SENDRA PLANNING INFORMATION

ABSTRACT This leaflet is for the benefit of householders in the SENDRA area who are intending to extend, improve or change the use of their homes. It provides advice and general guidelines on how to design extensions and improvements that are likely to be granted planning permission (the leaflet has benefited from advice from the Oxford City Council Planning Department). The leaflet also offers advice on landscape management in the SENDRA area.

SENDRA Planning Group (for the SENDRA Committee)

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Table of Contents 1 PURPOSE OF LEAFLET ............................................................................................................. 1-3

2 IS PLANNING PERMISSION REQUIRED? ................................................................................ 2-4

3 WHY IS GOOD DESIGN IMPORTANT? ..................................................................................... 3-5

3.1 THE SENDRA AREA IS EXCEPTIONALLY WELL DESIGNED ......................................... 3-5

3.2 THE CITY COUNCIL VALUES GOOD DESIGN .................................................................. 3-6

4 THINGS TO CONSIDER ............................................................................................................. 4-7

4.1 Extensions ............................................................................................................................ 4-7

4.2 Change of Use (Houses in Multiple Occupation) ................................................................. 4-9

4.3 Neighbours .......................................................................................................................... 4-10

4.4 Garages .............................................................................................................................. 4-10

4.5 Porches ............................................................................................................................... 4-11

4.6 Dormer Windows ................................................................................................................ 4-11

4.7 Windows & Roof lights ........................................................................................................ 4-12

4.8 Materials ............................................................................................................................. 4-12

4.9 Boundaries .......................................................................................................................... 4-13

4.10 Gardens and open spaces ................................................................................................. 4-13

4.11 Gates.................................................................................................................................. 4-15

4.12 Trees ................................................................................................................................... 4-15

4.13 Biodiversity .......................................................................................................................... 4-16

4.14 Satellite Dishes ................................................................................................................... 4-17

4.15 Energy Efficiency ................................................................................................................ 4-18

4.16 Access for Vehicles ............................................................................................................ 4-18

4.17 Building Regulations ........................................................................................................... 4-19

4.18 Planning Conditions ............................................................................................................ 4-19

4.19 Other Consents ................................................................................................................... 4-20

5 USEFUL CONTACTS ................................................................................................................ 5-21

6 OXFORD CITY COUNCIL CONTACTS .................................................................................... 6-22

7 GLOSSARY................................................................................................................................ 7-23

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1 PURPOSE OF LEAFLET

This leaflet is for the benefit of householders in the SENDRA area (see map page before the contents list) who are intending to extend or improve their homes (or change its use).

The preparation of a guide such as this was suggested at the 2017 SENDRA AGM and was discussed subsequently by the SENDRA 2018 Committee.

It was agreed by the Committee that a draft guide would be prepared for discussion with SENDRA members.

It is stressed that the guide is not intended to discourage house alterations – it is intended to provide advice to assist obtaining planning permission where this is required, whilst maintaining the high quality of the design of our area.

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2 IS PLANNING PERMISSION REQUIRED?

Planning Permission is normally required before any development can be carried out.

But Permitted Development rights allow for some developments to take place without the need for planning permission

Permitted Development rights include projects such as larger single storey rear extensions to residential properties

Helpful information regarding larger home extensions can be found on the planning portal website https://www.planningportal.co.uk/info/200130/common_projects/17/extensions/2

If you want to carry out a development using these rights you will still need to tell the Oxford City Planning Department what you intend to do, and let them know when the work is complete. The application is free of charge.

Links to the appropriate forms are provided below:

Permitted Development - Prior approval form

Permitted Development - Completed works form

The planning portal website also offers an interactive guide which is helpful if you wish to find out if planning permission will be required.

The Department for Communities and Local Government also offers a “Permitted development rights for householders Technical Guidance https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance

If you wish to get an official confirmation from the Council that works which you are proposing (for example front porch, dormer window) would not require planning permission you need to apply for a lawful development certificate for a proposed use or development. You can apply for it via the planning portal website www.planningportal.co.uk

Before you submit a planning application if you wish to get an informal opinion from the Planning Officer whether your proposal would be likely to be approved you can apply for a pre-application advice. The guidance, fee schedule and the form is available on the website www.oxford.gov.uk/info/20066/planning_applications/331/get_pre-application_planning_advice

It is strongly recommended that this procedure is followed. The advice is available free of charge

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3 WHY IS GOOD DESIGN IMPORTANT?

