GUIDELINES FOR RESIDENTS - The Dulwich Estate Scheme of Management
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GUIDELINES FOR RESIDENTS The Dulwich Estate Scheme of Management
Scheme of Management: www.thedulwichestate.org.uk som@thedulwichestate.org.uk 0208 299 5666
GUIDELINES FOR RESIDENTS
CONTENTS
This design guidance gives advice to Introduction to the Scheme of Management and your property
Changes that require consent 05
freeholders on repairs, alterations and How to make an application for consent 06
extensions to properties and works to How to apply for a building works licence 07
trees and gardens within The Dulwich Licence fee guidance 09
Estate. It has been produced by The Design guidelines
Dulwich Estate Scheme of Management 1. Boundary changes (walls, hedges, fences, railings, gates) 10
team. Applications will be determined in 2. Conservatories 12
3. Hardstandings in front gardens 13
the light of the guidance given here. 4. Extensions 15
5. Loft conversions 17
6. External repairs, replacement and redecoration - roofs, chimneys and wall 20
7. Replacement doors and windows 22
8. Satellite dish aerials 24
9. Change of use 25
10. Swimming pools and hot tubs 25
11. Shop fronts 26
12. Garden structures 27
13. Solar energy panels and solar thermal collectors 28
14. Guidelines for new build properties 29
Guidelines for tree works
15. How to apply for a tree licence 31
Caring for established trees 32
Choosing a new tree 32
Breach of guidelines
Enforcement procedures 33
www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS
INTRODUCTION
The Dulwich Estate is a beautifully Property and land on the Estate has been managed for the
past 400 years by the Trustees of the charitable foundation,
from solar panels and swimming pools to satellite dishes and
replacement windows. Written approval for alterations is
maintained area of 1,500 acres. The Dulwich Estate, endowed with the Manor of Dulwich by provided in the form of a licence.
the celebrated actor Edward Alleyn.
With its characterful properties and The approval required under the Scheme of Management is
Change to The Leasehold Reform Act of 1967 gave separate from, and in addition to, the requirements of the
an abundance of trees and open homeowners the right to buy the freehold of their property local authority planning permission (Southwark, Lambeth or
spaces, it has an almost rural feel. and a Scheme of Management was approved by the High Lewisham), building and other regulations. In many cases,
Court in January 1974. alterations, extensions, new structures and works to trees, will
Residents are understandably proud require permission from both the appropriate local authority,
This means that homeowners require approval from
and protective of this locality which, The Dulwich Estate Scheme of Management, before any
as well as the Scheme of Management.
in today’s increasingly urbanised external changes are made or new structures are erected. Please note that these approvals are not connected, so if
The Scheme also maintains certain amenity areas, the largest consent is granted by one organisation, it does not necessarily
environment, is something of an of which is Dulwich Woods. The managers of the Scheme follow that permission will be granted by the other. Although
oasis in south east London. are Trustees of The Dulwich Estate charity. certain changes may not need local authority approval, any
change to the external appearance of a property does require
Guidelines for Residents help us manage to establish a
the prior approval under the Scheme of Management.
suitable scale and type of development which will protect
the character of the area and the amenity of neighbours. Where works are carried out without approval, action will be
Around 4,000 freehold properties on the Estate are subject taken. A retrospective application may be required for which
to this Scheme. the fee is double the standard fee scale. If the works are not
approved by the managers, they will require modification
As well as following the guidelines, homeowners living
which could be expensive and inconvenient. Unapproved
on the Estate are required to keep the external appearance
works may need to be modified as a condition of any
of their property in good order. This includes boundaries
subsequent application being approved.
and gardens.
The team at the Scheme of Management Offices works
The most frequent enquiries to the Scheme of Management
for the benefit of Dulwich and the wider local community,
Office relate to the management or removal of trees and
to protect and enhance the unique character of the area.
external alterations to homes. Written approval must be
obtained before any works are carried out which will affect Please contact us with any queries relating to this guide
the external appearance of the property and consent will or your proposed plans. Contact: 0208 299 5666,
not usually be given to proposals which do not comply with som@thedulwichestate.org.uk
the guidelines. Guidelines for Residents covers everything
www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS HOW TO MAKE APPLICATIONS FOR CONSENT Written approval/consent for building or tree works is provided through the issue of a licence. Licences can only be issued if the freeholder has registered ownership of the property. You may find it helpful to contact the Scheme of Management Office on 0208 299 5666 or som@thedulwichestate.org.uk for an informal discussion before submitting a proposal. The team will do all they can to assist applicants. It is also very important to discuss your plans in advance with neighbours who may be affected. Please allow a minimum of six weeks for an application to be processed. www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS
HOW TO APPLY FOR A BUILDING WORK LICENCE
When you apply to carry out works
to your property, you need to include Application check-list
sufficient information to the Scheme of
Management Office. Use the checklist The following information is required:
to help you.
1. Brief description of the proposals, with name, address and contact details
of the freeholder, architect and project manager if applicable.
2. Accurate drawings, should include a scale bar, detailed dimensions, a title plan
with address, date, scale and drawing number, in duplicate, no larger than A3
and a scale of not less than 1:100, showing existing and proposed.
