part 2

maintaining
residential
standards
 maintaining
2 MAINTAINING RESIDENTIAL STANDARDS residential
2.1 Achieving good design
standards
2.1.1 Developers and home owners should seek advice
from the City Council - the Local Planning Authority on
any proposals for new housing development,
extensions or modifications to existing housing.

2.1.2 This part of the Residential Design Guide focuses on

detailed guidance for new housing development and for
home owners wishing to extend or modify their property.
New housing, extensions and modifications will only be
acceptable if the design is consistent with the main
principles set out later in this guide.

2.1.3 One of the key objectives of this guide is to positively

enhance local character; achieving this or other key
objectives may mean that one or more of the principles
may have to be compromised. As such, the use of these
principles should be seen as a starting point for designs
of quality and innovation to be developed, and developers
will be expected to provide a written explanation for the
reasons behind the decisions taken throughout the
design process. Designs that do not fundamentally
address the objectives behind these principles and are
submitted without written justification are likely to be
refused.

2.1.4 This guide advocates good design in all situations,

irrespective of whether development requires planning
permission or not. Amenity and privacy are important to
ensure that people enjoy and feel comfortable in their
own home, it is therefore necessary to ensure that any
new development, extension or modification of a property
should maintain the existing occupants’ and future
occupier’s enjoyment of their home through access to
natural light, outlook and privacy. A poorly designed
extension will not only spoil the appearance of your
home and street but can reduce its value and its
attractiveness to potential buyers.

2.1.5 Advice on whether a planning application is required,

preparing a planning application and whether
pre-application meetings are required is given in Part 1.

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2.1.6 A character appraisal should be carried out of both the

site and the local area.

2.1.7 It is good practice to carry out a character appraisal of

the local area as this will help you make robust
decisions. Although this is not practical on householder
applications it will assist the smoothing running of the
planning process if consideration is given to how the
alterations and/or extension relates to the local character
of the area. This will help ensure that your proposals do
not make a negative impact on the local character of the
area and will help you make a robust case for achieving
planning approval. Advice on this is given in Appendix E.

2.1.8 Key issues to be considered when you start developing

your proposals are:

• The effect of the development or extension on the

appearance of your house and the character of the
area. Is it going to be in keeping with the original
house and the wider setting of the street and
neighbourhood?
• The effect on neighbours’ natural light, outlook and
privacy;
• When extending your home, what will be the effect
The two photos above show a new of daylight and sunlight to existing rooms - will
development of retirement apartments they be less attractive and less useable than
in Fareham the design of which they are now?
responds to the local character by • Will the extension make your garden too small or
including similar features to existing take away space around your home, e.g. space
development, such as bay windows and for parking your car?
gable ends. The development also • If the development is on a site boundary, how are
uses a similar coloured brick and you going to maintain it?
mortar to existing development. • If you are proposing to develop on or near the
boundary, you must comply with the Party Wall
etc. Act 1996. Further guidance on this is given
in Appendix H;
• Discuss your ideas with your neighbours.

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2.2 Access to natural light, outlook and privacy residential
2.2.1 New housing development, extensions and modifications
to existing homes should ensure that access to natural
light, outlook and privacy is maintained for existing
standards
occupants and their neighbours in their homes and
private gardens as well as for the intended occupants of
new habitable rooms.

2.2.2 To prevent over-development, loss of privacy and

dominance over neighbouring houses and to secure a
reasonable standard of amenity and outlook for all, it is
important to leave an appropriate gap or space between
neighbouring buildings and extensions. Proposals that
cause a ‘terracing’ effect in streets of semi-detached and
detached properties will be resisted. Spaces between
buildings should ensure a reasonable outlook for
occupants of lounges, dining rooms, kitchens and
bedrooms. There should also be suitable access to rear
gardens for storage of bins, bicycles and lawn mowers
etc.

2.2.3 The best way of ensuring privacy between houses is to

avoid windows to habitable rooms (living room, dining
room, kitchen, bedroom) directly facing one another.