3.1 THE SENDRA AREA IS EXCEPTIONALLY WELL DESIGNED

This SENDRA informal leaflet has been produced as our area is exceptionally well designed and there are many householder and residents benefits to maintaining the design standard.

The Oxford City Council and Architect Design Partnership (ADP) architects1, in particular, were committed to high and imaginative standards of ‘visual amenity’ as well as to ensuring the provision of more basic measures - sewage, flood and pollution prevention, car parking etc.

In the original planning consents, the detailed reference to vegetation is noteworthy and the combined forces of the ADP and builders, the City Council’s Parks’ department and the residents is something we all appreciate to this day…with the latter two carrying on the good work.

The pamphlet (see right) was produced by a SENDRA member. It describes the architectural and landscape features of the area (and is available from the SENDRA Committee).

Mark Barrington-Ward, retired editor of the Oxford Mail (1961-1979) and President of the Oxford Civic Society 2004-2010) also noted the high quality design of what we now know as the SENDRA area. In his report ‘Forty Years of Oxford Planning: What has it achieved, and what next?’ Mark noted that ….. ‘the neo-vernacular housing on the north bank, built in the 1970s to a master plan commissioned by the city council from John Fryman, an accomplished architect ….. compares favourably with anything built since. It is sad how little of Oxford's more recent housing is of any architectural interest’…….. The ‘neo-vernacular housing on the north bank’, is of course, our SENDRA area.

John Fryman, was the founder of the Architects Design Partnership and in 1982, SENDRA invited the then chief architect of Architects Design Partnership to speak to a SENDRA meeting. The great care that had been given to the design of the layout and details of the housing was described as follows:

1

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Layout o It was pointed out that a subtle rhythm had been applied to the disposition of the terraces: the

facades are not in boring straight lines but carefully set with single and paired obtrusions.

o The roof lines were deliberately staggered to avoid monotony.

o There was a lavish use of planting, trees and shrubs, to soften the dramatic height of the houses.

Details o The curving of the brickwork in mainly small

window shapes and their sills echo the Victorian buildings previously on the site.

o This curved motif is particularly evident at the back of 1-12 Dale Close where the brickwork on the ground floor is meant to recall the other walled and bastion areas of the city, such as all along the south side of Merton College facing Christchurch Meadow.

o The gardens have curved walls.

o There is an interesting pattern of chequerboard Victorian-style brickwork below the eaves.

o The bricks chosen for the development were to be variegated. In fact a ‘lot’ was purchased for Phase One that had been over-fired. This has resulted in a particularly rich and many-hued colouring that is not easy to match (but see advice in section 4.8).

o The colouring of the window frames and wooden cladding was also thoughtfully schemed: some were stained brown; others green; others black. The colours of the gates were also schemed.

3.2 THE CITY COUNCIL VALUES GOOD DESIGN

Oxford City Council places great importance on good design and appropriate materials when considering applications for extensions to houses, including the following main points: o The effect of the scale, form, design and materials on the existing property and the surrounding

area.

o The effect on neighbours’ daylight, sunlight, privacy and amenity.

o The effect on highway and pedestrian safety.

A professional designer can often make an important difference to the success of your scheme.

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4 THINGS TO CONSIDER

4.1 EXTENSIONS

Extensions to the front of a building fronting the highway will always need Planning Permission.

Wherever possible extensions should be to the rear or side of houses.

Extensions to the front of houses can disrupt the pattern of the buildings in a street and obscure the original elevation, so they are generally discouraged.

Suitably designed porches may not require planning permission.

Extensions should normally match the original building in materials, proportions, roof pitch and window detailing.

For semi-detached properties, ideally, the eaves and ridge lines should be lower than those of the main roof to make the extension subservient to the original building.

As a general rule, flat roofed extensions are discouraged unless they are well designed, use good quality durable materials and are appropriate in the context of the existing building and the wider area.

Rear extensions should be designed so that they do not cause loss of daylight, sunlight, privacy or amenity to neighbouring buildings or gardens.

The extension should not dominate the original or neighbouring buildings.

The Council will also consider the size of the garden in which the extension is proposed, to ensure that the remaining garden is a usable size and that the plot is not over-developed.

Orientation will also be taken into account, so that, ideally, north facing gardens receive some direct sunlight (particularly during winter months).