3. Demolitions, including tree removals, outlined in blue on the existing drawings.
4. New works should be outlined in red on the proposed drawings.
5. Details of the proposed design and materials should be clearly shown.
6. A location plan at a scale of 1:1250 with proposed works in red. The plan
should show substantial alterations to adjoining relevant properties which have
taken place since publication. Where this is not included with the application a
charge of £25 will be added.
www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS
HOW YOUR APPLICATION IS PROCESSED
STEP 1 STEP 2 STEP 3 STEP 4 STEP 5
Check if Discuss proposals with Instruct an architect if Submit application. See Await acknowledgement of
consent is neighbours. Consider and drawings are required (see checklist for what to include application and confirmation
required address their concerns guidelines which follow) of application fee
STEP 9 STEP 8 STEP 7 STEP 6
The Estate architect will produce An appointment will be made Await expiry of consultation Pay application fee
recommendations to the Scheme managers with the freeholder for the Estate period (21 days to view to enable application
architect to carry out a site visit plans and submit comments) to be processed
IF AGREED IF NOT AGREED
STEP 10 STEP 11 STEP 12
Licence issued if Proposals referred to the next Scheme of Management Confirmation of the final decision will be sent
development complies and Committee meeting if proposal does not meet the to the applicant and freeholder, providing
no objections received Guidelines and/or objections are received details of the decision made by the committee
www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS
LICENCE FEE GUIDANCE 2020
For building work.........................................................£ Satellite dish .........................................................90.00
Minimum application fee ..................................90.00 New house or a swimming pool
.................................................... quote on application
Extension (minimum charge) ......................... 559.00
Minimum administration charge for applications
Extension > 25 sq.metres ................23.00 per sq.m
or for renewing a lost or expired licence .......90.00
Loft conversion (minimum charge) ............... 559.00
To provide OS location plan .............................28.00
Replacement windows and doors ................ 224.00
Reissuing lost tree licences................................28.00
Change a door, a window, a gate or fence ....90.00
Retrospective applications ............double scale fee
Add dormer window ....................................... 130.00
Sale sign-off site inspection .......................... 120.00
Add roof light .......................................................95.00
Add solar energy panel ......................................90.00
For tree works.................................................... no fee
New drive or hardstanding ............................ 200.00
Replacement of driveway material .................90.00
Hard landscaping in rear garden ................... 115.00
Shed up to 3 x 2.4 metres (10ft x 8ft) ......... 112.00
Garden building > 3 x 2.4 metres (10ft x 8ft)
.............................................................. 23.00 per sq. m
www.thedulwichestate.org.uk
GUIDELINES FOR RESIDENTS
1. GUIDELINES FOR BOUNDARY CHANGES
WALLS, HEDGES, FENCES, RAILINGS AND GATES
Alterations to walls and fences Walls Suitable species
Low brick walls at the front of properties should be Indigenous species such as privet, elaeagnus and euonymus,
must be approved, but replacement constructed from facing bricks with brick copings. Brick walls or tree species such as holly, yew or beech are recommended
walls and fences do not require should not be painted and in most cases, London stock bricks evergreens which have moderate or low water demand.
should be used with flush brushed pointing. Walls and their
approval if they match the existing foundations should be constructed to withstand any ground
Unsuitable species
design and materials. movement, swelling or shrinkage caused by nearby trees.
Leyland cypress are not suitable species due to their density
An appointment should be made with the tree consultant if
there is a possibility of foundations impacting on tree roots. and fast-growing nature. They can reach more than 35 metres
(100 ft) in height and keeping them at a reasonable size is
The suitable height of the wall depends on the location,
very labour intensive as they can grow up to 10cm per week
and neighbouring properties may provide a reference for an
at certain times. Leyland cypress is classed by the Building
in keeping design.
Research Establishment as having a high water demand and
should not be planted close to buildings.
Hedges For further advice, please book an appointment with the tree
Hedges provide a green, softening element to front consultant via the Scheme of Management Office.
boundaries when planted behind a low fence or wall, unifying
individual roads and whole areas. Planting or carrying out
Fences
work to a hedge does not require approval, but please do
not allow them to become a nuisance or cause damage to Particular types of front garden fences, painted or unpainted,
neighbouring property. Generally accepted hedge heights open picket fences or close-boarded timber, are often specific
are 1 metre (3ft) for front gardens and 2 metres (6ft) for rear to groups of houses on the Estate. The original type of fence
gardens. Common varieties of hedges can be bought at these should be retained when repairs are carried out and original
heights rather than waiting for them to become established. details, such as decorated fence posts, should be preserved.
Vertical close-boarded fences often define the boundaries
between properties in rear gardens. Raising the height of
fences may have a negative impact on your neighbours and
privacy between properties can usually be achieved with
careful planting.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
1. GUIDELINES FOR BOUNDARY CHANGES
WALLS, HEDGES, FENCES, RAILINGS AND GATES CONT.
Good quality fencing, including Dulwich posts Good example of simple understated railing Open picket fence
Always discuss proposed changes to the fence with your Railings and Gates
neighbour, to establish if there will be any increased shadowing
Metal railings are often used to define the boundaries of
of their garden that would concern them. Applications for WHAT TO INCLUDE IN YOUR APPLICATION
schools and institutional buildings in Dulwich. They are
changes to fences on the shared boundary will be considered • Drawings illustrating proposed construction
unlikely to be approved as enclosures to residential boundaries
with input from the affected neighbour. heights and a description of materials, coping
as they may change the unique ‘rural’ character. Exceptions
Include detailed dimensions and local ground levels on may be made where the design preserves the open character and pier details.
both sides of the fence, with your application submissions. but detailed dimensioned drawings, visuals and samples will be • Photographs of local references can also be
A detailed drawing will be required on which you should required to demonstrate this. Avoid ornate metal railings and provided in support of the application.
clearly annotate materials and finishes. gates and keep designs simple and understated. • Detailed dimension and local ground levels on
Many houses built after 1950 feature minimal fencing with both sides of the fence when altering the height
low posts and rails marking the boundaries. Higher fencing of a fence.
would change the character of these developments, so
instead, planting should be used to improve privacy between
properties at the rear. Secondary fencing is not permitted.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
2. GUIDELINES FOR CONSERVATORIES
Conservatory design and size should EXAMPLE PLAN OFFSET FROM BOUNDARY For properties constructed pre-1940
the material should be timber. The roof
be appropriate to the house and framing may be partially powder coated
garden and should not have a negative 1m aluminium, 1:5 frame details would be
required for approval. Aluminium or steel
impact on neighbours in terms of heritage conservatory products may be
scale, massing, privacy and light 1m considered but must be inkeeping with
the style and character of the property.
pollution. There must be adequate
access for cleaning and maintaining 1m
UPVC conservatories are only
considered acceptable for post-1940s
walls and roofs within the grounds 1m properties, subject to the frame details,
of the property – normally a passage which must also be in keeping with the
main property.
of at least 600mm (2ft) between
conservatory walls and the boundary.