2.2.4 Where this cannot be achieved and habitable rooms face

one another the following minimum back-to-back
distance standards between windows should apply (see
page 22 for explanatory illustrations):

• Between single and 2 storey housing and other

similar housing = 21 metres

• Between 2/3 storey housing and other 3 storey

housing = 28 metres

• Between 3/4 storey housing and other 4 storey

housing = 35 metres

2.2.5 The City Council may apply the above standards more
flexibly, depending on the context of the site e.g.in inner
city locations where back-to back distances are
characteristically less than those detailed above, and
providing that the developer puts forward a reasoned
case for alternative back-to-back distances, supported
by a character appraisal of the area.

2.2.6 Where there are differences in site levels between the

site being developed and neighbouring land, the
separation distance should be increased by 2m for every
1m rise in ground level between new and existing
housing.

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Back to Back Privacy Distances: Two storey to two storey

Back to back distance - 21m

Private area

Two storey Fence or solid boundary wall 1.8m high Two storey

Back to Back Privacy Distances: Three to two storey

Back to back rear distance - 28m

Optional screen
planting blocks first
floor overlooking
Private area

Three storey Two storey

Fence or solid boundary wall 1.8m high

Back to Back Privacy Distances: Sloping site with appropriate design

Back to back distance to be

increased to compensate for
level change

Planting screens views

across slope

Two storey

Series of terraces
designed to protect
privacy & make best
use of sloping site

Two storey

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 maintaining
2.2.7 The separation distances between windows of habitable
rooms and the side (gable end) wall of another house or
residential
building are:
standards
• Single or 2 storey house to a side wall of a 2
storey building = 12.5 metres

• Single or 2 storey house to a side wall of a 3

storey building = 15 metres

2.2.8 Where a side gable wall will be located on higher ground

than a windowed rear wall, the separation distance
should be increased by 1m for every 1m change in
ground level.

2.2.9 Provision of obscure/fixed glazing, walls/fencing, mature

tree planting and positioning of ancillary outbuildings as
a means of mitigating intrusive, direct overlooking will be
considered on their own individual merits. Landscape
designs should prevent undue loss of light due to
trees or high hedges. Guidance on how to deal with
existing high hedges on neighbouring land and disputes
arising from them is available from the Tree Team; see
Appendix L for contact details and Appendix K for the
legal definition of high hedges.

2.2.10 The design, layout and detail of new housing

development should also aim to minimise problems such
as noise, fumes and vibration from neighbouring roads
and sites that can spoil the enjoyment and privacy of
housing and garden areas. In some circumstances, it
may not be possible to create an acceptable living
environment and proposals for new housing may then be
resisted.

1 or 2 storey house to side wall of:

2 storey building - 12.5 m
3 storey building - 15 m

3 storey building

2 storey building

Separation Distances between:

Windows of habitable rooms to side wall of 2 or 3 storey
building (shown with section through pitched roof at ridge)

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Residential Design Guide Final Approved Document

Single storey extension

(semi-detached and detached)
1

1. Applicant’s House
2
2. Neighbour’s House

Code applied from midpoint of nearest

window of habitable room

Two storey extension

1 (semi-detached or detached)

2 1. Applicant’s House
2. Neighbour’s House

Code applied from quarter-point of nearest

window of habitable room

Single storey extension where neighbouring

1 property has already been extended

2
1. Applicant’s House
2. Neighbour’s House

Code applied from midpoint of nearest

window of habitable room

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 maintaining
2.2.11 New housing development and extensions must comply
with the ‘45 Degree Code’.
residential
2.2.12 The 45 Degree Code is designed to protect your standards
neighbour’s enjoyment of their property by ensuring a
satisfactory outlook, natural light and to prevent
excessive overshadowing. Generally, the rule provides for
an imaginary line drawn at 45 degrees from your
extension to a neighbour’s nearest window which lights a
habitable room (living room, dining room, kitchen,
bedroom). The line will show the maximum width and/or
depth that a proposed extension can build up to and so
extensions should not project beyond the projected line.

2.2.13 In a situation where neighbouring houses are semi-

detached or detached and for single storey extensions
this line is drawn from the midpoint of the nearest window
of a habitable room. For a two storey extension the
impact is potentially much greater so the line is drawn
from the quarter point of the nearest window of a
habitable room. In a terraced situation with a single or
two storey extension, the impact is again potentially
greater so this line will be drawn from the nearest edge of
the neighbour’s window.

2.2.14 Where a neighbour’s extension has already been built or

given planning permission that would break the Code, an
extension will normally be allowed to the same depth on
the boundary with that neighbour providing no other
neighbour or the local character is adversely affected.

