher than this25 degree line, there may be an unacceptable loss odaylight to the a ected window.

This test should be used where the proposeddevelopment is at right angles to the a ected window othe neighbouring property:1. Draw a line at 45 degrees upwards rom the centre o

the a ected window;2. Draw a line at 45 degrees sideways rom the centre othe a ected window.

I the proposed development is both higher andwider than these 45 degree lines, there may be anunacceptable loss o daylight to the a ected window.

Sunlight testsThis test should be used where any part o the proposed

development lies to the south o the a ected window othe neighbouring property, between due east and duewest:

• Draw a line at 25 degrees upwards from a point twometres above ground level.

I the proposed development is higher than this25 degree line, there may be an unacceptable loss osunlight to the a ected window.




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Daylight and sunlight tests or adequate daylight and sunlight in the new dwellingInternal natural daylight tests to proposed residential developmentAll development must have acceptable natural daylight and ventilation to all habitable rooms to the

ollowing standards:

• An area o glazing which is equivalent to at least 10% o the internal oorspace o eachhabitable room must be provided.

• An area o glazing that is capable o being opened, equivalent to at least 5% o the internaloorspace o each habitable room must be provided to allow adequate ventilation to each

room.

For rooms below the external ground level:

• Draw a line at 30 degrees upwards rom a point 2 metres above the oor level o the room, andin ront o the basement window

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

I the proposed development ails any o these tests, urther investigation and evidence may be required inorder to assess whether an unacceptable loss o daylight and/or sunlight will occur. The evidence should beprepared by a suitably qualifed pro essional and must be in accordance with the BRE guidance. The cost oany urther investigation and evidence must be met by the applicant.

Additional testsIn addition to the BRE tests, to ensure that natural light and ventilation is maximised, all residentialdevelopments should meet the ollowing requirements:

• At least one main wall with a window should ace within 90 degrees o due south

• North acing gardens should be avoided

• Garages should be situated to the north o houses to maximise daylight and sunlight to the resto the dwelling

• Taller buildings should be sited to the north o the development, with low rise at the south tomaximise daylight and sunlight penetration to the development

• Where possible, living rooms should ace the southern or western parts o the sky and kitchenstowards the north east

• In order to make the most o solar gain through passive solar energy the main solar collectingglazing needs to ace within 30 degrees o due south



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• The council encourages dwellings to be dual aspect in terms o having multiple windows lookingin more than one direction. This allows more light into the room and allows cross ventilation.Where dual aspect cannot be provided or example in at developments due to problems ooverlooking neighbours, the applicant must prove that the single aspect is o a standard notin erior to multiple aspects and that a high quality o design is still achieved (through the Designand Access Statement). The Sustainable Design and Construction SPD provides urther guidanceon locating windows away rom busy roads and railways to minimise noise and pollution to the

development• New development should not cause excessive overshadowing o existing communal amenity

spaces or neighbouring properties.

• No new development should result in the complete loss o sunlight to an existing adjoiningproperty.

2.8 Privacy and securityHouse and at developments should be arranged to sa eguard the amenity and privacy o occupiers andneighbours. New development, extensions, alterations and conversions should not subject neighboursto unacceptable noise disturbance, overlooking or loss o security. See the Sustainable Design andConstruction Supplementary Planning Document or urther guidance on how to reduce disturbance romnoise and the specifc standards which must be met.

To prevent unnecessary problems o overlooking, loss o privacy and disturbance, development shouldachieve the ollowing distances:

• A minimum distance o 12 metres a the ront o the building and any elevation that ronts ontoa highway

• A minimum distance o 21 metres at the rear o the building

Where these minimum distances cannot be met, applicants must provide justifcation through the Designand Access Statement.

Developments should seek to improve community sa ety and crime prevention. This may include designingdevelopments so that open spaces are overlooked by windows, avoiding dark secluded areas and buildings

ace onto streets. This may include obtaining Secured by Design certifcation. Council owned developmentsand developments carried out by Registered Social Landlords are required to obtain Secured by Designcertifcation.




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2.9 Li etime HomesAll new residential development should be built to Li etime Homes standards. Li etime Homes are ordinaryhomes designed to accommodate the changing needs o occupants throughout their lives. HabintegHousing Association’s Li etime Homes standards are nationally recognised standards to raise the standard ohousing. Li etime Homes are based around meeting 16 design eatures. Ideally all 16 design eatures will bemet or exceeded, to reach Li etime Homes standards to beneft everyone and help residents remain in theircommunities. Where it is not possible or all 16 eatures to be met due to site constraints, applicants shouldprovide details o which standards can not be met and justi y the reasons or each through their Designand Access Statement. Those standards that can be achieved should still be met. The 16 Li etime Homes

eatures are set out in the table 3. Should the Habinteg House Association update the Li etime HomesStandards a ter the adoption o this document, the council will use the updated standards. The Li etimeHomes standards are available rom http://www.li etimehomes.org.uk

Table 3– Li etime Homes StandardsLi etimeHome

eature

Requirement Stated speci cations and dimensions tocon orm

1 Car Parking Where car parking is adjacent tothe home, it should be capable oenlargement to attain 3.3m width.

The general parking space width o 2400mm musthave a grass verge or path 900mm wide runningbeside to enable the hard landscaping to have anoverall width o 3300mm at a later date.

2 Access romCar Parking

The distance rom the car parkingspace to the home should be kept to aminimum and should be level or gentlysloping.

A level approach is pre erable. Where topographyprevents this, a maximum gradient on an individualslope is permissible as ollows:

1:12 i 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 intermediate1200mm clear landings.Paths should be a minimum 900mm wide.

3 Approach The approach to all entrances shouldbe level or gently sloping.

The specifcation or Criteria 2 gives the defnition ogently sloping

4 ExternalEntrances

All entrances should be illuminated,have level access over the thresholdand have a covered main entrance.

The threshold upstand should not exceed 15mm.



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5 CommunalStairs

Communal stairs should provide easyaccess and, where homes are reachedby a li t, it should be ully accessible.

Communal stairs:Uniform rise not more than 170mm, uniform goingnot less than 250mm.Handrails extend 300mm beyond top and bottomstep, handrail height 900mm rom each nosing.