This is not a 600mm
requirement where the WHAT TO INCLUDE IN
YOUR APPLICATION
conservatory is built against a suitable 600mm
600mm
party wall.
• 1:5 frame details will be
required. Most manufacturers
600mm
600mm
600mm
will be able to provide this.
scale scale scale
scale
scale
www.thedulwichestate.org.uk
scale
scale scaleGUIDELINES FOR RESIDENTS
3. GUIDELINES FOR HARDSTANDINGS
IN FRONT GARDENS
If you are considering creating or • T
raditional and unique properties should
have sensitive natural paving materials
refurbishing hardstandings for car such as gravel, stone, bonded gravel
or ‘hoggin’, granite sets. Heritage block
parking you must consider the paving and resin bound gravel materials
impact on the streetscape. The type will also be considered. Hardstandings
will not be approved where it is
of paving materials and associated considered they would have a negative
landscaping must be approved and impact on the setting and architectural
character of a group of houses.
where necessary, permissions must
• T
he width of the entrance created on
be obtained from the local authority, the front boundary for vehicle access
particularly if changes are required should be kept to a minimum i.e. 3-4m
to reduce the visibility of parked cars
to the pavement or kerb. The local on driveways.
authority will take into account road Original landscaping and coherent materials are distinctive features of the Estate
• W
here possible, the hardstanding should
safety and will be responsible for be designed with planting which screens
the parked vehicle from the road.
The following factors will be taken into • T
he material which forms the
creating the dropped kerb. account when a licence application hardstanding, drive and associated • C
areful consideration should be
is made for a hardstanding or for the landscaping must be in sympathy given to surface water drainage and
resurfacing of an existing hardstanding: with the design of the property proposals must comply with the
and streetscape. Modern estates relevant local authority regulations.
• A
t least 50% of the total garden
like the Whytefield Estate were The use of a porous surface on the
area should be planted. Applications
carefully landscaped when they hardstanding may avoid the need for
which would result in the loss of
were originally built. The consistent additional drainage.
a substantial proportion of front
pallet of materials and details created
garden, will not usually be approved. Please note that the approved planting
cohesive developments which set
Green spaces in front of dwellings scheme must be maintained to provide
them apart from others at the time.
with a wide variety of trees and adequate screening of a parked vehicle.
These paving materials should be
shrubs are important features of the When plants and shrubs die, the freeholder
conserved.
traditional character the Estate. is expected to plant replacements.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
3. GUIDELINES FOR HARDSTANDINGS
IN FRONT GARDENS CONT.
SUITABLE ADAPTATION OF A Exceptions to the 50% planting guideline SUITABLE PLAN FOR SOME TURNEY ROAD HOUSES
FRONT GARDEN
This will only be considered on Turney Road, subject to detail, where
Existing plan
EXISTING PLAN most of the terracedPLAN
PROPOSED properties can provide a minimum area of 28%.
A template for this street has been approved by the residents’ association, Front door
The Dulwich Society and Scheme of Management and can be found at
www.turneyandburbage.org.uk
Further exceptions may be considered if the following criteria have been met.
1.2m
• The landscape design is of excellent quality Front door
• The
green character of the streetscape would be enhanced overall, for
example through vertical planting of trees and shrubs and screen planting
Bin store with
• Parked cars must be screened from view from the street as far as possible
1.2m
2.1m
green roof
• The maximum area possible is planted
Proposed planPLAN
PROPOSED Bin store with
2.1m
green roof
WHAT TO INCLUDE IN YOUR APPLICATION
Shrubs Shrubs
2.4m
• Accurate dimensioned drawings to a scale of 1:50. provide provide
vertical 0.6m 1m 2.4m vertical
EXISTING ELEVATION PROPOSED ELEVATION 1.64m
• Changes proposed to the front boundary (walls, hedges, gates and other screening screening
features) must be shown in elevation on the drawings.
0.9m • The dimensions
0.9mof the paved area should be included on the drawings
together with details of the materials proposed. Shrubs Minimum width for Shrubs
2.4m
provide driveway provide
3m
• Details of the planting scheme should also be provided – further vertical 0.6m 1m 2.4m 1.64m vertical
screening screening
information may be requested if these are not comprehensive.
Minimum width for
driveway
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
4. GUIDELINES FOR EXTENSIONS
When considering applications for TEMPLATE FOR SUITABLE GROUND FLOOR
EXTENSION WITH 600M OFFSET 1m
Rear extensions
an extension, the quality of design The size of the original property and the density of development
1m
will determine the appropriate size of an extension. Extensions
and the impact on neighbouring should not have a negative impact on neighbours and
1m generally, it is better to avoid building up to the boundary.
properties and the streetscape will be 1m
Where amenity is not detrimentally affected, the managers will
carefully assessed. consider rear extensions to a maximum of 3m from the rear
1m
wall of the main house, a maximum of 3m high (to the parapet
of a flat roof), or 2.6-3m to the eaves of a pitched roof design.
Windows in extensions should normally1m
However applications are assessed on a case by case basis,
match the design and materials of the with ground levels, proportions, orientation and relationship to
neighbours being taken into account.
existing windows. See Guidelines for
Walls built on a shared boundary cause disruption and may
Replacement Doors and Windows for require access from the neighbouring property, so applications
further information.