2.2.15 Joint proposals for extensions to adjoining houses may

be acceptable even if the individual extension would not
comply with the Code. This is provided that neighbouring
properties are not adversely affected and that the
extensions are the same depth and are to be
constructed and completed at the same time.

2.2.16 The detailed design of a proposed extension could make

it unacceptable even though it may comply with the
Code. Similarly, constructional solutions that meet the
Code may be unsatisfactory because they result in
awkward and unusable space between a proposed
extension and the site boundary. For example angled
walls may only be acceptable where they form an
integrated part of the overall design.

2.2.17 Permanent structures between houses such as boundary

walls, hedges or garages that affect the use of the Code
may justify its relaxation.

2.2.18 Where a new building is proposed on or close to the

boundary of a garden/yard boundary, the City Council will
carefully consider the impact of this from the perspective
of someone standing in that location. The weight

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 Residential Design Guide Final Approved Document

attached to such a consideration will vary from site to

Flat roofed
site. Where the garden/amenity space is small, it could
outbuilding: well be that the new structure will appear overbearing and
up to 2 metres
in height dominate the outlook of the neighbour in an unacceptable
way. Where the garden area is large and enjoys an
outlook in a number of directions other than the land
being developed, this consideration will be less
important. For specific advice on the development of new
dwellings on corner plots see Part 3.
Pitch roofed
outbuilding: 2.2.19 The orientation of the neighbour’s land relative to where
up to 3 metres
in height the development is to take place will also be important. If
the development is located north of the neighbour, no
harmful impact is likely to the amount of light the
neighbour receives. The existing degree of enclosure to
that garden or yard space will be taken into account in
House extension: arriving at a decision about the acceptability of the new
2 metres and over development.
from boundary

Up to 2.2.20 An outbuilding may be built in an adjoining garden on or

4 metres
in height close to the boundary. Where this is flat-roofed a
structure 3m high above the highest garden level can be
permitted development. In the case of a ridged roof
structure, this height increases to 4m. In the case of
house extensions; the height of new building work may
be permitted development up to 4m above ground level
Illustrations show extent of permitted and 2m or more from of a boundary.
development for outbuildings and
extensions close to and on the boundary 2.2.21 Notwithstanding the application of these permitted rights
(see item 2.2.20) as a comparison or fallback position, the siting of
structures above 4m in height close to or on the common
boundary will be very carefully considered by the City
Council. The objective will be to ensure that any
neighbour will continue to enjoy a reasonable level of
amenity.

2.2.22 Rear boundary screening should be provided with new

development and house extensions.

2.2.23 A 1.8 metre high screen should be provided between

adjacent plots for a minimum distance of 3 metres
from the back of the house or extension along the side
boundary. This is to ensure that the most private space
at the back of a dwelling is not overlooked in order to
provide a private sitting out area (unless adequate walls,
3m
Private
mature trees, hedging or fencing already exist).
area 1.8m high
fence or
solid
boundary
wall

Illustration relating to item 2.2.23

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2.3 Detailed design of extensions and modifications residential
2.3.1 Extensions should be subordinate to the original dwelling.
standards
2.3.2 All extensions should be smaller than the main part of
the house and not dominate its appearance. Extensions
that are too big can not only be oppressive for neighbours
and make the house look lopsided or unbalanced but
can also break the visual continuity of the street of which
it is a part.

2.3.3 Extensions to the side of a house should avoid creating a

terracing effect, in areas characterised by semi or
detached housing.

2.3.4 In traditional detached and semi-detached housing areas

the infilling of the spaces between houses can detract
from the character and rhythm of the street. In such
areas of housing a gap reflecting the prevailing urban
grain must be retained between the extension and side
boundary to ensure access to the rear of the property
and for maintenance purposes. If the gap is required for
access it should comfortably allow one to push a
bicycle along from the side when walking and retrieve a
wheelie bin or lawn mower stored in the back yard or Extensions, such as this one, should not be
garden. approved as they constitute an unacceptable
change to the character of the area
2.3.5 Where building up to the boundary is unavoidable, then
the front of the extension should be set back to a level in
keeping with the character of the existing house and
wider area. Extensions should not project the beyond the
existing building line of the house (this does not include
porches or bay windows).