The Council aims to protect daylight to and amenity from neighbours’ living area windows by considering matters such as:

o Type of property e.g. Terraced or detached etc.

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o Proximity to a boundary. o Orientation. o Height of the extension. o Design and materials used. o Position of neighbours’ windows and the rooms they serve. o Boundary treatment, trees and landscaping. o Garden size. o Other extensions. o Context. o Overlooking.

The City Council always makes the assessment of the proposed development on the Sunlight/

Daylight. Further guidance can be found in Appendix 7 of the Sites and Housing Plan2.

(As a general guide, single storey extensions on a common boundary up to 4 metres in length and two storey

extensions on a common boundary up to 2.4 metres in length would normally be acceptable. In cases where

extensions are not on the common boundary, an assessment of the effect on a neighbour’s light and amenity will be

made, based on an angle of 45 degrees taken horizontally from the mid-point of the nearest habitable room

window).

However, in all cases, proposals will be assessed against the above bullet points and this may result in a reduction in the size of extension permitted

For conservatories it is important to consider the impact on neighbours. A badly planned conservatory can become a nuisance due to loss of privacy.

Consideration also needs to be given to using materials and an overall style which are appropriate to the existing building.

The overall size of the conservatory should not dominate the existing property (but no-one in our area has suggested a conservatory of the kind shown in the photo!).

Any conservatory should be carefully designed to prevent overheating and to avoid the need for additional cooling equipment

Extensions at the side of houses will normally only be acceptable if they do not fill the gap between neighbouring buildings, which would create a terracing effect.

For semi-detached properties, side extensions should

2 The Sites and Housing Plan is part of Oxford's Local Plan. It allocates sites for development for housing, employment

and other uses and sets out detailed planning policies for residential development. https://www.oxford.gov.uk/sitesandhousing

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normally be set in by at least 1 metre from the side boundary and should also be set back from the front elevation and have a lower roof line so they are clearly secondary to the original building.

Side extensions on symmetrical semi-detached properties should not detract from the symmetry of the original building.

Oxford City Council produced design leaflets which are available on the website https://www.oxford.gov.uk/downloads/download/442/pre-application_building_design_advice

Extensions should be designed to reflect the character (materials, colour, etc.) of the original building in the design.

Windows in the side elevation of the extension should not overlook the neighbour’s property and an extension should not overshadow neighbouring property.

As a general guide, side extensions should be restricted to being no more than half the width of the existing front elevation.

4.2 CHANGE OF USE (HOUSES IN MULTIPLE OCCUPATION)

Applications for this kind of change of use are increasingly common in the SENDRA area. Single family houses and flats are classified as class 'C3 dwelling-houses'. Privately-rented HMOs with up between three to six tenants are classified as small or 'C4 Houses in Multiple Occupation'. Planning permission is required to change the use of a C3 dwelling house to a shared rented house (C4 HMO).

The arrangements for permission include planning permission (which is always required) and licensing (this is also always required). The applications are separate and even though a license may be granted, planning permission must also be sought. In Oxford all HMOs must have an HMO license. A house or flat is a house in multiple occupation (HMO) if:

o It is occupied by three (3) or more people: adults and children are counted as people o They form two (2) or more households: A household may be; either a single person, or

several members of the same family all related by blood (up to first cousin distance), or marriage (or equivalent co-habiting arrangement).

o They share basic amenities: Toilet, bathroom and/or kitchen o It is their only or main residence: Includes full-time students and use as a refuge from

domestic violence o The house is used as a home only: i.e. it's a residential house or flat, and not a commercial

unit o Rent is payable: or other consideration, e.g. accommodation provided instead of wages

High concentrations of HMOs can lead to an erosion of the character of areas, and as such planning controls have been introduce in Oxford in order to manage their growth. The controls include ensuring that multiple HMOs will not receive planning permission in a residential area and this could now be applicable in parts of our SENDRA area.

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Other planning criteria include the need to demonstrate that there is sufficient capacity within the off-street parking area to the front, in an area (like ours) which is not subject to a Controlled Parking Zone (CPZ). This is because it is likely that by changing the use of the dwelling to an HMO that car-ownership at the property will increase. This would lead to indiscriminate on-street parking on, for example, Dale Close and its vicinity which would be detrimental to highway safety, accessibility and the safety of other road users.