600mm
of this nature will only be considered with a letter of agreement
from the neighbour concerned. Where the neighbour hasn’t
possible given written agreement, it is usual to request that the wall
m 600mm
Discuss your plans with your neighbours
Possible
offoffset
set ofof is offset 600mm from the boundary. Existing extensions will
first to understand any impact on them,
600mm
600mm
600mm
be taken into consideration and there may be cases where no
further extension can be approved.
before developing detailed designs.
scale scale
Side extensions
Side extensions, particularly those visible from the street,
can have a negative impact on the streetscape and character
of the area. Generally, extensions should not result in infilling
between properties, or the appearance of this. Extensions
scale which would result in terracing are not normally permitted.
However, each case is considered upon its individual merit.
scale scale
ale www.thedulwichestate.org.uk scale scaleGUIDELINES FOR RESIDENTS
4. GUIDELINES FOR EXTENSIONS CONT.
The following factors will be considered
when reviewing a licence application for
a side extension:
• T
he conservation of a group of
houses which may have significant
spaces between them, will generally
take precedence over individual
requirements.
• S
ignificant views between buildings
seen from communal areas are to
be retained.
• P
assages giving direct access from
Suitable rear extension Suitable front extension on Townley Road
front to rear gardens are to be
retained. Access passageways should
be a minimum of 1m wide with 0.8m parking. In most cases it is necessary possible these structures should Roof materials
being acceptable in some cases. to show that at least two cars can be be conserved to retain the character of
Slates, clay tiles, zinc or lead cladding,
parked on the existing drive, for the the Estate.
good quality high performance roofing
Front extensions works to be approved. Please refer to
membranes, and green roofs are
Guidelines for Hardstandings.
Extensions at the front of a property, Windows and doors suitable subject to the detail. Fascia
such as enclosing porches, are unlikely to Garage doors are often important original details at 1:10 - may be required to
Windows must be in keeping with the
be approved, as they change the original features within a group of properties. If demonstrate design quality. Roofing felt
main house. In pre-1940s properties
character of the property. However, this is the case, the original garage doors is not normally permitted.
this usually means timber to match.
each application be considered on its and colour must be retained.
At ground floor level and for extensions
individual merit. Traditional single storey garage and good quality powder coated aluminium
link buildings are common features of or steel windows and doors may be
Conversion of garages houses on the Estate. They are often suitable if they are not seen from
located between properties to retain the beyond the boundaries and the design
The conversion of garages for residential low density open character of the area. is of good quality.
use may result in a loss of off-street While conversion may be possible, where
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
5. GUIDELINES FOR THE DESIGN
OF LOFT CONVERSIONS
Many properties on the Estate have
lofts which could potentially be used
as additional living space. Roof lights
or dormer windows are required to
provide natural light and these changes
require approval.
Loft conversions are subject to a
variety of rules and regulations and it Suitable dormer example Design should reflect first floor windows
is essential to seek expert professional
advice. Structural design, access, General Dormer windows
means of escape, thermal insulation Proposals for a loft conversion should be in keeping with the Traditional dormer windows do not dominate a roof and
original design of the property and where appropriate, to therefore as a general rule, the width of the dormer should not
and other issues are subject to the properties in the vicinity. exceed half the width of the roof and the height of the dormer
building regulations and require Roof extensions and proposals to change the profile of the roof
should not exceed half the height from eaves to ridge.
local authority approval. Planning are unlikely to be approved. Mansard roofs will generally not
be approved. Consult a specialist loft company or an architect
However in some cases this does not apply and the
proportions of the house need to be considered. Large
permission may also be required. who will carry out a detailed measured survey and can advise detached properties may require two or three dormers rather
on building regulations. than one large dormer, in order to to reduce the scale and
this may be less than 50% of the roof. Properties with rear
two-storey additions are a special case. See page 18 for an
acceptable template for these projects. The rear dormer width
may need to be less than 50% of the width of the main roof to
ensure that the size does not dominate.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
5. GUIDELINES FOR THE DESIGN
OF LOFT CONVERSIONS CONT.
Locate the dormer Not acceptable under REAR DORMER FOR HOUSE WITH REAR ADDITION
under the main ridge the hipped end X
0.5X
0.5Y
Y
Two storey rear addition: Dormer must not exceed 50% of the roof width
In order to ensure that the loft conversion does not spoil the • No external rainwater gutters or down pipes should be
character of an individual house and/or groups of houses, the visible and UPVC fascias are not suitable. WHAT TO INCLUDE IN YOUR APPLICATION
design of the dormer window should comply with the following: • Drawings in support of the application must include
• Windows must match the main house in material and
• It should be located at the rear and not, generally, at the fenestration design. White painted timber is most common, construction detail at a scale of not less than 1:20 and must
front or side of the property. but good quality dark grey powder coated aluminium to accurately show the front and side elevations, and a section
match the cladding material colour may be acceptable through the dormer including the internal floor level.
• The size should be in proportion to the size of the roof and
subject to detail. High quality heritage UPVC windows, • Detail drawings are required to demonstrate that
should complement the style and period of the property.
which are very similar to timber, may also be acceptable in rainwater will be discharged via concealed gutters and
• On properties with rear additions, the dormer should be no some cases where maintenance access is difficult. Cladding carefully designed roof falls.
higher than the ridge of the back addition roof. Party walls materials should match or complement the existing roofing
should not be raised. (see also Guidelines for External Repairs, Replacement and • Additional design drawings may be requested in order
Redecoration - Roofs, Chimneys and Walls). Generally lead to fully understand design and construction detail.
• No form of balcony or external terrace should be included.
or zinc cladding are preferred over slate or tile, as these are • The materials for the window and cladding must be specified.
in keeping, low maintenance and concealed gutters can be
more easily achieved.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
5. GUIDELINES FOR THE DESIGN
OF LOFT CONVERSIONS CONT.
In-line in slate roof In-line in clay tile roof
Roof lights Please note the following when making an application for a roof light:
Small roof lights are a feature of many traditional houses • N
ew roof lights in the front of a property that are visible from the
on the Estate, often providing natural light to stairs and street will not be permitted.
landings. These traditional roof lights have a slender cast
• If an original roof light in the front of a property is being replaced,
iron frame set into the roof tiles. Copies of this style of
please send an image of the original to the Scheme of Management
roof light are now marketed as ‘conservation roof lights’.
