Planning: Space About Dwellings
Government Requirements

The Government are currently [June 2023] consulting on a number of changes to National Planning requirements. Making the Space About Dwellings Standards the same nationwide is one of the standards that is under consideration.

Currntly Local Authorities have their own versions of Space About Dwellings requirements, which can differ from authority to authority. Making them the same will assist Designers and Planners who need to double check standards when designing. What is shown below will therefore be checked during Stage 2-3 of the design process until the standards are nationalised. .

Principles

The obejective of the Space about Dwellings guidance is to provide privacy ofr existing and proposed residents and the protection of their amenity to enable reasonable enjoyment of their residence and garden with a degree of freedom from unwanted social contact.

Privacy is not only achieved by space between dwellings but by the design of dwellings, their inter-relationship, window sizes and positions. these standards are minima to be applied as guidance on flat sites, but on sloping sites or sites with other unusual characteristics greater distance may be required.

Private garden space need not be at the rear but must be secluded from overlooking other than by immediate neighbours. The area specified is considered to be the minimum that will allow for the normal range of family activities such as play area for children, sitting out area, drying area and shed or greenhouse space.

The Space about dwellings standards were adopted as Supplementary Planning Guidance by Staffordshire Moorlands District Council [SMDC] on 14 Dec 1996.

Other Authorities standards are kept on file at BPA for daily use.

Principal Windows

1. Front Elevations: Distance required between front elevations dwellings containing principla windows is at least 22m.
2. Rear Elevations - Three or more Bedrooms:
   Distance required between rear elevations containing principla windows with 3 or more bedrooms is at least 22m
3. Rear Elevations - One or Two Bedrooms:
   Distance required between rear elevations containing principla windows with 31or 2 bedrooms is at least 27.4m
4. Distance Mixed Bedrooms:
   Distance required between elevations containing principla windows of a dwelling with 3 or more bedrooms and the facing principal windows of a dwelling with 1 to 2 bedrooms is at least 24.4m

The distances refered to in a and b above can be reduced to no less than 21.3m if permitted development rights are removed from the one or two bedroomed dwellings.

Corner Sites or Flank Walls:
Distances required between the principal windows on the rear elevation of a dwelling and a flank wall of a neighbouring dwelling where the flank wall has no principal windows or has obscured glass or high level windows is at least 14m.
This distance can be reduced to no less than 11m where the flank wall forms part of a bungalow or other single storey structure.

Site Boundary or Solid Obstructions:-
Distance required between principal window and any dite boundary or any solid obstruction higher than the top of the windows is at least 6m.
This distance may be reduced if the window is at least 1.8m higher than the ground level at the boundary of the site or than the level of the adjoining highway.

A Principal window refers to the main window in a living room, dining room, kitchen and first and second bedroom.

Private Gardens

The standards provide min dimensions and area for private gardens. These are gardens that are enclosed with fencing at 1.8m in ehight and not front or side gardens with low fencing. The purpose is for the private enjoyment of the occupants:-

• Dwellings with Three or More Bedrooms:
  Mean length reuired is at least 11m and area required is at least 65 m2 excluding the area of the garage space or occupied by any other outbuilding.
• Dwellings with One or Two Bedrooms:
  Mean length reuired is at least 14m and area required is at least 85 m2 excluding the area of the garage space or occupied by any other outbuilding.



Note: The standard for a greater garden area or length is to allow for two bedroom houses to be extended without encroaching on the 65m2 minimum based on the rational that two bedroom houses are more likely to be extended to provide larger accomodation. It does, however, have a tendancy to lead to "bowling alley" gardens.

• Dwellings with One or Two Bedrooms where Permitted development Rights have been removed:
  The standards required will aply as for Three bedrooms or more, if PD rights have been removed.
• Dwellings for Specified Occupiers::
  In dwellings where occupation is guaranteed by a planning obligation to be for the elderly, disabled or single people, the mean length required is at least 6.1m.
• Patio Dwellings:
  A mean length at least 6.1m is required and at least 37m2. Layouts with patio dwellings will only be permitted if:-
1. the design allows for standards of privacy not inferior to those of a more othadox layout
2. the balance of garden space is made available in properly located and designed open spaces to be provided as part of the layout in any event.

Daylight

Adjacent Extensions/Buildings

Extensions or new dwellings that are to be sited close to (or at right angles to) the principal windows of existing properties must be designed so that there is no obstruction to daylight beyond:

1. the horizontal angle of 45 ° measured on plan view from the midpoint of the nearest principal window of an adjacent property: and
2. The vertical angle of 45 ° measured on elevation from the mid point of the nearest principal window of an adjacent property

Facing Extensions/Bildings

Extensions of new buildings that are to be sited facing the principal windows of exiting properties must be designed so that there is no obstruction to dayliught beyond a vertical angle of 25 ° measured from the midpoint of the nearest window(s) of any adjacent property

Note: The point of origin on principal windows for all measurement standards will be the centre of the window, or in the case of full height windows (eg patio doors) a point 2m above ground level on the centre line of the window will be used.