Proposals also need to show that sufficient space is available for the convenient storage of refuse and cycles parking. Proposals that would be likely to result in unsightly and haphazardly stored bins and bikes to the detriment of the amenity of future occupier and the wider street scene would be contrary to the requirements of policy CP1 of the Oxford Local Plan 20012016 as well as policies HP7, HP13 and HP15 of the Sites and Housing Plan 2011-2026 and planning permission would not be given.

4.3 NEIGHBOURS

Whatever the type of extension (or change of use) you are planning it is always a good idea to discuss your plans with your neighbours before submitting an application

Where the extension has a window at the rear, it should normally be at least 20 metres from a window of a neighbour’s habitable room to prevent loss of privacy.

However, in the case of single storey extensions, boundary fences, walls or hedges can overcome harmful overlooking.

4.4 GARAGES

Garages and parked cars can disrupt a street scene if they are dominant and can affect the amenity of neighbours.

Wherever possible they should be sited to the side or the rear of the property, so that cars can be parked behind the line of the front of the house.

Garages will not normally be allowed in advance of the front wall of the house, except where this is part of the established character of the street.

Materials, roof design and scale should match the original house.

Conversions of garage space to living space requires planning permission. Proposals for such conversions should be designed to reflect the character (materials, colour, etc.) of the original building in the design.

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4.5 PORCHES

When adding a porch (not something which usually needs planning permission) care should be taken to reflect the character, proportion and scale of the existing building.

Materials and roof pitch should also normally match.

A porch should have either a lean-to or a pitched roof; flat roofs and large structures should be avoided

4.6 DORMER WINDOWS

Before deciding to insert dormers, consider whether the roof-space could be lit by roof-lights on the rear elevation or windows in the gable.

Dormer windows can be difficult to maintain.

If you are using dormer windows to provide extra head height within the roof space it is likely that they will appear too big.

Dormers should be for providing light only.

Dormers can be wholly set within the body of the roof.

Alternatively (where sufficient space within the roof space exists) they can be a vertical continuation of the house wall, set either wholly or partly above the eaves.

Small pitched roof dormers or lead clad, flat roofed dormers can be accommodated providing that the following guidelines are followed:

o They should preferably be located to the rear, to be less conspicuous o They should be set below the ridge line of the roof. o Windows should follow an appropriate style and proportion and align with doors and

windows of the house o Small separate dormers look better than one large dormer and they should be smaller than

the windows beneath. o Gabled dormers should not have fascia or barge boards except in exceptional

circumstances; eaves should be plain.

The dormer sides should be as narrow as possible and be faced in lead or rendered, like the gable.

Dormer windows should always be carefully detailed.

Pre-fabricated dormers should be avoided as they can look clumsy.

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Dormer windows that look box-like and give the house a top heavy appearance will not be allowed if planning permission is required.

4.7 WINDOWS & ROOF LIGHTS

Roof lights can be acceptable where dormer windows would overlook a neighbour’s property.

Small versions, with a vertical emphasis, that sit flush with the roof tiles are the most appropriate.

It is better to restrict roof lights to rear elevations if you can.

Avoid the insertion of roof lights in both front and rear roof slopes opposite each other because this creates the appearance of a hole through the roof.

If you are thinking about replacing window frames in a terraced house, do consider the disruption to the unity of the whole terrace that can be caused by unsympathetic frames (for example PVC vs. wood, colour, dimensions).

It is important to always retain the dimensions of the original openings.

The use of false glazing bars should also be avoided wherever possible.

In older houses frames are normally set back at least 100mm from the face of the building. If this is the case with your property, new windows should be inserted to match.

Windows in extensions should match those in the original house as closely as possible in height, width, pattern of glazing bars, number of lights and materials.

It is also important to match the type of sills and lintels with those in the existing house.

If there is decorative brickwork, for example, this should be repeated.

Secondary glazing is preferable to double glazing when trying to match older windows.

4.8 MATERIALS

Match the existing building materials in colour, texture and size as well as mortar colour.

There is a wide choice of bricks available, but if no close match can be found, render could be acceptable if appropriate in the local context.

Bricks worth investigating include,

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o Leicester Autumn Multi, Ivanhoe range, West Hoathly (Sharpthorne Mixture or Dark Multi stock)

NB: Much depends on whether the property is Phase 1 or Phase 2 of the area (ie: N or S of Sadler Walk)

Bricks – useful contacts: o Northcote, Blockley, Moreton in the Marsh telephone 0800 0389575. o The Brickfields, Bulmer, Sudbury, Suffolk telephone 01787 269132 o Ibstock (see website) telephone 0844 800 4575

4.9 BOUNDARIES

Look at the type of boundary treatment in the area and try to retain this character.