Li ts:Clear landing entrances minimum 1500mm x

1500mmMinimum internal dimensions 1100mm x 1400mmControls between 900 – 1200mm from oor and400mm rom the li t’s internal ront wall.

6 Doorways &Hallways

The width o internal doorways andhallways should con orm to Part M,except that when the approach isnot head on and the hallway widthis 900mm, the clear opening widthshould be 900mm rather than 800mm.There should be 300mm nib or wallspace to the side o the leading edgeo the doors on entrance level.

Front door:Clear opening width o 800mm, with a 300 nib tothe side o the leading edge.

Internal + Back doors:Clear opening width o 750mm / corridor orpassageway width 900mm i the approach is head-on or 1200mm when the approach in not head-on,clear opening width 775mm / corridor 1050mmwhen the approach is not head on, 900mm / 900mm corridor when the approach is not head on.Doors on the entrance level should have a 300mmnib to the leading edge.

7 WheelchairAccessibility.

There should be space or turning awheelchair in dining areas and livingrooms and adequate circulation space

or wheelchairs elsewhere.

A turning circle o 1500mm or a turning ellipse o1700mm x 1400mm is required in living rooms anddining areas.

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

9 Two ormore storeyrequirements

In houses o two or more storey, thereshould be space on the entrance levelthat could be used as a convenient bedspace.

A space on the entrance level that couldconveniently be used as a bed-space.




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10 WC In houses with three bedrooms ormore there should be a wheelchairaccessible toilet at entrance level withdrainage provision enabling a showerto be ftted in the uture. In houseswith two bedrooms the downstairstoilet should con orm at least to PartM.

The drainage or the uture shower should beprovided in all dwellings.For dwellings with 3 or more bedrooms or on onelevel, the WC must be ully accessible. A wheelchairuser should be able to close the door rom withinand achieve side trans er rom a wheelchair to oneside o the WC. There must be 1100mm clear spaceto the ront o the bowl. The shower provision must

be within the closet or adjacent to the WC.A Part M WC is adequate or dwellings on 2 or morestoreys with 1 or 2 bedrooms.

11 Bathroom &WC Walls

Walls in the bathroom and WC shouldbe capable o taking adaptations suchas handrails.

Wall rein orcements (i required) should be locatedbetween 300 and 1500mm rom the oor.

12 Li tCapability

The design should incorporateprovision or a uture stair li t and asuitably identifed space or a throughthe oor li t rom the ground oor

to the frst oor, or example to abedroom next to the bathroom.

There must be a minimum o 900mm clear distancebetween the stair wall (on which the stair li t wouldnormally be fxed) and the edge o the oppositehandrail/balustrade.

Unobstructed ‘landings’ are needed at the top andbottom o the stairs

13 MainBedroom

The design and specifcation shouldprovide a reasonable route or apotential hoist rom a main bedroomto the bathroom.

Technological advances in hoist design mean that astraight run is no longer required.

14 BathroomLayout

The bathroom should be designed orease o access to the bath, WC & washbasin.

Although there is not a requirement or a turningcircle in bathrooms, su fcient space should beprovided so that a wheelchair user can convenientlyuse the bathroom and gain side access to the WC.

15 WindowSpecifcation Living room window glazing shouldbegin no higher than 800mm rom theoor level and windows should be easy

to open/operate.

People should be able to see out o the windowwhilst seated. Wheelchair users should be able tooperate at least one window in each room.

16 Fixtures &Fittings

Switches, sockets, ventilation andservice controls should be at a heightusable by all (i.e. between 450 and1200mm rom the oor).

This applies to all rooms, including the kitchen andbathroom



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2.10 Wheelchair housingLi etime Homes are suitable or many older people and the vast majority o disabled people but they arenot designed to meet the additional spatial requirements or wheelchair users. There remains a shortage ohousing suitable or wheelchair users across London and wheelchair housing has been identifed as a keyhousing need in Southwark. The London Plan and the Southwark Plan require at least 10% habitable roomsor units o major new residential development (10 units or more) to be designed to be wheelchair accessible.

Wheelchair housing in a ordable housing schemesThe greatest need is or more a ordable wheelchair housing. To incentivise the development o such units,

or every a ordable housing unit which complies with the wheelchair design standards, one less a ordablehabitable room will be required than otherwise stated in Policy 4.4 o the Southwark Plan.

The London Borough of Greenwich has developed the ‘Greenwich Standard’, known as the South EastLondon Housing Partnership Wheelchair Housing Design Guidelines, which is a nationally recognised bestpractice standard or wheelchair housing. It incorporates and builds on the nationally recognised HabintegWheelchair Housing Design Guide and the Housing Corporation’s Scheme Development Standards. ThisSPD adopts the South East London Housing Partnership Wheelchair Housing Design Guidelines to be used asSouthwark’s guidelines or wheelchair design guidelines. New developments must meet this standard unlesssite constraints such as topography prevent the standard rom being met. Where this is the case the councilwill require justifcation as to why the standard cannot be met. The standard covers the ollowing 15 areas:

1. Moving around outside2. Using outdoor space3. Approaching the home4. Negotiating the entrance door5. Entering and leaving, dealing with callers6. Negotiating the secondary door7. Moving around inside/storing things8. Moving between levels9. Using living spaces10. Using the kitchen11. Using the bathroom and shower room12. Using bedrooms13. Operating doors14. Operating windows15. Controlling services

Please re er to the ollowing link to the ull adopted standard:http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/rdsspd.html




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These standards apply in addition to the general standards set out in section 2 and relate to di erent typeso residential development.

3.1 New houses (Detached, semi-detached and terrace)Outdoor amenity space

New housing must provide private amenity space. The majority o space should be located at the rear othe property and should not be overlooked rom public areas nor should it adversely a ect the privacy andamenity o 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 oor.

3.2 New fat developments

Outdoor amenity spaceAll at developments must provide some orm o outdoor amenity space. This must include communalamenity space and where possible private amenity space.

All at developments must meet the ollowing 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 beprovided. Where it is not possible to provide 10 sqm o private amenity space, as much space

as possible should be provided as private amenity space, with the remaining amount addedtowards the communal amenity space requirement. For example, i a private balcony o 3 sqmcan 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 privateamenity space.

