Draft Residential Extensions & Householder Development Supplementary Planning Document
What is a Supplementary Planning Document (SPD)?
2.1 A Supplementary Planning Document (SPD) elaborates upon
policies in the Development Plan, in this instance the East
Hampshire District Local Plan: Joint Core Strategy (JCS)
2011-2028 (adopted in June 2014). SPDs are one of
the material considerations that can be taken into account
when determining a planning application.
2.2 This document is a draft SPD which supports and helps to interpret East Hampshire District Council's design policies in its JCS, as these apply to residential extensions and oher householder developments. The draft SPD elaborates upon aspects of the following East Hampshire District Joint Core Strategy Policies:
- Policy CP27: Pollution
- Policy CP29: Design
2.3 This supplementary planning document will help prospective applicants to make successful planning applications for residential extensions to their homes and for other minor householder developments. Please read and take account of the following guidance before submitting a planning application.
What is the purpose of this SPD?
2.4 The purpose of this Supplementary Planning Document is to provide guidance for home-owners in East Hampshire (outside of the South Downs National Park) on how to deal with potential design and amenity issues for extending a dwelling, building a new outbuilding, or erecting a new boundary. The Council wishes to make clear what it expects from applicants for these kinds of development, in terms of its strategic design and pollution planning policies.
2.5 The District Council must take into account the effect which any proposed extension may have on neighbouring households, the property itself and the appearance of the area where you live. This SPD outlines the design and amenity principles that will be followed in assessing relevant planning applications. However, each case will always be considered on its own merits, taking account of all relevant policies of the Council's development plan. This SPD does not supersede but only helps to interpret policies CP27 and CP29 of the Council's JCS. This SPD should therefore be considered alongside the Local Plan and any relevant Neighbourhood Plan.
National Policy Context
2.6 Good design does not always mean greater cost. Employing an architect and using better materials may cost more to start with, but in the long term a well designed and constructed extension will cost less to maintain and is more likely to increase the value of your home. Planning legislation and national policy further underlines the importance of ensuring good design in new development.
2.7 The Planning and Compulsory Purchase Act 2004 requires local planning authorities and all other relevant parties to exercise their functions "with the objective of contributing to the achievement of sustainable development". The National Planning Policy Framework (NPPF) expresses the Government's view of what sustainable development means for the practice of the planning system in England. The NPPF makes clear that sustainable development involves replacing poor design with better design (paragraph 9), whilst seeking to secure a high quality design and a good standard of amenity is identified as one of the Government's core planning principles (paragraph 17).
2.8 Paragraphs 56-68 of the NPPF confirm the importance that the Government attaches to design and the built environment. Amongst other things, it states that planning permission should be refused for 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.
2.9 These "key messages" from legislation and national policy have informed the Council's local plan, in particular the requirements of policies CP27 and CP29 of the JCS.
Local Policy Context
2.10 Policies CP27 (Pollution) and CP29 (Design) of the Council's JCS highlight the importance of ensuring that for new extensions, annexes, garages or boundaries:
- the occupiers of neighbouring properties are not adversely affected by poorly-positioned new buildings, extensions or boundary treatments (Policy CP27);
- the design and layout of new buildings or extensions are appropriate to their settings in terms of the scale, height, massing and density of development; and in terms of their relationships to adjoining buildings, spaces around buildings and landscape features (criterion d), Policy CP29);
- new buildings, extensions or boundaries make a positive contribution to the local area by the use of good quality materials (criterion e), Policy CP29);
- new parking arrangements are within curtilage where possible and help to secure a high quality environment (criterion k), Policy CP29).
2.11 The remainder of this SPD provides more detailed guidance in relation to the above aspects of policies CP27 and CP29. Other policies from the Council's development plan will also be relevant, such as saved policy HE2: Alterations and Extensions to Buildings. East Hampshire District Council offers a pre-application advisory service, which provides advice on proposals in advance of a formal planning application. This service can help to identify the relevant policies and interpret their implications for the proposed development.
2.12 In particular, please note that in conservation areas and in locations where development could affect a listed building, a scheduled ancient monument, an archaeological site, or a historic park and garden: the advice of this SPD must be considered in the context of JCS policy CP30 (Historic Environment). Planning permission is likely to be refused for proposals that are inconsistent with the requirement to conserve, enhance, maintain or manage the district's heritage assets.
2.13 Similarly, development proposals will need to maintain, enhance and protect the district's biodiversity in accordance with JCS policy CP21 (Biodiversity). Although proposals for residential extensions etc. are unlikely to have a significant effects on the district's protected areas (e.g. Special Protected Areas or Special Areas of Conservation); development could affect protected species, such as bats which may roost in the roof spaces or eaves of existing dwellings. Prospective applicants are advised to consult East Hampshire District Council's Local planning application requirements document (available on the Council's website) for details of what may be required in support of a planning application, to ensure that the requirements of policy CP21 would be met.
2.14 Some parish councils in East Hampshire have prepared neighbourhood plans which, once they have been formally "made", become part of the development plan. Up-to-date information on the coverage and the content of neighbourhood plans (outside of the South Downs National Park) is available on the Council's website. Some parish councils also have village design statements, which may be material planning considerations. Information about village design statements can be obtained from parish councils.
When does this guidance apply?
2.15 This SPD only applies to development proposals in parts of East Hampshire outside of the South Downs National Park.
2.16 The guidance of this SPD only applies in consideration of JCS policies CP27 and CP29. It does not seek to interpret other design and amenity policies such as those found in relevant neighbourhood plans; or other policies of the development plan that would also apply to a proposal. Prospective applicants are strongly advised to read and take account of all relevant policies in the Council's Local Plan and in neighbourhood plans which have been "made", or have been successful at local referendum.
2.17 Some proposals for extending a house, making minor alterations, or building a new outbuilding may not require planning permission, because they would constitute "permitted development". This is development that is already permitted by Part 1 of Schedule 2 of The Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), without the need for permission from the District Council. However, even in these cases, the advice of this document may still be helpful for achieving a high standard of design and for avoiding future conflicts with neighbours.
2.18 The Government's online Planning Portal provides further
information on whether you're likely to require planning
permission for home improvement projects.