On developments that have been designed (and “conditioned”) to be with open plan front gardens, Planning Permission will always be needed regardless of height.

Generally you will need planning permission if you wish to erect or add to a fence, wall or gate which would be over 1m high and to a highway used by vehicles (or footpath of such a highway); or over 2m high elsewhere or

Your permitted development rights were removed with the original permission

It is always advisable to check these aspects with the planning department before carrying out any works on site.

4.10 GARDENS AND OPEN SPACES3

Planted areas of shrubs and trees and grassy spaces across both public space and private properties were established by and continue to be maintained by either the City Council or householders. The lack of fencing is another positive design feature.

Phase One of the SENDRA area included tree-planting and ground cover as an integral part of the award-winning Design, begun in 1980. Phase Two 4 years later therefore adopted this policy.

The generous space between the 2 wings of Sadler Walk was designated on the original plan –the area where we hold our annual Summer Garden Party (as shown in the photo of the 2018 Party).

3 Much of this section was provided by Paula Peters , 11 Dale Close 24 May 2018

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The greenery in the entire SENDRA area is now mature and not only enhances our environment but supports wild life, in particular bees and a wide variety of birds quite astonishing in a city centre location.

It must be understood in the wider context of the little Riverside Park between Dale Close 1-15 and the River, and the sweep of much larger green spaces comprising the Oxpen’s Meadow and Grandpont Nature Park.

By more recent development-plan standards, we should realize that the amount of land allocated to planting in the original Design is extravagant and deserves to be cherished.

The admirable balance between brickwork and greenery is still a distinctive characteristic of our entire SENDRA area and it is to be hoped that new owners and absentee owners will appreciate our special environment and protect it.

Recently, the St Margaret’s Area Society representing the North Oxford Victorian Suburb they describe as ‘a garden city’ has issued a free leaflet advising, in cooperation with Oxford City Council, how to maintain the admirable characteristics of the area, both regarding architecture and gardens. We have borrowed some of their suggestions for suitable planting.

o Small Trees: Holly, Acer, Hawthorn, Prunus, Laburnum (sterile form as the seeds are

poisonous), Sorbus.

o Flowering Shrubs: Forsythia, Mock Orange, Shrub roses, Lilac, Snowball tree, Batchelor’s Buttons, Fuchsia.

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o Evergreen shrubs: Mahonia, Laurel, Tassel Bush, Magnolia, Box, Yucca.

o Wall cover: Climbing Hydrangea, Wisteria, Clematis (type Montana), Honeysuckle.

4.11 GATES

As with windows, if you are thinking about replacing a driveway gate, do consider the disruption to the unity of the whole terrace that can be caused by unsympathetic design and materials. The driveway wooden gates were a key feature of the original design (see photo). Preferably driveway gates should reflect the character (materials, colour, etc.) of the original building in the design.

4.12 TREES

The Phase One policy regarding large trees was to use them in a limited way. A number of large trees, limes, delightfully scented in June, were deliberately planted along the wide bed of Trinity Street houses 3-15 to screen the line of dwellings; whitebeams were a focal point on the bend of Dale Close to soften the effect of the tall steep-roofed town houses.

Red sycamores screen nos 30-32 Dale Close, with one supplanted by a bright yellow-green robinia as contrast by the previous owner of no 30. The more delicate form of silver birches with variegated maples were planted all along the bed opposite Dale Close nos 1-10 and now with their original ground cover provide a luxuriant verdant effect.

The rest of the Dale Close houses with gardens fronting the road and the back gardens of Sadler Walk 1-9 were planted with single slim small trees just inside their walls, in particular decorative sorbus (pear) and some crab apple. Most of these have now gone.