Office. A conservation type roof light of the same size in the same
Modern roof lights have more conspicuous frames and
place does not require a licence, but please provide a record of
flashings and stand proud of the roof finish which can be
what you have replaced.
visually obtrusive.
• S
mall roof lights may be acceptable at the side of the house if set
back from the road. A conservation roof light should be specified.
• R
oof lights at the rear of the property will be approved as long as
they do not dominate the roof.
• Roof lights which open to form a balcony will not be approved.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
6. GUIDELINES FOR EXTERNAL REPAIRS, REPLACEMENT
AND REDECORATION - ROOFS, CHIMNEYS AND WALLS
See separate guidelines for replacement doors and windows
All changes to the
external appearance of
a property are subject
to approval under the
Scheme of Management,
even if they are exempt
from planning permission.
The preservation of
what may appear to be Post war concrete tiles should be replaced with original tiles Chimney stack Desenfans Road
small architectural details
all contribute to the Roofs Copper, which weathers to a soft green colour, has been used for roofs on
some Dulwich houses since the 1960s. As this is a very durable material,
exceptional visual appeal Replacement roofing should match the material originally used in the
it should not need to be replaced, but if it does, a similar copper-faced
construction of the property. Decorative ridge tiles should be retained
of the area and help and match the colour of the original. Care should be taken to match clay
material should be used.
maintain high standards tiles when these are repaired or replaced. Antiqued tiles that reproduce
the colour and texture of weathered tiles are preferable in most cases.
for all residents. Concrete tiles are not an acceptable substitute for clay.
Chimneys
Chimneys are characteristic of many houses, which were originally
There are groups of houses on the Estate, for example, in Croxted Road,
heated by fires. The removal of significant chimney stacks that would
where properties with concrete tiled roofs adjoin properties of a similar
change the character of an individual house or a group of houses will not
period and design with slate roofs. This may be because concrete tiles
be approved. The removal of internal chimney breasts does not require
were used to repair bomb damage in the 1940s. When these concrete
approval, but can result in structural problems, particularly on party
tiles are replaced, the original clay or slate should be reinstated. Samples
walls. Expert advice from a structural engineer should be sought before
of roofing material should be approved before works are carried out by
proceeding with such projects.
contacting the Scheme of Management Office.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
6. GUIDELINES FOR EXTERNAL REPAIRS, REPLACEMENT
AND REDECORATION: ROOFS, CHIMNEYS AND WALLS CONT.
See separate guidelines for replacement doors and windows
Suitable brushed pointing Suitable tuck pointing Suitable flush pointing
Brickwork matching the colour of the brick, was finished flush with Pebbledash render was popular in the early twentieth century,
the face of the brickwork and a fine, dark grey, imitation notably with the Arts and Crafts movement. This durable
Brickwork should not be painted and the removal of paint
joint was then applied. Tuck pointing can be restored by finish was not intended to be painted. However, roughcast
from brickwork is actively encouraged. If brickwork needs
specialist contractors. render and the smooth renders of the late Georgian and early
repointing, it should match the original colour and character.
Victorian periods (often used to imitate the appearance of
The appearance of brickwork matures and mellows over time
stone) were lime washed and painted.
and this can be adversely affected by the wrong pointing. Until
Rendering
the 1930s, most brickwork was laid using lime-rich mortar, flush
with the face of the bricks. Hard cement mortar that finishes Various rendered finishes have been used on the Estate in the
Painting
proud of the brick face detracts from the appearance of the past. These add character and should be retained. In repairing
bricks and can also damage the bricks over time. these surfaces, freeholders are encouraged to preserve the Painting previously unpainted surfaces is unlikely to be
character of the building by replicating the original external approved, as is the use of obtrusive colours out of harmony
Many traditional houses in Dulwich have different brickwork
finish. New cladding is unlikely to be approved. with those of neighbouring properties.
at the front, side and rear. Victorian and Edwardian builders
paid particular attention to the design of the front elevation
using red brick with tuck pointing. Red coloured mortar,
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
7. GUIDELINES FOR REPLACEMENT
DOORS AND WINDOWS
The residential buildings on The
Dulwich Estate are wonderfully diverse
in terms of period and style. Doors and
windows are important aspects of the
character of these properties.
Original doors and windows should only
be replaced where necessary. In these
cases they should be accurate copies
of the original including the materials Conserved group Rockhill Original steel window replacement
used. Unless replacement doors and Doors Windows
windows are exact replicas of the design If original doors cannot be retained, replacements should Georgian, Victorian and early twentieth century houses
and materials of the original, they are replicate both the design and materials. Replacement garage all have timber doors and windows. Small panes of glass
subject to approval under the Scheme doors should be appropriate to the design and period of the
house. Original hardwood garage doors should be retained
are supported by timber glazing bars and leaded lights are
also a traditional feature. Timber windows can be replaced,
of Management. where possible. Where a standard door (including the garage where necessary, without changing the building’s original
door) is an original feature of a group of houses, replacement appearance. In most cases, it’s possible to find double glazed
doors should match the original design. If the colour of the timber windows that faithfully reproduce the original design.
Each application for changes to door was previously specified in the lease, the replacement This is not the case with leaded light windows, so secondary
windows, doors and garage doors will must be painted appropriately. glazing should be used to improve their thermal and acoustic
performance. Traditional leaded lights have slightly irregular
be considered on its merit and in the individual panes which gives them a sparkle. This is lost in
context of our policy for that particular modern substitutes which have thin strips of lead stuck to the
surface of a single sheet of glass.
type of property.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
7. GUIDELINES FOR REPLACEMENT
DOORS AND WINDOWS CONT.