All amenity space must be intrinsic to the design o the development. Care must be taken so that privateamenity space such as roo terraces and balconies does not adversely a ect neighbouring residents’ privacyor sunlight. Roo gardens should be located appropriately to avoid problems o overlooking. Screens andlandscaping can be used to help overcome problems o overlooking. Wherever possible larger units shouldbe provided at ground level, to ensure access to private amenity space. Units designed as family units should

3. Standards specifc to certain typeso residential development in additionto the general standards



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be provided at the ground level. This enables children to have direct access to outdoor amenity spaceand reduces potential access problems o carrying children or push chairs up ights o stairs. Applicationswith amily units away rom the ground oor should provide justifcation through the Design and AccessStatement o how amilies beneft rom access to good quality amenity space and that amilies continue tohave access to private space and play areas.

Communal amenity areas should meet the ollowing standards:

• they should be located towards the rear o 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 passivesurveillance and make the amenity space a sa e place or 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 allnew at developments containing the potential or 10 or more child bed spaces. This is a requirement romLondon Plan Policy 3D.13 and the Mayor’s Supplementary Planning Guidance on Providing or Children andYoung People’s Play and In ormal Recreation. This is calculated on the basis that:

For private and intermediate housing:• 2 bedroom houses or ats create 0.11 child bed spaces per unit

• 3 bedroom houses or ats create 0.42 child bed spaces per unit

• 4 bedroom houses or ats create 0.98 child bed spaces per unit

For social or rent housing:

• 2 bedroom houses or ats create 0.40 child bed spaces per unit• 3 bedroom houses or ats create 1.88 child bed spaces per unit

• 4 bedroom houses or ats create 1.90 child bed spaces per unit.

A minimum o 10 sqm o play space per child bedspace should be provided within the development. Playareas should be overlooked by nearby housing. A management and maintenance scheme o the play areais required to be provided by the applicant establishing the management and maintenance regime or thechildren’s play area.




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3.3 ConversionsPermission will not be granted or the conversion o a single dwelling house o 130 square metres or lessoriginal net internal oorspace into 2 or more dwelling units. This is to protect small amily homes withgardens or which there is a known need in the borough. Net internal oorspace excludes space that cannotbe used, such as internal walls, under stairs and chimneys as well as all shared spaces within developmentssuch as shared corridors, lobbies and stairwells.

Outdoor amenity spaceProposals or conversions should meet the amenity space requirements set out or in sections 2.6, 3.1 and3.2 or all developments (housing and at developments).

Daylight and sunlightBasements and roo spaces (lo ts/attics) with poor access to natural light and ventilation should not be madeinto separate units but should be combined with the adjoining oor as part o a maisonette or duplex at.There needs to be adequate natural light.

3.4 Extensions to existing residential dwellingsThe General Permitted Development Order sets out the types o development or which planning permissionis not required. This is called permitted development rights. Planning permission is not required ormany alterations and small extensions to single amily houses. However, purpose built ats and housesconverted into ats have no permitted development rights and planning permission is always required. TheGovernment’s ree booklet “Planning: A Guide or Householders” is available rom www.communities.gov.uk or rom Southwark Council’s development control team on 020 7525 5438.

Outdoor amenity space

• Any extension should not reduce the outdoor amenity space associated with the dwelling toless than hal o its original size and the remaining amenity space must be at least the minimumstandards 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 adjoiningoccupiers

Design and appearanceAll 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 andestablished grain o the surrounding area



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• Be successfully integrated with their surroundings. The extension should read as if it were part ofthe original dwelling. Where a di erent approach is taken, the design and composition shouldbe success ul. It should retain or restore existing eatures that are important elements in thetownscape or that contribute to the architectural integrity o proportions o a building or groupo 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 theoriginal dwelling in terms o location, orm and scale. Any extension should not dominate theoriginal building and should be set back rom the principal elevations

• Not compromise any rooms in the existing house. No habitable room should become completelyinternal without a window

• Use materials that match those in the original house and the surrounding areas. Windows anddoors should be o a similar pattern and align with existing windows and door openings where

possible.

In some circumstances a contrasting modern design can be success ul. Applicants are strongly encouragedto discuss this with planning o fcers.

When adding additional oors to existing dwellings, rooms should be vertically stacked to minimise noisedisturbance between oors or ats. e.g bedroom above bedroom, lounge above lounge. Developmentsshould also have adequate sound-proofng.

Rear extensions

Rear extensions are o ten the most practical and appropriate way to extend a dwelling. However, i poorlydesigned they can have a negative impact on the property or neighbouring properties especially in terms ooutlook, daylight and sunlight.

They should:

• Generally, for most smaller terraced and semi-detached houses, be limited to a single-storey inheight 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 eeling o enclosure.




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• Should not exceed 3 metres in height to prevent a feeling of enclosure.

• Respect the design and windows features of the host building.

I the existing garden is already only a minimum size as set out in section 3.1 and 3.2, a rear extension willprobably not be suitable or the property.

73

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ConservatoriesConservatories 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 extensionsSide extensions should:

• Be subsidiary to the main building.

• If the side extension is proposed to be morethan single storey, the upper oor should beset back rom the side building line.

• Have roofs that match those of existingbuildings in terms o roo shapes and pitches.

• Avoid the in lling of gaps between properties,where this is an important townscape eature.

Front extensionsFront extensions are rarely acceptable due to theirimpact on the appearance o the building andtownscape. Applicants are strongly encouraged toseek the advice o a planning o fcer i designing

ront extensions.

Roo ExtensionsRoo design is very important as it will determine theoverall shape o an extension.

Roo extensions will not be permitted in theollowing circumstances:

• Where additional oors in any form wouldharm the architectural integrity o a building orthe unity o a group.

• Where roof extensions cut through ridge or hiplines.




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• On buildings which are the same height or signi cantly higher than their neighbours, especiallythose which have been extended in the past.

• On buildings and in terraces which are completed compositions or which have existing mansardsor roo storeys.

• Where the varied skyline of a terrace or group of buildings is of interest and should bemaintained.

• Where the building has roo ine features which were designed to be seen against the sky.• Where it would unbalance the proportions of the building.

• Where there is an unbroken run of butter y roofs.

• Where the roo ine is exposed to long views from public spaces and a roof extension in any formwould 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.

Roo extensions and alterations should• Be pitched rather than at as they are more ef cient 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 tted ush (parallel) with the roof to avoid clutter on the front of thebuilding.