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2.3.6 Extensions to dwellings on corner plots should respect and

enhance local character and existing building lines. For
guidance on the development of new dwellings on corner
plots see Part 3.

2.3.7 The design of extensions on corner plots requires careful

consideration, as they tend to be visually prominent. This
means that extensions built in line with the front of
houses on one street can risk encroaching over the
existing building line of the other.

2.3.8 The starting point for any proposal should be to respect

established building lines and local character. In some
circumstances a well-designed extension that does not
follow established building lines might be permitted, for
example where it can create visual interest and closure,
hold the street together or create a pinch point to reduce
traffic speeds. However, where the character of some
corner plots adds value and amenity then careful
consideration should be given to any redevelopment. For
example, the orientation of dwellings on corner plots may
allow a visual break in development that allows glimpses
over rear gardens that can be seen from some distance
along the street; the redevelopment of this plot might
remove this view causing damage to the local character.

2.3.9 Extensions on corners will not be permitted where they

damage the street scene.

2.3.10 The presence of existing substantial hedging, fencing,

railings or highway verges will be taken into account in
assessing proposals.

2.3.11 Garages and parking areas should not be accessed from

corners or street junctions for reasons of highway safety.

Type of Property Back Garden Depth/ 2.3.12 Extensions should leave adequate garden space for
Rear Garden Area general use, daylight and outlook.

2.3.13 Extensions should maintain a garden area that allows for

Terraced 10 m / 50 m 2 practical use and reflects the established character of
the area and the size of the house.
Semi-detached 10 m / 70 m2

2.3.14 Minimum garden sizes within suburban areas of

Detached 10 m / 90 m2
Southampton are listed adjacent (these were established
in the previous Development Control Brief and are based
Flats and other 20 m2 per unit on common excepted practice). However, there are some
developments with parts of the city where gardens are typically smaller than
communal grounds those indicated on the left. In such cases it may be
demonstrable that smaller garden sites are characteristic
Sheltered 30 m2 per unit of the local area.
accommodation

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2.4 Garages and Parking Areas residential
2.4.1 The size of garages, car ports and parking areas should
be in proportion to the size of the house. standards
2.4.2 As with extensions, garages and parking areas
should respect the scale, character and building
materials of your house. In the majority of cases,
garages at the side of a house should be set back from
the main building line and a car space provided in front of
the garage. Gates or garage doors must not project over
the adjoining public highway when opened.

2.4.3 Where new pedestrian or vehicular entrances are

proposed along a front boundary to a house these
should retain as much of the original walling, fencing or
railings as practical to retain a sense of enclosure in the
street scene, and act as a threshold between the public This carport has been sensitivelyde-
realm of the street and the private curtilage to the house.
signed using an extension of the main
roof at the same pitch and with the same
2.4.4 The replacement of traditional front gardens with open roof tiles
hard standing areas for parking often results in a poor
visual appearance and in some cases localised flooding
and will therefore be resisted, where the City Council has
the ability to control such matters. Consideration should
be given to the needs of disabled neighbours who may
need more space to access car doors etc.

Bad - typical flat roof garage

bearing no relation to the style
& proportion of the original
house

Good - A well designed

garage, respecting the
character of the house. The
garage is set back giving
better appearance

Good - An integrated garage

design where the pitch of the Front gardens, front and side boundary
roof reflects that of the
existing house and integrates walls should not be removed and the
the extension by continuing garden paved over as this creates a
the roof from the garage over
the existing front door to negative impact on the existing character
provide a porch.
of the street
Roof tiles used should be of
small scale and similar colour
and material to the original
roofing material of the house

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2.5 Architectural Features and Detailing

2.5.1 Irrespective of the architectural style used in the

design of your property there are a number of basic
design principles that should be followed in the detailing of
any extensions or modifications. Generally the
architectural detailing and materials used should be in
keeping with the original building. See Part 3 for further
guidance on designing new housing.

Basic design principles to be used are:

2.5.2 Roof form and pitch - must relate to the original design
of the building and existing roof and this usually means a
pitched roof (hipped or gabled) set lower than the ridge of
the main roof. A flat roofed extension of a similar storey
height to the pitched roof of the original building will not
The removal of existing features, such be acceptable unless the extension is single storey and
as gabled roofs will be resisted. Roofs not visually prominent, as this will help to maintain a
should be retiled with tiles of similar reasonable level of natural light to neighbouring habitable
characteristics to the original ones rooms.