Suitable UPVC in Peckarmans Wood Like-for-like window replacement
Steel windows have been used in Dulwich since the 1930s. Where replacement windows in aluminium or UPVC are
Early steel windows, such as those used in Roseway, resemble approved, they will need to match the originals in terms of: WHAT TO INCLUDE IN
traditional cast iron and have glazing bars. From the 1950s, YOUR APPLICATION
• Similar frame dimensions
steel windows were installed in some of the Wates built
• Overall style • Drawings which clearly
homes. Some manufacturers still supply double glazed steel
show the dimensions
windows, but do not replicate the glazing bars. The practice of • Pane sub-division into opening and fixed lights
of both the existing and
including a plastic grid between two panes of double glazing • Mullion and transom widths proposed frames.
to imitate a glazing bar has a detrimental effect on a property’s
• Glazing rebate
appearance and will not be approved. • Photos of existing windows
marking in blue the windows/
It is unlikely that aluminium or UPVC windows will be approved Windows for extensions should also normally match the doors to be changed.
in houses built before 1940 or in traditionally designed houses design of the existing windows. Where previous, unlicensed
built after this date. replacement of windows or doors has been carried out, we • Proposed elevation drawings
may require these to be modified or replaced as a condition of of windows and doors.
Guidance on the care, repair, and upgrading of traditional
windows is available as a free publication from Historic England approval for a subsequent application for works. The piecemeal
(www.historicengland.org.uk. Contact 0370 333 0607). replacement of windows is discouraged.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
8. GUIDELINES FOR SATELLITE DISH AERIALS
Almost all satellite dish installations
require approval. Visually unobtrusive
cable TV is often a good alternative.
However, if you decide to proceed
with installing an external dish-style
aerial, please note the following,
before making your application.
• The
satellite dish must not be visible from the road
or located above the eaves of the roof and must be Visually unobtrusive satellite dish
unobtrusive to neighbours.
• The maximum permitted diameter is 600mm (2ft).
• D
ish aerials are not usually permitted in front gardens.
If the satellite dish is unobtrusive to neighbours in the
rear or side garden, this may be acceptable.
• Y
ou may be asked to paint the dish so that it blends in
with its surrounding.
WHAT TO INCLUDE IN YOUR APPLICATION
• Please provide a clear photo of the property
with your application, marked with the intended
location and confirmation of size.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
9. GUIDELINES FOR 10. GUIDELINES FOR
CHANGE OF USE SWIMMING POOLS AND
HOT TUBS
Businesses in residential properties
Freeholders of residential property subject to the Scheme of Management
do not require approval to conduct business from the property if it:
The main consideration in granting a swimming
• Has no adverse visual effect on their property or on its locality.
pool licence is the impact it may have on neighbours.
• Causes no disturbance of any sort.
• D
oes not cause parking problems by parking commercial or other vehicles
• G
ardens will not usually be granted a licence for a swimming pool if they are
by employees and visitors connected with the business.
larger than 320 sq. metres (380 sq. yards). They should not cover more than
• Uses discreet business signage only at the boundary of the property. one ninth of the area of the rear garden.
• Is of a scale and nature which is compatible with a residential area. • P
ools should be sited at least 3 metres (9ft) away from adjacent boundaries
and be at least 6 metres (20ft) from any neighbouring house or building.
The use of residential properties as hostels, nurseries, crèches, care homes
and other commercial activities will usually require prior approval. It may also • In general, swimming pools should be screened. A detailed landscaping plan
require planning permission and local authority approval. Any activity which is may be required.
considered to be detrimental to the neighbourhood may be stopped.
• T
he plant room servicing the swimming pool should be properly constructed
in keeping with the design of the house. It should be in a soundproof enclosure,
sited away from neighbouring properties.
Subdivision of residential properties
• S
imilar requirements apply to hot tubs. They should be sited a minimum
Proposals to subdivide houses into flats or other self-contained residential units
of 2m from the shared boundary.
require prior approval as well as planning consent. The external appearance of
the property and the effect on neighbours and the residential character of the
area will generally take precedence.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
11. GUIDELINES FOR SHOP FRONTS
A shop front should be designed with These guidelines pay particular reference to the Victorian
and Edwardian commercial buildings that dominate The
consideration for the architectural Dulwich Estate, but the same principles apply to shops in
character of the building and its Georgian buildings.
neighbours, as well as expressing Elements of the shop front that are part of the original
permanent construction of a terrace should be retained or
its own identity. reinstated where necessary. They include:
• Party wall pilasters and console brackets
• Cornices and fascia
• The location of blind boxes
• The stall riser
Characterful shop front in Dulwich Village
Mouldings, weathering details and original decorative
Retain mouldings and
elements should be retained and restored with care.
historic details The sides of buildings on corner sites also require attention. Painted timber joinery is preferred for frames and doors.
(no high level signs)
Aluminium and plastic are not suitable materials. The design of
Cornice
In most cases for new or replacement shop fronts within stall risers (the panel under the window) also needs to be given
post-war developments, a well detailed traditional design is careful consideration in terms of materials and maintenance.
In keeping signage to fascia
Corbel and
(no projecting signs) preferred. Exceptional contemporary design using good quality
capital
Hanging signs with
materials may also be considered. Where possible, security grilles should be installed inside the
traditional brackets glass to avoid obtrusive casings. Awnings and canopies should
Traditional roller blind Glazed fanlight Fascia signs must not exceed the original depth. be designed in sympathy with the architectural character of the
(no roller shutters)
Shop signage should be low key and in keeping with well building using traditional good quality materials. Shiny plastic
Traditional mullions and
transoms (glazing bars) Pilaster designed lettering and good quality materials. See the canopies and blanking out the windows of occupied shops are
diagram for suitable locations for signage. not appropriate.