• There should be a maximum of two roof lights to front roof slope.

• In conservation areas, roof lights need to be in keeping with the style of the conservation areaand be ush with the roo plane.



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Roo window extensions

• Dormer window extensions should normally beconfned to the rear elevation o dwellings withpitched roo s. They should be only at the rear othe dwelling. Dormer windows would only beallowed at the ront o a dwelling i they are anestablished part o the streetscape or they wouldhave no impact on the streetscape.

• Dormer windows should generally be set downrom the ridge o the main house, in rom either

side o the roo slope and in rom the eaves.

• Dormer window extensions should notdominate the rear elevation o the property. Theyshould be designed to sit well within the originalroo slope remaining around the whole dormer.As a minimum they should be set up 0.5 mentres

rom the gutterline and set 0.5 mentres downrom the ridge.

• Dormer windows should not normally be widerthan they are high nor should they occupy morethan 20% o the area o the roo .

We encourage the installation o green andbrown roo s and walls. Green and brown roo sand walls are ‘living’ roofs and walls that canbeneft the environment by enhancing biodiversityand reducing ood risks whilst providing a highstandard o insulation. See the Sustainable Designand Construction SPD or urther in ormation ongreen roo s.

Conservation Areas and Listed BuildingsGuidance within this section on conservation areas and listed buildings is in addition to the guidance inthe rest o this SPD. Residential development within conservation areas and on listed buildings requiresadditional guidance to ensure conservation o the historic environment, as set out in policies within theSouthwark Plan.




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Applications or extensions to listed buildings or within conservation areas are also required to submit aDesign and Access Statement. See the Design and Access Statements SPD or more in ormation on whatneeds 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 andCountry Planning General Development Order 1988 (as amended) in order to control development wherethe character o an area o 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 o thearea. Proposed development on listed buildings should preserve the building and its eatures o specialarchitectural or historic interest. Planning permission may be required or alterations and extensions whichwould not be required outside o conservation areas and listed buildings. Listed buildings and ConservationAreas may also need Listed Building Consent and Conservation Area Consent respectively. Developmentmust not comprise historic and architectural integrity o the buildings. Special consideration should be givento the ollowing design matters:

• Established character

• Appearance

• Materials

• Boundary details

• Streetscene

• Signi cant trees

Extensions and alterations within conservation areas need to:

• Respect the context of the Conservation Area, having regard to the content of ConservationArea 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 positivecontribution to the character or appearance o the conservation area

• Do not introduce design details or features that are out of character with the area such as theuse o windows and doors made o aluminium, uPCV 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 thebuilding



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• The development relates sensitively and respects the period, style-detailing and context of thelisted building

• Existing detailing and important late additional features of the buildings are preserved, repairedor, i missing, replaced.

Complete loss o a ront garden will not be permitted in Conservation Areas or a Listed Building. Frontgardens should be consistent with the building line o adjoining buildings and townscape eatures.

3.5 A ordable housingDesign o a ordable housingThe same minimum design considerations will be applied to the a ordable housing as to the open markethousing. Where a ordable housing is required in residential development the a ordable housing must beintegrated with market housing in terms o access and design as ar as is practical. Failure to do so goesagainst the principle o creating mixed and balanced communities and rein orces social exclusion.

It is recognised that management and maintenance issues associated with the a ordable housing may

impact on the level o integration that can be achieved whilst still ensuring a ordability, particularly in atdevelopments. These issues will be considered in the determination o planning applications.

The physical integration of affordable housing among market housing, or ‘pepper-potting’ can causedi fculties in terms o the a ordability o service charges, which may result in the units no longer beingconsidered a ordable as costs are taken into account when assessing the level o a ordability. Where‘pepper-potting’ can not be designed in a way to reduce the potential for high service charges in thea ordable housing, it will be discouraged. It is sometimes easier to manage housing that is groupedtogether, or example in at developments it is o ten more practical to integrate a ordable housing byvertically grouping market and a ordable housing to ensure that service charges are kept at a ordable rates.

However, this does not mean that there should be a marked di erence in the quality and design o thea ordable units.

Applicants are strongly encouraged to work closely with a partner Housing Association or Registered SocialLandlord to employ their skills and experience at an early stage o design to ensure that uture e ectivemanagement and maintenance o the a ordable scheme can be properly considered and that the design othe development is cost e fcient.

In addition to the standards set out in this SPD, it is recommended that all a ordable housing is designedto meet the Housing Corporations Design and Quality Standards and Housing Quality Indicators (refer toAppendix 3 or the website addresses). All schemes receiving unding rom the Housing Corporation will berequired to meet these standards.




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3.6 Other alterations to dwellings and gardensAlterations to the external appearanceAlterations to the exterior fnish o dwellings should respect the character o the building and townscapeand retain original eatures wherever possible. New windows and doors should match existing or in the caseo older buildings, original design, and be in proportion to the design o the building.

Garden structures and encesProposals must consider location o garden buildings such as sheds and greenhouses so that they minimisethe impact on neighbouring properties. Garden buildings should be located to the rear o properties. Thebuilding materials used must respect the existing buildings and the overall character o the area. Gardenbuildings should minimise any impact on trees.

Front gardens, walls, encing and railings should be sympathetic to the character o the building and gardenand normally no higher than 1 metre. Original railings should be retained where possible. In general, reargarden walls and ences should not exceed 2 metres to protect views and daylight.

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

Satellite dishesSatellite dishes can be visually obtrusive. They should be located at the rear o the property and where theycannot be seen rom the street and cannot be seen against the sky. They should be positioned where theirvisual impact on the appearance o the building is minimal. Suitable sites could include within concealedroo slopes, on rear extensions or elevations, behind chimney stacks, on back ends o garages or in thegarden. Satellite dishes will not be permitted on the ront elevations o buildings within conservation areasor 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 dishper building will be approved. Communal telecommunications must be provided or all majordevelopments

• Located as unobtrusively as possible

• Of a colour and design to blend in with its background



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• 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 propertiesThe upper storeys o shops and other commercial buildings o er opportunity or residential development.Living above shops and commercial buildings can increase the vitality o an area and provide surveillance

outside o normal business hours. Encouraging more people to live in town and local centres increases theviability o centres and reduces the need to travel by car as centres have good transport links and there areincreased opportunities or walking and cycling.

