National Context
3.1 The National Planning Policy Framework states that one of the core land-use planning principles is to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Good design is a key aspect of sustainable development is indivisible from good planning and should contribute positively to making places better for people. Design can have a large impact not only on individual buildings but also on the wider 'public realm', including our streets, town centres, parks and open spaces. Development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions, should be refused permission.
Design and Access Statements
3.2 The Government now requires that Design and Access Statements accompany most planning applications and applications for Listed Building Consent (information on when Design and Access Statements are needed is detailed in the Planning Validation Checklist). This requirement provides an opportunity for the early consideration of design and access. Design and Access Statements should contain relevant information and details compatible with the scale and complexity of the proposal, including:
It will need to demonstrate how the proposed development will:
The Design Council provides guidance on Design and Access Statements which is available at www.designcouncil.org.uk. Further advice, on 'Secured by Design' principles are available from the Police at http://www.securedbydesign.com .
3.3 The Council, working in partnership with the County Council and other Districts in Hertfordshire, has prepared guidance on how design should complement local architectural traditions and how sustainable construction techniques can be incorporated within the context of quality and the character of the existing built heritage. It also includes guidance on how to take account of crime prevention and community safety considerations as part of the design and layout of new development. Further details can be found at http://www.hertslink.org/buildingfutures.
Local Context
3.4 The principle of design forms one of the overarching policies within the Council's Core Strategy (CP12). Design can have a significant impact on individual buildings and spaces as well as the wider environment. The Council recognises that high quality residential design and layout is integral to meeting the objectives within the Core Strategy, addressing issues such as crime and anti social behaviour, the reduction in carbon emissions, the reuse and recycling of waste and other community objectives in Three Rivers.
3.5 Many areas within the District consist of low density housing with large (or long) rear gardens. These areas often experience pressure for development on garden land or for infill development which, if not managed, can erode the particular character of an area or impact on the residential amenity of both existing and new occupants. In particular, the Council will not support development proposals which result in a tandem form of development (two or more houses directly behind one another on the same plot and sharing the same access) or backland development hemmed in by houses and accessible only by a long driveway.
3.6 For the purpose of this policy, infill development means the filling of a small gap, which, having regard to the width of neighbouring residential curtilages and the general character of the site and surrounding areas, is capable of accommodating a single dwelling, a pair of dwellings or short terrace in an otherwise built up frontage.
3.7 The Council also acknowledges that additional dwellings can be provided through the subdivision of existing larger properties to form maisonettes or flats. These types of applications can be a satisfactory way of raising densities in low density areas close to local transport nodes and local services. However, such applications will be carefully assessed to ensure that character and residential amenity are protected.
3.8 Applicants are advised to refer to Core Strategy Policy CP12 for additional policy guidance on design of development. Further information will be outlined in the Council's forthcoming Design SPD which will seek to provide comprehensive information relating to a number of subjects including extensions, development in the Green Belt, conservation issues and sustainability.
3.9 Further guidance on design is provided by the Commission for Architecture and Built Environment (CABE) and the Design Council, for example through the national standard 'Building for Life'. This standard includes how to consider character, public space, design and construction and the surrounding environment and community. Developers are encouraged to incorporate these principles in proposals.
3.10 Applicants should consider design from the outset to ensure that
development complements and enhances the characteristics of the area
in which it is located. The Council encourages applicants to seek pre-application
advice prior to the submission of a formal planning application.
DM1 Residential Design and Layout |
All applications for residential development should satisfy the design criteria as set out in Appendix 2 to ensure that development does not lead to a gradual deterioration in the quality of the built environment, and that landscaping, the need for privacy and amenity space and the creation of identity in housing layouts are taken into account. a) New Residential Development Development will only be supported where it can be demonstrated that the proposal will not result in:
b) Subdivision of Dwellings Subject to other development policies, proposals for the conversion of single dwellings into two or more units will generally be acceptable where:
The Council will take into account the individual and cumulative effect of applications for development on the character of an area, and will resist piecemeal development in favour of comprehensive proposals that properly address the criteria above. |
| Policy Links | |
| National Policy (others may also be relevant) |
National Planning Policy Framework |
| Related Core Strategy Policies | CP1: Overarching Policy on Sustainable Development
CP2: Housing Supply CP3: Housing Density CP9; Green Infrastructure CP12: Design of Development |
| Core Strategy Strategic Objective | S3, S9, S10, S12 |
| Further Guidance | |
| Supplementary Planning Documents | Design SPD |
| Additional Information | Hertfordshire Building Futures: http://www.hertslink.org/buildingfutures Roads in Hertfordshire – Highway Design Guide: http://www.hertsdirect.org/services/transtreets/transplan/infdev/roadsinherts/ |
3.11 Policy DM1 is in accordance with national and regional policy frameworks and reflects local priorities to maintain, protect and enhance the quality of the built environment and in particular residential amenities. The approach will contribute directly to the Core Strategy Objective 3: in relation to adapting design and considering climate change; to Objective 9: in relation to conserving and enhancing the countryside and diversity of landscapes, wildlife and habitats; to Objective 10: new development respecting the unique character and identity of the towns and villages in the District; and Objective 12: creating safe and attractive places to live.
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