Plinth
Where possible signwriting should be used. Signs may Changes to shop fronts require planning permission, and may
Stall riser
be illuminated with appropriate projecting light fittings. also require advertisement consent, listed building consent,
DETAIL OF VICTORIAN SHOP FRONT Illuminated back lit signs will not be approved. and conservation area content. Please contact the relevant
local authority for further advice.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
12. GUIDELINES FOR GARDEN STRUCTURES
Garden buildings and Please consider the impact of any
proposed building or structure on
• Walls of garden buildings should be
at least 1m from all boundaries.
structures include sheds, neighbours. The character of back
• Height should be a maximum of
greenhouses, outbuildings, gardens should be preserved and
2.5m in most cases.
garden buildings must not be used
summerhouses, bike for overnight accommodation or • Building or structure should be
and bin storage, play any activity that may disturb other screened from the neighbours with
residents’ peaceful enjoyment of well-maintained mature evergreen
structures for children, their gardens. planting, especially where windows
pergolas, raised decks, Garden buildings and landscaping
and/or glass doors overlook
neighbouring properties. The height
terraces and patios. should be designed to minimise the
of boundary fences could also be
impact on neighbours. Buildings must
All require Scheme of be in proportion to the garden – large
raised to maintain neighbours’
privacy, but this should be agreed
Management approval. buildings in small gardens will not be
with your neighbour.
Garden structures should be screened from neighbours
permitted. The height of the building
should be kept to a minimum – it may Tree houses and climbing frames are
help to sink the building below ground unlikely to be approved if they would WHAT TO INCLUDE IN YOUR APPLICATION
level. The building should be made from result in children playing above the level • A scaled plan of the garden showing the location of
suitable materials and be in keeping of boundary fences and intrude the structure and any nearby trees.
with its surroundings. on neighbours in adjoining properties.
• Plans and elevations of the structure with materials
Please note the following specifications: Raised hard landscaping, for example, and dimensions.
terraces and patios, can cause loss of
• Roofs of buildings should be covered • Screening proposals.
privacy. Please give consideration to
with slate, tiles, cedar shingles or
neighbours’ privacy by including
durable planting. Avoid felt roofing,
suitable screening.
but good quality dark grey or dark
green high performance roofing A raised deck, terrace or patio is
membranes may be suitable. considered to be greater than 200mm
above existing ground level and
requires permission.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
13. GUIDELINES FOR SOLAR ENERGY PANELS
& SOLAR THERMAL COLLECTORS
The Dulwich Estate If you are installing solar panels, please note
the following:
supports the installation
• S
olar panels should not be conspicuous when
of unobtrusive solar viewed from the road or other public spaces,
panels as an energy such as parks, public gardens or sports grounds.
saving measure. • S
olar panels on the front roof of a property
are highly unlikely to be approved. Instead,
Most installations consider installing them on flat roofs, rear
require prior approval. extensions, behind parapets and on garden
buildings. A significant amount of energy can
be generated on flat and east or west facing
roofs as well as south facing ones.
In-line solar panels Integrated solar tiles
• P
anels should not visually dominate the roof
and as a guide this means no more than 50 per
cent of the rear roof. Where panels will cover The installation of solar panels on a roof is
a significant area of the roof, they should be normally subject to building regulations and WHAT TO INCLUDE IN
integrated into the roof finish. the ability of the existing roof to carry the YOUR APPLICATION
weight of the panels will need to be checked.
• T
he material of the solar panels should be Electrical installation is also subject to these • A scaled roof plan showing the
appropriate to the original roofing material. regulations. For more information go to location of the panels.
Solar panels that are similar in appearance Government guidance at www.planningportal. • Details of the installation (in-line,
to slate roof finishes are now available, and co.uk/info/200130/common_projects/51/ integrated or raised).
integrated solar panels may be less visually solar_panels/4.
intrusive than those mounted externally, for
example, on rails. Fewer panels are required for The Energy Saving Trust (www.
heating water than for electricity generation. energysavingtrust.org.uk) gives accurate
Those which generate electricity do not and independent advice on how to reduce
have to be located on a roof –consider less carbon emissions, use water more efficiently
conspicuous locations at a low level in rear and save money on energy bills, including
gardens, on flat roofs or on garden buildings. electricity generation.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
14. GUIDELINES FOR NEW BUILD PROPERTIES
A variety of architectural Proposals for new developments are
assessed on their own merit. They
• The density and type of dwellings
should be carefully considered in
styles have developed on must be in-keeping with the character response to the site context and local
the Estate since it was of the Estate and their immediate need. Please refer to the Local Plan at
setting. Proposals must enhance the The London Borough of Southwark
established 400 years locality, having a positive impact and at www.southwark.gov.uk/planning-
ago. Residential examples excellent design standards. They must and-building-control/planning-policy-
not detrimentally impact residential and-transport-policy/development-
include 18th century amenity. Proposals should incorporate plan/local-plan.
cottages, Georgian high standards of energy efficiency
• Proposals must consider the
and sustainability.
villas and town houses, relationship with neighbouring
properties and the general
streets of Victorian and General requirements: streetscape. This will include the scale
Edwardian terraced and • If the site has existing buildings
and massing of buildings. A detailed
analysis of the immediate area is
semi-detached houses or structures their suitability for
required with an application.
demolition must be assessed. Buildings
and a large number of of group value, streetscape merit or • Proposals should consider the
mid-century modern heritage interest are unlikely to be space between buildings, massing
deemed suitable for replacement. and the front and rear building
homes that have been lines of adjacent dwellings.
• ‘Like for like’ repairs can be carried out
built since the 1950s. to a property without a licence, and
Backland development is unlikely
to be approved. Existing building
some owners may find it preferable
lines and spaces between
to completely rebuild a property to
neighbouring dwellings must be
match the original design. In cases
shown on drawings to ensure that
such as this, a detailed building survey
the context of the proposal can be
is required documenting the original
fully considered.
design. Any change to the external
appearance of a property requires
a licence application.