The council supports the retention or conversion o oorspace above shops or residential uses to provideadditional and varied housing choice.

The ollowing points must be considered when assessing an application or living above shops or commercialproperties

• The amenity to residential residents and occupiers, or to the surrounding area

• Sound proo ng measures for the residential units

Policy 3.2 o the Southwark Plan protects the amenity o residents and occupiers including disturbance romnoise. The Sustainable Design and Construction SPD provides urther guidance and requirements on how toreduce disturbance rom noise.

3.8 In ll developmentInfll development occurs where there is redevelopment o sites located between existing property rontages,

and where any new buildings should normally continue the lines o existing development to each side.

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

3.9 Backland developmentBackland developments sites are those located predomintly to the rear o existing dwellings. Developmenton such sites includes garden buildings such as sheds and greenhouses, and new residential units (also re erto section 3.6 above). Backland development predominately occurs in the gardens o the surrounding housesbut can also occur in garage courts and between two streets.




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Backland development, particularly or new residential units, can have a signifcant impact on amenity,neighbouring properties and the character o an area. To minimise impact on the surrounding area andneighbouring amenity, proposals or backland development need to consider the ollowing

• Development must not be more intensive than the existing development on the existing streetrontage. Frequently backland development is single storey development so as not to impose

on the surrounding area. Backland development should echo the characteristics o existingdevelopment

• Degree of overlooking to neighbouring gardens

• Spacing between facing windows of habitable rooms. There should be no windows on theboundary between the backland development and existing properties to protect neighbour’sprivacy

• As far as possible the orientation of backland development should relate to that of the existingsurrounding buildings. i.e. dwelling backs acing dwelling backs and ronts acing ronts.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 mustbe o adequate width o allow vehicular access to the development site as appropriate. Thisincludes access or servicing and emergency services

• There must be space within the backland development for refuse storage and access forcollection o the re uge

• Maximising security and surveillance through design.

3.10 Mixed –use developmentHousing may be provided as part o a mixed use development. This is most likely in local policy areas, towncentres, main road rontages and on major development sites. It can bring vitality and viability to an areaby reducing the need to travel between di erent activities and improve sa ety and security by improvingsurveillance outside o normal business areas. Mixed use development can also assist in making the best useo scarce land by utilising the airspace above commercial buildings.



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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 amenityo all occupiers o the site. There should be separate entrances and separate waste and recyclingstorage provision

• Comply with the standards within this SPD for residential at development

3.11 Live-work unitsLive-work units are properties specifcally designed or dual use, combining both residential and employmentspace.

Live-work units o er environmental benefts such a reducing the need to travel to work. However theremust be a clear defnition between the two types o use.




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4.1 Housing meeting speci c needIn addition to general needs housing, there are a number o other housing types that cater or the specifcneeds o certain members o the community such as the elderly, people with mental or physical disabilities,young people and students. These types o housing includes:

• Sheltered housing

• Supported housing

• Student accommodation

These specialist housing types can be both sel -contained, such as ats, and non sel -contained, such ashostels, houses in multiple occupation and cluster ats. In non sel -contained accommodation acilities suchas kitchens, bathrooms and lounges are usually shared.

In most cases these types o housing are designed to meet the specifc needs o the user group theyare intended to accommodate and there ore do not meet general needs housing because they are notnecessarily permanent housing and are only available to a specifc user group. For these reasons generalpolicy requirements relating to housing mix and a ordable housing will not normally be applied to thesetypes o housing (re er also to the A ordable Housing Supplementary Planning Document).

Although our Housing Needs Survey suggests that there is no identifed need or these types o housing, it isrecognised that new developments may be required or certain user groups i a local need arises. To ensurethat housing or specifc needs does not prejudice opportunities or general needs housing (both market anda ordable housing), applicants will be required to demonstrate that there is a local need or such housing.In addition applicants will be asked to provide in ormation on their experience o delivering and managinghigh quality schemes o the relevant type o specialist housing.

All schemes or specialist housing should be designed and constructed to accommodate the specifcrequirements o the intended residents. Where possible, schemes should also be designed to be easilyadapted to general needs housing in the event they become surplus to requirements.

Applicants are strongly encouraged to discuss proposals or housing or specifc user groups at an early stagewith both our planning and housing o fcers.

4.2 Sheltered housing and supported housingSheltered housing and supported housing gives people with specifc needs the opportunity to liveindependently or with a degree o independence in a sa e and secure environment, including:

• people with physical disabilities

• older people with extra care needs and those who need support to manage their own homes

4. Housing meeting specifc needs



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• 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 eeing domestic violence

• people at risk of offending• people with HIV or AIDS.

Sheltered and supported housing can be in the orm o hostels, residential care and nursing homes.Accommodation can be temporary or permanent and is usually in the orm o small sel -contained ats ornon-sel contained accommodation in the orm o single rooms in a complex, with shared acilities.

Applications or special needs housing should meet the ollowing minimum standards:

• Sel contained ats or studio rooms with their own bathrooms and ftted kitchens should meetthe minimum standards set out in table 2

• Single rooms should be provided a minimum size o 7.5 sq m

• Laundry acilities should be located on site and be accessible to all residents

• A communal lounge o an appropriate size should be provided that is accessible to all residents

• Communal gardens should be provided at a minimum o 50 sqm plus an additional 6.5sqm perperson. Details o the maintenance arrangements o communal gardens should be includedwith the application

• One guest room should be provided per 20 residents. The guest room should include awashbasin

• Details o long-term management and maintenance arrangements together with details osa ety and security measures should also be submitted with the application including supervisionarrangements and intercom and alarm systems

• All habitable rooms should have access to natural daylight. Rooms should be designed to takeadvantage o natural sunlight and ventilation, as set out in section 2.7

• All bathrooms, WCs and kitchens should have adequate ventilation

• Internal space or storage o waste should be provided within kitchens (in cupboards) andshould have a minimum capacity o 30 litres and be able to store at least three bins or di erent

types o waste. No bin should be smaller than seven litres.