The reconfiguring of roofs and their supporting structure

to create additional accommodation in the roof space will
not be acceptable if the changes adversely impact on the
local character of the area.

Roof tiles or slates, ridge, hip, valley and ventilation tiles

and or details, and valley details should be the same for
extensions as for the original building and use the same
sized, coloured and textured tiles or slates.

2.5.3 Windows and doors – designed in a similar style to

existing proportions, size and detailing. They should be
Dormer windows should not dominate arranged to line up vertically (openings centred one
the main roof form, nor should they above the other) and horizontally (lintel and cill heights of
openings set at a limited range of heights) with those of
be higher than the ridge of the main
the original house.
roof
2.5.4 Dormer Windows - should be in keeping with the house,
the roof form and in particular with the style of the
windows used on the lower floors to give a sense of
balance and proportion. Dormer windows should be kept
below the ridge and away from the verges and eaves line
of the roof. Traditional forms follow a classical
architectural hierarchy where the proportions of the
windows become smaller from the ground floor upwards.

The addition of dormers should not dominate visually the

existing roof. As such, ‘box’ like additions that
fundamentally change the overall shape of the roof
Dormer windows in Brittany, France, creating a negative visual impact will not be acceptable.
use a simple construction allowing the
sides to be glazed

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 maintaining
2.5.5 Architectural detailing - the detailing of existing
brickwork should be the same for extensions as
residential
for the original building and use the same sized, coloured
and textured brick (or if not available the nearest match
available), the same type of brick bond, mortar colour,
standards
joint detail and thickness. String courses, lintels, cills,
plinths, corbels, verge and eaves details and rainwater
guttering and pipework, should be the same or similarly
coloured and detailed materials or products and where
relevant, should be carried through at the same height as
the original building to the extension.

2.5.6 Porches - should be designed in the style of the house

and neighbouring properties, respect the existing roof
pitch/materials and not be so big as to dominate the
front of the house. Care should be taken not to remove or
hide significant architectural features.

Style, proportion & overall

appearance in keeping

This terrace serves no function other than

Front porch completely at as a large doorstep
odds with the character of
the house. Dominates
frontage, loss of boundary
wall.

2.5.7 Balconies and terraces – are encouraged, particularly

in apartments but should be designed to avoid direct
overlooking of neighbouring private residential spaces,
both internal and external, and their provision and
detailed design should not be detrimental to the local
character of the area.

Balconies should not be provided at

ground floor levels as the space below
them cannot be easily maintained; a
terrace would have been more
appropriate here

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2.5.8 External staircases – these may be required under the

Building Regulations to provide an external means of
escape to a building. They may also be provided as an
amenity to provide access from a higher level balcony or
terrace to a lower level one or to the ground e.g. a first
floor roof terrace leading to a rear garden. As a means of
escape an external staircase will be required to meet
certain parameters, such as width, height and design of
balustrading and may also be required to be partially
covered. Care should be taken with the design of these
structures as they can be visually imposing and provide
The space below this staircase should spaces for people to gather and so should be designed
have been finished with paving and the to avoid direct overlooking of neighbouring private
gas meter boxes cannot be easily residential spaces, both internal and external, and their
accessed in this location provision and detailed design should not be detrimental
to the local character of the area.

2.5.9 Services - these should be positioned so they do not

visually intrude and in locations where they are easy to
access. Further guidance is given on this in Part 3.

2.6 Accessibility

2.6.1 New housing, extensions, modifications and their

facilities should be accessible to all and an access
statement should be submitted as part of the planning
application.
These plastic service pipes look
unsightly and can easily be damaged 2.6.2 New housing, extensions and modifications should
comply with Part M of the Building Regulations, allowing
on this access road
safe and easy access for all on the approach to an into
the dwelling. The Disability Discrimination Act also sets
out requirements for new housing and these include that
disabled persons should have an uninterrupted approach
to the front door and that a level access into the house is
provided within the main storey of the building. Although
planning legislation cannot control interior access and
facilities within the dwelling, it is best practice to
consider these at planning stage as the Building
Regulations do require that access is made easy to all
habitable rooms and sanitary accommodation on the
main floor and this may impact on the external design of
the development.

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