Huf Haus example
www.thedulwichestate.org.uk 29GUIDELINES FOR RESIDENTS
14. GUIDELINES FOR NEW BUILD PROPERTIES CONT.
• Walls built on a shared boundary cause existing trees in order to facilitate the development and of suitable design
disruption and may require access development. A tree protection plan and quality. Provision must be made for
from the neighbouring property, so arboricultural report will also be required. screening to preserve or improve
applications of this nature will only be neighbours amenity.
• Proposals should use a local palette of
considered with a letter of agreement
materials which are appropriate and in • Boundary treatments ie. fences,
from the neighbour concerned. Where
keeping with their setting. Samples will gates and hedges should match the
the neighbour hasn’t given written
be required as a condition of a licence. predominant original style in the street
agreement, it is usual to request that the
or the group.
wall is offset from the boundary. • Windows in new build dwellings
should normally match the proportions • Space should be provided for refuse
• New developments should not
and materials of nearby properties. storage as part of the landscape design.
cause a loss of residential amenity to
Alternative materials and styles may Refuse storage should not negatively
neighbouring residents. This means a loss
be considered but typical 1:5 scale impact the streetscape or neighbouring
of daylight or sunlight, a loss of privacy,
drawings and product information are properties and should therefore be well
or loss of visual amenity. The distance
required in addition to the general screened. 1:50 drawings are required
between habitable rooms, the placement
elevation drawings, to demonstrate why for any proposed new structures (as
of windows, massing and orientation
the proposed windows and doors could described in Guidance note 12).
will be examined, and applicants may be
be suitable.
required to submit additional supporting • All developments should include a
information. Balconies, juliet balconies • All developments must have a minimum sustainability statement, including a
or roof terraces will only be permitted if of 50% soft planting to the front garden landscape strategy and biodiversity
there is no impact on neighbours amenity. area. A scale drawing and calculation of strategy. Solar panels and green roofs
this area is required. are encouraged for new developments
• Proposals should demonstrate an
(refer to guidance note 13).
improvement to the streetscape such as • Sufficient off-road car and cycle parking
increased planting, improved materials or provision must be made. Parking should • Heating, ventilating or mechanical
creating a more ‘open’ character due to not dominate property frontages and plant housed in enclosures in front
lowered fences and walls. layouts should minimize the visual or rear gardens must not impact on
impact of parked cars through the visual amenity. The design should make
• All existing trees should be clearly
implementation of soft planting. provision for mechanical plant to be
described on a site layout plan. A
housed within the property or within
proposed landscape plan is required, • Rear garden space must be
suitable acoustic enclosures which meet
detailing any necessary work to proportionate to the size of the
Huf Haus example the Local Authorities requirements.
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
15. GUIDELINES FOR TREE WORKS
Dulwich has a vast array of wonderful
ancient trees. They create an almost rural How to apply for tree works
environment in an otherwise built up
area of South London. Our policy is to 1. Make an appointment with the tree consultant
maintain healthy trees, especially mature through the Scheme of Management office,
specimens. It is therefore necessary to to inspect the tree(s) which are subject to the
proposed works.
get prior approval before pruning or
carrying out any works. 2. In most cases, the tree consultant will also wish
to meet the applicant to discuss the proposals.
No charge is made for the inspection.
The Scheme of Management requires
Copper Beech and Oak trees in College Road
3. The tree consultant can generally approve
you to get a licence before cutting applications for minor works and grant a licence
for these which is free of charge.
down or removing any tree. Shrub,
seedlings and fruit trees - apart from 4. P
roposals to remove a tree in a prominent
position on the Estate or major tree works
ornamental species like cherry trees, are generally referred to the Scheme of
are the exception. Management Committee who will make a site
visit, usually accompanied by a member of The
Dulwich Society’s tree committee.
The Scheme’s tree consultant offers free 5. If works are approved, a licence will be issued.
advice on trees and can be contacted
6. Under the terms of the licence, all works must
through the office on 0208 299 5666. be completed within 52 weeks.
Crimson Horse Chestnut at College Gardens
www.thedulwichestate.org.ukGUIDELINES FOR RESIDENTS
15. GUIDELINES FOR TREE WORKS CONT.
Care of established trees
Trees should be retained in their natural shape and form
wherever possible. In order to avoid damaging the tree
Choosing a new tree
or adjacent property or causing injury, large trees should
only be pruned by experienced professionals. Following Most species of tree will grow in a wide range of soils. However,
the managers’ approval for tree works, a licence is issued. please give careful thought to the eventual size of a new or
A list of tree surgeons is available from the Scheme of replacement tree and its root system. The Scheme’s tree consultant
Management Office. The Arboricultural Association can is available to give help and advice about suitable species.
supply a list of approved contractors and some local
authorities have a list of contractors they recommend. Please avoid the following, especially where space is at
Trees close to buildings can cause problems and the a premium:
removal of a tree can result in ground heave. In Dulwich,
the sub soil is composed of heavy shrinkable clay and • Forest type trees such as oak, beech, lime, ash, horse
severe structural problems, aggravated by root activity, chestnut, plane, or Norway maple or cypress, unless there
can arise during excessive dry periods. Nearby trees is full scope for ultimate development of the branch and
are often blamed for exacerbating the situation and root system.
owners should take the advice of a chartered surveyor
or structural engineer if such problems arise, as well as • Large inappropriate species, such as willow or poplar trees, in
informing their insurance company. small gardens or close to buildings or underground services.
Large trees may need thinning by an experienced Such trees have extensive root systems which could damage
professional to avoid excessive shade. A healthy tree nearby buildings, especially in areas where the sub soil is highly
may easily be ruined or killed by drastic lopping and shrinkable clay.
unskilled pruning can produce areas which are affected by
fungus and decay, as well as making the tree structurally • Fast-growing, dense crowned trees, such as cypress, close
unsound. However, with expert attention it is possible to to boundaries in restricted situations. Such trees will require
reduce the density of a tree whilst still retaining its height regular maintenance in order to prevent them affecting
and natural form. adjoining properties through lateral growth and shading.
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