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4.3 Student housingStudent housing can be in the orm o halls o residents, cluster ats or sel contained units. To ensurethat the appropriate levels o student accommodation are supplied in the borough without prejudicing thedevelopment o general needs housing, planning applications or student accommodation will have to beaccompanied with evidence that there is an identifed local need or this type o housing, including:

• A letter from a recognised local educational establishment• Con rmation that the accommodation will be affordable to the identi ed user group

• Details of security arrangements

• Details of the long-term management and maintenance arrangements of the studentaccommodation.

All student accommodation should be located in areas that are easily accessible to public transport and havea public transport accessibility level o 4 and above.



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The residential design standards SPD has been developed within the context o national, regional and localplanning rameworks.

5.1 National planning guidanceThe principal Planning Policy Statements (PPSs) and Planning Policy Guidance notes (PPGs) that relate to thisSPD are as ollows:

• PPS1: Delivering Sustainable Development (2005)PPS 1 sets out the government’s vision or planning, with sustainable development at the core othe planning system. It requires residential development to be sustainable.

• PPS3: Housing (2006)PPS 3 seeks to ensure that there is a wide range o housing available to meet all the needs othe community, and that sustainable, inclusive mixed communities are created.

5.2 Regional planning guidanceChapter 3 o the London Plan ocuses on housing. There are also a number o regional SupplementaryPlanning Guidance notes which ocus on housing. The key policies o the London Plan (consolidated withalterations since 2004) 2008 - the Mayor’s Spatial Development Strategy, and key SPGs relating to this SPDare as ollows:

London Plan Policy 3A.A Housing Choice (2008)Policy 3A.A states that local authorities should seek to ensure that:i. New developments o er a range o housing choices, in terms o the mix o housing sizes and types,

taking account o the housing requirements o di erent groups, such as students, older people,amilies with children and people willing to share accommodation.

ii. Councils should ask for housing to be built to ‘Lifetime Homes’ standardsiii. Ten per cent o new housing is designed to be wheelchair accessible, or easily adaptable or

residents who are wheelchair users.

London Plan Policy 3A.5 Large residential developments (2008)Policy 3A.5 states that boroughs should encourage proposals or large residential developments.

London Plan Policy 3A.10 Special needs and specialist housing (2008)Policy 3A.10 states that policies should provide or special needs housing, including sheltered housing withcare support, sta ed hostels and residential care homes.

5. Planning policy context




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London Plan Policy 3D.13 Children and young people’s play and in ormal recreaationstrategiesThis ensures that all children have sa e access to good quality, well-designed, secure and stimulating playand in ormal recreation provision.

London Plan Policy 4B.1 Design principles or a compact city (2008)Policy 4B.1 sets out the design principles boroughs should seek to ensure developments ollow, including

maximising the potential o sites and ensuring sustainability.

London Plan Policy 4B.1 Maximising the potential o sites (2008)Policy 4B.1 sets out the residential density ranges to ensure boroughs are maximising the potential o sites inaccordance with policies on transport, local context and design.

London Plan Policy 4B.5 (2008)Policy 4B.5 requires developments to meet the highest standards o accessibility and inclusion. It requireslocal authorities to adopt the principles o inclusive design by requiring developments to be able to be usedby as many people as possible with the ability to o er reedom to participate equally in the development’s

mainstream activities.

London Plan Policy 4B.6 Sustainable design and construction (2008)Policy 4B.6 ensures that uture developments meet the highest standards o sustainable design andconstruction, including ensuring development are com ortable and secure or users.

Accessible London: Achieving an Inclusive Design SPG (2004)The SPG reiterates policy 3A.A in the London Plan, with Implementation Point 13 requiring 10% o newhousing to be designed to be wheelchair accessible or easily adaptable or residents who are wheelchairusers

Housing SPG (2005)The SPG sets out guidance on many issues, including housing choice and mix, housing density and decenthomes in order to ensure a sustainable and high quality housing supply. It also provides guidance ona ordable housing, which is expanded upon in Southwark’s dra t A ordable Housing SPD.

Providing or Children and Young People’s Play and In ormal Recreation dra t SPG (March2008)This dra t SPG sets a benchmark minimum o 10 sqm per child o play space. Paragraph 4.47 states thatwhere child occupancy is expected to be in excess o 10 children, the Mayor will expect provision to be madeon-site. For smaller schemes it may be o -site.



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5.3 Local planning guidanceThe SPD provides urther guidance to the policies set out in the Southwark Plan (2007). In particular itprovides urther clarity on the ollowing strategic and development control policies:

The SPD expands on the strategic policies o the Southwark Plan as set out below:

• SP1 Sustainability, equality and diversity

• SP2 Participation• SP3 Quality and Accessibility

• SP10 Development impacts

• SP11 Amenity and environmental quality

• SP13 Design and heritage

• SP14 Sustainable buildings

• SP17 Housing

The SPD expands on the development control policies set out below:

Policy 1.6 Live-Work UnitsThe policy sets out the criteria that must be met or live/work units to be permitted.

Policy 3.2 Protection o AmenityThe policy sets out that planning permission will not be granted where it will cause a loss o amenityincluding disturbance rom noise.

Policy 3.11 E cient Use o LandThe policy sets out how developments should ensure that they maximise the e fcient use o land whilst alsoprotecting a number o other actors including amenity and design.

Policy 3.12 Quality in DesignThe policy sets out that developments should achieve a high quality o both architectural and urban designin order to create attractive, high amenity environments. It also states that a Design Statement must besubmitted with planning applications.

Policy 3.13 Urban DesignThe policy sets out the principles o good design to include height o buildings, site layout and inclusivedesign.




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Policy 3.14 Designing out CrimeThis policy states that development should be designed to improve community sa ety and crime prevention.

Policy 4.1 Density o Residential DevelopmentThe policy sets out the residential density ranges that applicants need to comply with, setting out di erentranges for the different zones of the borough (Central Activity Zone, Urban Zone, Suburban Zone and PublicTransport Accessibility Zones)

Policy 4.2 Quality o Residential AccommodationThe policy sets out the requirements or residential developments as:The policy sets out the requirements or residential developments as:i. achieve good quality living conditions; andii. include high standards o :

• Accessibility, including seeking to ensure that all new housing is built to Lifetime Homesstandards;

• Privacy and outlook;• Natural daylight and sunlight;

• Ventilation;• Space, including suitable outdoor/green space;• Safety and security; and• Protection from pollution, including noise and light pollution.