The City Council is responsible for all trees and larger shrubs (maintenance, replacement etc.)

in these spaces4: o Sadler Walk

o Land between rear of 1-15 Dale Close and Thames (part of RSPB reserve)

o Bedding area/silver birch in front of 1-11 Dale Close (in front of wall along car park)

o Mill Stream walk

o Thames St embankment

4 Information provided by Kevin Caldicott, City Council Tree Officer, 26 July 2018. Further contacts worth pursuing

include Sam Prior, Tree inspector (Parks Tree team) and Stuart Fitzsimmons, Head of Parks. NB: Parks is separate from ‘Streetscene’ who cut grass in Sadler Walk, whereas Parks cut grass behind 1-15 Dale Close. Kevin Caldicott, as Tree Officer, is available on 01865 252149 and kcaldicott@oxford.gov.uk

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o Blackfriars Rd (including land at rear of 18-32 Thames St)

o Triangle of grass/trees in front of 17-23 Trinity St.

o Plot in front of 3-15 Trinity St.

**[Please advise the SENDRA Chair if you think any of these are incorrect and/or if you

believe there are other plots which are/should be Council maintained]

All other trees and shrubs (with trunk diameter 75mm+) are the responsibility of property owners and other land owners. As there are small detached patches of land outside properties which include shrubs / trees, it would make sense to know who owns these.5

The long drought of the summer of 2018 will not affect trees etc. for 2 years but then the drought will finally affect tree growth. For many trees, their longevity is approx. 30-40 years and that some trees, planted in the early 1980s will soon begin to die. SENDRA members may like to consider a replacement strategy.

Tree Preservation Orders (TPOs) can be awarded when a particular tree is designated for protection by the Tree Officer. If a tree is threatened in any way (natural causes, planning intention to fell etc.), then Kevin should be approached.

4.13 BIODIVERSITY

Extensions or alterations to your dwelling could have an impact on wildlife.

It is important to check for birds or animals before work begins as some species are protected by law (Refer to the Natural Environment and Communities Act 2006).

Some species of bird, such as swifts, swallows and house martins, depend on buildings for nesting sites, constructing nests under the eaves, within the roof space or on outside walls (as in photo).

It is illegal to damage nests or disturb any birds during the breeding season (usually March to September) and if roofing works are likely to affect nesting sites work should be avoided at this time.

Some types of bat use roof spaces and other parts of buildings as roosts.

All species of Bats and their roosts are protected by law and if you have a bat roost in your roof you should contact Natural England for advice (www.naturalengland.org.uk/conservation/default.htm) or telephone 0845 601 4523

5 Land Registry, for a small fee (c.£15), will provide information about ownership of all the ‘SENDRA estate’.

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In extending or altering your home you could consider incorporating features to enhance wildlife, such as including nesting sites or nesting boxes for swifts, swallows and house martins.

The use of bat bricks, bat boxes or bat tiles can encourage bats and again Natural England can advise on this (a bat box can have an attractive design – as in the photo).

Also, check with Oxford City Council’s Tree Officer (Tel. 01865 25 2149 Kevin Caldicott and Chris Leyland) to find out if there are any Tree Preservation Orders or Hedgerow Regulations on trees or hedgerows which will be affected by the work.

If you can, plant native trees such as birch, field maple and rowan in your garden and try not to cut hedgerows every year – trimming only some of your hedgerows each year will leave food and shelter for birds over winter.

In addition there are a number of opportunities for enhancing wildlife in your garden such as pond creation.

More information on wildlife gardening can be obtained from www.naturalengland.org.uk/ or telephone the Natural England enquiry service on 0845 600 3078.

4.14 SATELLITE DISHES

You are advised to contact the planning department to establish whether planning permission is required for your Satellite dish.

The Council will seek locations that are not prominent and on the side or rear elevations.

A Householder's Planning Guide for the Installation of Antennas, including Satellite Dishes is available from the Department for Communities and Local Government. This guide aims to do the following:

o Explain what the regulations say about the number and the size of antennas allowed and

where they should be placed. o Offer guidance on the most appropriate places to site antennas to try to help protect our

environment. o Help retailers and installers provide appropriate advice and service to you on where to

place antennas.

Further information can be found on the planning portal https://www.planningportal.co.uk/info/200130/common_projects/48/satellitetv_and_radio_antenna

This publication is available free of charge from:

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DCLG publications, PO Box 236, Wetherby LS23 7NB. Tel: 0870 1226 236, Text phone: 0870 1207 405, E-mail: communities@twoten.com Product code: 05 PD 03533

4.15 ENERGY EFFICIENCY

Government guidance encourages low carbon and carbon neutral development.

Solar collectors, rainwater harvesting and micro wind turbines are amongst methods used to increase energy efficiency in new developments.