Policy 4.3 Mix o DwellingsThe policy sets out the need to provide a mix o dwelling sizes and types to cater or Southwark’s housingneeds. It states that this will include

i. The majority o units should have two or more bedrooms, and developments o 15 or more dwellingswill be expected to provide at least 10% o the units with three o more bedrooms with direct accessto private outdoor space; and

ii. The number o studio ats must not exceed 5% o the total number o dwelling units within adevelopment. Studio ats are not suitable or meeting a ordable housing need; and

iii. At least 10% o all major new residential developments should be suitable or wheelchair users, exceptwhere this is not possible due to the physical constraints o the site.

Policy 4.5 – Wheelchair A ordable HousingThe policy states that or every a ordable housing unit which complies with the wheelchair designstandards, one less a ordable habitable room will be required than otherwise stated in policy 4.4 (on general

a ordable housing requirements).



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Policy 4.7 – Non-Sel -Contained Housing or Identi ed User GroupsThe policy sets out when new development providing non-sel contained residential accommodation willnormally be permitted.




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See appendix 1 o the ollowing link or the council’s wheelchair design standards

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

Appendix 1

Wheelchair design standards



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AccessAccessibility O fcer Tony Davies 020 7525 5489

Design and conservationDesign and conservation team 0207 525 5448

HealthPrimary Care Trust (PCT) 020 7525 0400

HousingHousing and regeneration initiatives Tim Bostridge 020 7525 1222

Environmental healthEnvironment and housing Bill Legassick 020 7525 4253

Open spaceEnvironment and housing, LBS, Head o Parks 020 7525 0874

Public realmEnvironment and housing, LBS Head o In rastructure 020 7525 2091

ArchaeologyRegeneration and neighbourhoods, LBS Archaeology O fcer 020 7525 2963

Planning obligations/ s106Monitoring O fcer 020 7525 5443

Planning and executive committee clerkStrategic Services, LBS Committee Clerk 0207 525 7055

Planning applicationsRegeneration and neighbourhoods, LBS Duty O fcer Helpline 020 7525 5403

Planning policyPolicy o fcer 020 7525 5644

Appendix 2

Contacts




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

Housing Corporation, 2007 Design and quality standards See http://www.housingcorp.gov.uk/server/show/ ConWebDoc.10783

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 o buildings o the Building Regulations 2000 (2004 Edition) See www.planningportal.gov.uk/uploads/br_PDF_ADM_2004.pd

O fce o the Deputy Prime Minister, 2005 PPS 1: Delivering Sustainable Development See http://www.communities.gov.uk/publications/planningandbuilding/planningpolicystatement

Department or Communities and Local Government, 2006 Code or Sustainable Homes See http://www.planningportal.gov.uk/uploads/code_ or_sust_homes.pd

Department or Communities and Local Government, 2007 Code or Sustainable Homes: Technical GuideSee http://www.communities.gov.uk/archived/publications/planningandbuilding/codeguide

Department or Communities and Local Government, 2006PPS 3: Housing See http://www.communities.gov.uk/publications/planningandbuilding/pps3housing

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

South East London Housing Partnership, 2007 SE London Guide or RSLs and Developers Seehttp://www.selondonhousing.org/Documents/2007%20RSL%20guide%20290607.doc

South East London Housing Partnership, 2007 Wheelchair Homes Design Guidelines See http://www.selondonhousing.org/Documents/Wheelchair%20design%20guidelines%20(WEB).pd

South East London Housing Partnership, 2006 Housing Strategy See http://www.selondonhousing.org/ Documents/2006-2010%20SELHS%20dec%2006.pd

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

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

Appendix 3Further in ormation



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Li etime Homes Standards See http://www.li etimehomes.org.uk/

Commission or Architecture and the Built Environment Building or Li e http://www.building orli e.org/

Regional policy and guidanceMayor or London, 2005 Housing Supplementary Planning Guidance See http://www.london.gov.uk/mayor/ strategies/sds/spg_housing.jsp

Mayor o London, 2004 Accessible London: Achieving an Inclusive Environment Supplementary PlanningGuidance See http://www.london.gov.uk/mayor/strategies/sds/accessible_london.jsp

Mayor o London, October 2006 Providing or Children and Young People’s Play and In ormal Recreationdra t Supplementary Planning Guidance See http://www.london.gov.uk/mayor/strategies/sds/spg-children-recreation.jsp

Mayor o London, August 2006 Housing Space Standards dra t report See http://www.london.gov.uk/

mayor/strategies/sds/related_pubs.jsp

Mayor o London, 2004 The London Plan. Spatial Development Strategy or Greater London See www.london.gov.uk/mayor/strategies/sds/index.jsp

Local policy and guidanceLondon Borough o Southwark, 2007 Statement o Community Involvement See http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/localdevelopment ramework/SCI.html

London Borough of Southwark, July 2007 The Southwark Plan (Unitary Development Plan) Seehttp:// 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 o Southwark, 2005 Southwark Housing Strategy 2005- 2010 See http://www.southwark.gov.uk/YourServices/HousingandHomes/strategyandstatistics/

London Borough o Southwark, 2007 Dra t Sustainability Assessment SPD See http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/SustainabilitySupplementaryPlanningDocu.html




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London Borough o Southwark, 2007 Design and Access Statements SPD See http://www.southwark.gov.uk/YourServices/planningandbuildingcontrol/planningpolicy/DesignandAccessSPD.html

London Borough o Southwark, 2007 Dra t A ordable Housing SPD See http://www.southwark.gov.uk/ YourServices/planningandbuildingcontrol/planningpolicy/AHSPD.html

London Borough o Southwark, 2007 Dra t Sustainable Design and Construction SPD See

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



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Accessibility is defned as the methods by which people with a range o needs especially those rom thesix equality target groups (race, gender, age, aith, sexuality and disability) fnd out about and use servicesand in ormation. For disabled people, access in London means the reedom to participate in the economy, inhow London is planned, in the social and cultural li e o the community, as well as physical access. The termis also used to describe how easy a location is to get to by public or private transport

A ordable housing Housing that is accessible to those households who cannot otherwise a ord the

cheapest habitable dwelling with the same number o habitable rooms, available anywhere within theborough at market price. This category includes low-cost homes, ownership schemes and key workerhousing.