Planning Permission and/or Listed Building Consent may be required for the erection of solar collectors or micro turbines depending upon the location and size of the fixture and the type of property you own.

Some energy solutions may be more suitable than others for your property.

You are strongly advised to contact the planning department to discuss your proposal at an early stage.

The Energy Saving Trust provides Energy Efficiency Advice to homeowners. Their contact details are as follows:

The Energy Saving Trust, 21 Dartmouth Street, London SW1H 9BP Tel: 020 7222 0101 Energy Efficiency advice for homeowners 0800 512 012

For further guidance regarding the requirement for planning permission for solar collectors, please refer to: https://www.planningportal.co.uk/info/200130/common_projects/52/solar_panels_non_domestic

4.16 ACCESS FOR VEHICLES

Planning permission will be needed for any form of new vehicular access to a home from a trunk or a classified road (i.e. all SENDRA roads).

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Highway safety, such as visibility, manoeuvering and parking, and loss of trees, hedges or walls will all need to be considered.

The following will normally be required:

o Maximum number of parking spaces: 1 Space for a single bedroomed dwelling and 2 spaces for a 2/3 bedroomed dwelling. For a dwelling with 4 bedrooms or more, 2 or more spaces are to be provided (on merit).

o A turning space within the site so there is no need to reverse into (or from) the road, where achievable.

Where practical, adequate space will be needed between the back of the footpath and a garage to park a car clear of the highway whilst allowing the garage doors to open. Normally a distance of 6 metres is required.

4.17 BUILDING REGULATIONS

Most construction works will need to comply with Building Regulations, even if planning permission and/or listed building consent is not required.

Construction works include the replacement of windows, new electrical installations and renovation of a building.

Building Control can be contacted for advice:

01865 25 2306 buildingcontrol@oxford.gov.uk Address: 109 St Aldate's Chambers St Aldate's Oxford, OX1 1DS

4.18 PLANNING CONDITIONS

It is important to be aware of such conditions before submitting an application for householder development.

We advise you to check with the planning department to find out if your home is affected by such conditions before contemplating any work to your property. The City Council Planning Department

has advised SENDRA that the area is too big and various planning permissions were granted to exactly specify whether permitted development rights were removed. However the applicant can search on the Planning Department website and look at the original planning permission.

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https://www.oxford.gov.uk/info/20066/planning_applications/328/view_and_comment_o

n_planning_applications.

In addition if a potential applicant thinks that they don’t need planning permission but want a

confirmation from the Planning Department they need to submit a Certificate of proposed

development or use (the Department will check the history of the property and all the

regulations).

Otherwise, we recommend that you ask your professional advisers to check on your behalf.

4.19 OTHER CONSENTS

Extensions and walls that are built right on the boundary can often cause problems.

In many cases the consent of the adjoining owner will be necessary and access for future maintenance could cause difficulties.

Party Walls - Party Wall is a civil matter not a planning matter and therefore planning

department would not be involve with it.

If you intend to build near your boundary you will need to consider the requirements of the Party Wall Act.

The Party Wall etc. Act makes provision in respect of party walls and excavation and construction in proximity to certain buildings or structures.

There will be some instances where both the Party Wall etc. Act and the Building Regulations apply to the work being carried out.

The Party Wall etc. Act 1996: Explanatory Booklet is available from the Department for Communities and Local Government. Refer to the website, http://www.communities.gov.uk

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5 USEFUL CONTACTS

Royal Institute of British Architects 66 Portland Place London W1B 1AD Tel 020 7580 5533 E-mail info@inst.riba.org Website www.architecture.com

Royal Town Planning Institute 41 Botolph Lane, London EC3R 8DL Tel 020 7929 9494 E-mail online@rtpi.org.uk Website www.rtpi.org.uk

Royal Institution of Chartered Surveyors RICS Contact Centre Surveyor Court Westwood Way, Coventry CV4 8JE Tel 0870 333 1600 Email contactrics@rics.org Website www.rics.org

The Chartered Institute of Building Englemere, Kings Ride Ascot, Berkshire SL5 7TB Tel 01344 630700 E-mail reception@ciob.org.uk Website www.ciob.org.uk

Department for Communities & Local Government Eland House, Bressenden Place, London SW1E 5DU Tel 020 7944 4400 E-mail Contactus@communities.gsi.gov.uk