Amenity Pleasant or advantageous eatures enjoyed by a property or occupier which can be a ected bycertain development proposals. Development can improve amenity as well as harm it.

Area Action Plans Area Action Plans provide the ramework or area where signifcant cnage orconservation is needed and should have a strong ocus on implementation. They should: deliver plannedgrowth areas, stimulate regeneration, protect areas sensitive to change, resolve con icting objectives in areas

subject to development pressures, or ocus the delivery o area based regeneration initiatives.

Article 4 Direction These directions are made under the 1988 Planning General Development Order. Theyremove normal ‘permitted development rights’ to undertake certain works without planning permission.

Building Regulations Sets standards or the design and construction o buildings to ensure the sa ety andhealth or people in or about those buildings.

Cluster fat Non sel -contained accommodation or temporary occupation by a specifc user group such asstudents or nurses, where living and kitchen acilities are shared by a number o households.

Conservation Areas An area o special architectural or historic interest designated by the local planningauthority under the provisions o the Planning (Listed Buildings and Conservation areas ) Act 1990, thecharacter or appearance o which it is desirable to preserve or enhance.

Density A measure o the intensity o development o a residential site.

Development As defned by Section 55 o the Town and Country Planning Act 1990, development meanscarrying out building, engineering, mining or other operations in, on, over or under land, or changing theuse o buildings or land.

Appendix 4Glossary



Disabled Person The Disability Discrimination Act (DDA) 1995 defnes a disabled person as someone witha ‘physical or mental impairment which has a substantial and long term adverse effect on his/her ability tocarry out normal day-to-day activities’.

Energy e ciency Making the best or more e fcient use o energy in order to achieve a given output ogoods or services, and o com ort and convenience. This does not necessitate the use o less energy.

Environment Surrounding area or conditions in which something exists or lives.

Habitable room A room within a dwelling, the main purpose o which is or sleeping, living or dining. Itis any room with a window that could be used to sleep in, regardless o what it s actually used or. Thisexcludes toilets, bathrooms, landings, halls and lobbies, and also excludes kitchens with an overall oor areao less than 11 square metres.

Household One person living alone or a group o people (who may or may not be related) living or stayingtemporarily at the same address with common housekeeping.

Li etime Homes are ordinary homes designed to accommodate the changing needs o occupantsthroughout their lives, particularly loss o mobility.

Live-work units A dual use unit comprising separate but interconnected B1 use class and a residentialdwelling. Both units must be able to operate in isolation

Local Development Framework (LDF) A port olio o documents including Supplementary PlanningDocuments, Development Plan Documents such as a Core Strategy and proposals maps, and theStatement o Community Involvement . Together the port olio o documents cover the whole boroughand give comprehensive policy coverage at a detailed level.

London Plan A strategic plan or the whole o London produced by the Mayor o London. The mainpurpose o the London Plan is to ensure that all the individual plans produced by the London boroughswork together to meet the priorities that are agreed or the whole London region. The Local DevelopmentFramework cannot contain strategies or policies that are not in general con ormity with the London Plan.

Major developments Any residential or mixed use development creating 10 or more dwellings, or ithat is not known, where the site area is 0.5 hectares or more. For other types o development, a majordevelopment is one where the oorspace to be built is 1000 square metres or more, or the site area is 1hectare or more.

Mixed use Development comprising one or more activities within the same building or site, or across sitesin close proximity to one another.


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Mobility Impaired Includes any person who may or may not be disabled , but has an impaired ability toaccess buildings, structures, or move within public areas. This can include those using child prams/buggies orshopping trolleys.

Non sel -contained accommodation Residential accommodation where occupiers o di erenthouseholders share living, kitchen or bathrooms acilities.

Proposals maps illustrate the geographical extent o planning policies and Designations

Public Transport Accessibility Zones Areas within the Urban or suburban Zones, which have better accessto public transport, signifcant potential or new development and interest, and a mixed use characterincluding signifcant retail development.

Regional Spatial Strategy (RSS) is a spatial ramework or a region over a 15 to 20 year period includingpolicies or housing, environmental protection, transport and waste management. The London Plan is theRegional Spatial Strategy that Southwark Plan Policies should be consistent with.

Renewable Energy Energy derived rom a source which is continually replenished, such as wind, wave,solar, hydroelectric and energy rom plant material. Although not strictly renewable, geothermal energy isgenerally included.

Secured by Design A police initiative to encourage the building industry to adopt crime preventionmeasures in development design to assist in reducing the opportunity or crime and ear o crime, creatingsa er and more secure environments. Secured by Design is endorsed by the Association o Chie PoliceOf cers and has the backing of the Home Of ce Crime Reduction Unit. It has been drawn up in consultationwith the Department o Transport, Local Government and the Regions.

Shared Spaces ( or the purposes o Section 3.3): Areas o a building that provide common areas tomultiple building units such as shared corridors, lobbies, stairwells, and concierge areas and general storagespace or other areas not accessed directly rom a unit.

Studio fat A no-bedroom residential unit which has a separate bathroom and kitchen but shared bedroomand living area.

Supplementary Planning Documents (SPD) or Guidance (SPG) Guidance notes, additional andsupplementary to the Unitary Development Plan , on how to implement the policies. They also containbackground in ormation applicants may fnd use ul when preparing their planning applications.

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Sustainability Appraisal/ Strategic Environmental Assessment A systematic and interactive processundertaken during the preparation o a plan or strategy, which identifes and reports on the extent to whichthe implementation o the plan or strategy would achieve environmental, economic and social objectives bywhich sustainable development can be defned, in order that the per ormance o the strategy and policies isimproved.

Sustainable Development Development that contributes towards the principles o sustainability. That is,

development that does not cause environmental damage, contributes to the local economy and meets theneeds o the local community.

Unitary Development Plans (UDPs) Statutory plans produced by each borough which integrate strategicand local planning responsibilities through policies and proposals or the development and use o land intheir area.

Southwark Plan See “Unitary Development Plans”


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Contact usPlanning policy and research team, Regeneration and neighbourhoods, Southwark Council, Chiltern,Portland Street, London SE17 2ES

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

This document can be viewed at www.southwark.gov.uk/yourservices/planningandbuildingcontrol/ localdevelopment ramework/SPD.html

I you require this document in large print, braille oraudiotape please contact us on 020 7525 5548.