Institution of Structural Engineers 11 Upper Belgrave Street London SW1X 8BH Tel 020 7235 4535 E-mail mail@istructe.org.uk Website www.istructe.org.uk

The National Federation of Builders 55, Tufton Street London SW1P 3QL Tel 0870 898 9091 E-mail info@builders.org.uk Website www.builders.org.uk

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6 OXFORD CITY COUNCIL CONTACTS

The Oxford City Council Planning, Sustainable Development and Regulatory Services Department website is: https://www.oxford.gov.uk/info/20000/planning Useful planning specialists’ telephone extensions are as follows: Head of Planning, Sustainable Development & Regulatory Services 01865 25 2356

Environmental Health Team, Service Manager 01865 25 2553

Planning Policy and Specialist Services - Manager 0186525 2161

Urban Design and Heritage Team – Team Leader 01865 25 2220

Building Control Team, Team Leader 01865 25 2063

Houses in Multiple Occupation (HMO) Enforcement Team, Team Leader 01865 25 2010

Development Management Service Manager (i.e. head of planning application services)

01865 25 2104

Development Management team West (responsible for planning applications in the SENDRA area)

01865 25 2104

Sustainable Development Team – Environmental Sustainability Manager 01865 25 2188

Environmental Quality Team – Environmental Quality Team Manager (Air Quality / land quality / flood risk mitigation / tree officers)

01865 25 2403

Energy and Natural Resources Team – Team Manager 01865 25 2541

Sustainable City Team - Manager 01865 25 2212

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7 GLOSSARY

Amenity A positive element or elements that contribute to the overall character or enjoyment of an area. For example, open land, trees, historic buildings and the interrelationship between them, or less tangible factors such as tranquility.

Building The term building refers to the whole or any part of any structure or

erection. It does not include plant or machinery comprised in a building.

Character A term relating to Conservation Areas or Listed Buildings, but also to

the appearance of any rural or urban location in terms of its landscape or the layout of streets and open spaces, often giving places their own distinct identity.

Conservation Area Areas of special architectural or historic interest, the character or

appearance of which it is desirable to preserve or enhance. Conservation Area status is designated under (Section 69 of The 1990

Planning (Listed Buildings and Conservation Areas) Act).

Conversions Generally means the physical work necessary to change of use of a building from a particular use, classified in the use classes order, to another use. Can also mean the sub-division of residential properties into self-contained flats or maisonettes.

Curtilage The area normally within the boundaries of a property surrounding

the main building and used in connection with it.

Design guide A document providing guidance on how development can be carried out in accordance with good design practice often produced by a local authority with a view to retaining local distinctiveness.

Development Development is defined under the 1990 Town and Country Planning

Act as "the carrying out of building, engineering, mining or other operation in, on, over or under land, or the making of any material change in the use of any building or other land." Most forms of development require planning permission (see also "permitted development").

Dwelling & Dwelling house A self-contained building or part of a building used as a residential

accommodation, and usually housing a single household. A dwelling may be a house, bungalow, flat, maisonette or converted farm building.

Elevation The actual facade (or face) of a building, or a plan showing the

drawing of a facade.

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Habitable rooms Any room used or intended to be used for sleeping, cooking, living or

eating purposes. Enclosed spaces such as bath or toilet facilities, service rooms, corridors, laundries, hallways, utility rooms or similar spaces are excluded from this definition.

Article 4 Direction Direction removing some or all permitted development rights, for

example within a conservation area or curtilage of a listed building. Article 4 directions are issued by local planning authorities.

Highway A publicly maintained road, together with footways and verges. Local Planning Authority The local authority or council that is empowered by law to exercise

planning functions. Often the local borough or district council. National parks and the Broads authority are also considered to be local planning authorities. County councils are the authority for waste and minerals matters.

Material Consideration A matter that should be taken into account in deciding a planning

application or on an appeal against a planning decision. Overlooking A term used to describe the effect when a development or building

affords an outlook over adjoining land or property, often causing loss of privacy.

Overshadowing The effect of a development or building on the amount of natural light

presently enjoyed by a neighbouring property, resulting in a shadow being cast over that neighbouring property.

Planning Permission Formal approval sought from a council, often granted with

conditions, allowing a proposed development to proceed. Permission may be sought in principle through outline planning applications, or be sought in detail through full planning applications.

Public Realm Those parts of a village, town or city (whether publicly or privately

owned) available, for everyone to use. This includes streets, squares and parks.