Nottingham City Council expects medium densities for typical housing sites unless otherwise specified. Please refer to the Local Plan land allocation for more details.
CARS
Criteria developed in collaboration with the Highways Authority
HD.1 Highways land take (adopted plus non-adopted) must be under 25% of the developed land. This will still result in a generous highway infrastructure but will encourage fewer curves, tighter radii, reduction of turning points, slightly narrower road widths and/or lower hierarchy grades. Refer to Streets Classification for specifications.
HD.1a Current model - % of housing with green spaces and highways land take
HD.1b Expected model - % of housing with green spaces and maximum highways land take
HD.2 Parking and driveway dimensions are specified and only ‘demarcated’ on-street parking is permitted. Housing developments tend to allow a huge amount of parking but often either too tight or too oversized (see Fig b). Cars are getting larger, perhaps a response to the obesity crisis, so parking spaces need to be adjusted to the new standards to function well. Lack of designation is the main cause of land waste and parking issues. A good idea is to provide spaces at 2.4m wide and 5.5m long, with a clear 600mm on either side if adjacent to a wall or boundary. For parallel parking, spaces work better at 2.4m wide and 6m long. Refer to Parking for specifications.
HD.3 Maximum parking spaces per dwelling according to tenure are set in the Local Plan, garages are not counted as parking spaces. Flats and 2 bed houses can cope with one parking space in most circumstances. Large houses must have a maximum of 2 parking spaces. Most people use garages for other purposes, discounting them prevents unwanted on-street parking (see Fig c).
GREENERY
Criteria developed in collaboration with Parks/Environment Authorities
HD.4 Minimum amount of land dedicated to green/blue infrastructure will be set on site by site basis. Site-specific codes/briefs will contain this coding clause, which will respond to strategic green/blue network infrastructure policies. The site specific criteria will be aligned with the Biodiversity Net Gain factor but it will be more descriptive about the location and nature of the green/blue infrastructure.
Nottingham City aims to build neighbourhoods in the format shown on the right in this diagram, the need to include greenery does not reduce the number of houses, it simply pushes them closer together.
HD.5 Purposeless patches of green are not permitted and must be designed out. Sometimes these are unavoidable, especially near highways and traffic calming, but there is never a good excuse to see patches of grass, especially between dwelling walls and footways. These areas take land and serve little purpose, they become a maintenance issue and they can collect litter. Joining them up to form a pocket park is always much more beneficial.
Nottingham City aims to build neighbourhoods in the format shown on the right in this diagram, in order to increase land efficiency.
HD.6 A minimum number of trees in the public realm will be set on site by site basis, along with clear specifications and planting standards. Trees in the public realm are incredibly difficult to deliver, especially as part of the highway infrastructure. All the relevant departments within the unitary authority developed a ‘formula’ for adoptable tree lined avenues and boulevards to ensure delivery. Developers using these specifications can rest assured adoption will take place. Nottingham City prefers adopting wide verges with large trees as part of the green infrastructure and parks, rather than as part of the highways. Include large trees in pocket parks and dedicated green areas, leaving softer planting for traffic calming features.
EFFICIENCY
Criteria developed in collaboration with the Planning Authority
HD.7 The number of detached homes must be kept to under 10% of the total number of dwellings. Semi-detached houses must make 30-50% of the tenure. The best way to release land for green uses is to limit other uses, like cars and houses. A small change in plot widths can make a huge difference, for example, in a development of 100 houses, reducing the width of each plot by 100 mm will give you a 30m long 5m verge, which can take 4-6 large trees.
Nottingham City aims to build neighbourhoods in the format shown on the right in this diagram, in order to release more public green land.
HD.8 The distance between dwellings must be 3.6m to accommodate a driveway. Purposeless gaps between houses are not permitted. Back to back distances can go down to 18m window to window and 12m window to wall. The issue of overviewing can be managed by design, Nottingham City will accept tighter distances provided windows are moved or purposely designed. We must remember social boundaries and prudish behaviours have changes over the past few decades…and people can always use window blinds for occasional privacy!
Nottingham City aims to build neighbourhoods in the format shown on the right in this diagram, in order to release more green land.
HD.9 Minimum and maximum depths for both front and rear gardens are as follows: 9m is the minimum depth for back to back house gardens. When overviewing is not an issue, rear gardens can by a minimum of 4m deep. Nottingham City is guided by the Responsive Environments rear garden areas according to different uses: 25m2 for sitting out; 60m2 for playing; 100m2 for large groups eating out together; 160m2 for growing food. Under 25m2 is considered a patio. Front gardens can range from 0.9m to 3.5m deep. Front gardens deeper than 3.5m will not be permitted, as these will require regulations to prevent the loss of garden to front parking.
FUTURE-PROOFING
Criteria developed in collaboration with Waste Management and an Architectural Consultant or RIBA
HD.10 Waste storage/collection features must be provided as follows: Flats and houses on private drives must provide well designed, well located communal bin storage. Terrace houses must include adequate bins and bike/push chair/scooter storage and an electric vehicle charger within the fabric of the building at the front. Semi-detached and detached houses must include the same provision as terrace houses, either at the front or in the rear garden adjacent to, and with direct access to the driveway.
HD.11 Applicants must demonstrate having considered shared assets provision, including green energy, garden/planting spaces, garden sheds and tools, laundry rooms, car-share, bike-share, etc. In back to back homes, a drastic reduction of private rear gardens (for example to 5m x 5m) can be achieved by providing a secure semi-shared play zone in the middle. If a 60m2 pay zone is shared between 10 houses, a 56m long 5m verge, which can take 6-8 large trees.
HD.12 Applicants must demonstrate having considered different forms of living (alternative housing typologies). In developments of 50 dwellings or nor, zones must be designated for adaptable house types that can incorporate commercial/work space uses on the ground floor over time. It is important to understand that some families, as well as the elderly, could benefit from living in a different type of home, one where they can feel closer and more supported by their community. Planning policy must abandon the idea that homes are either flats or standalone houses; there are many other suitable built forms that can be explored. Provision of uses other than housing can be challenging to deliver, mainly for economic reasons, but that should not hinder the capability of neighbourhoods to adapt and change over time, as more people move to the area. Codes could include a future-proofing map showing how the place could change in the future, designating areas for flexible building forms that can be converted to other uses.
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Why we need higher housing densities
The current national picture
For the last few decades, policy makers have been specifying gross densities of 20 to 40 dwellings per hectare (dph) in an attempt to prompt the delivery of greener, more pleasant environments. I often hear from development management and planning officers saying ‘the density cap is necessary to protect the existing character of the area’, yet, in practice, when new developments appear, they look very different to those surroundings officers are trying to protect. In fact, new developments often look as if they could be anywhere in the country.
Talking to housebuilders over many years in practice, I learnt that they are often faced with two huge forces pointing their direction of travel: 1) highways standards requesting overengineered environments, and 2) consumer’s choice, with buyers looking for ‘the American dream’. The trouble is that, as it happens, we are not in The States and we lack the vast amounts of land supply Americans enjoy.
The more recent Authority Wide Code requirement made us reflect and question why the popular density cap is not delivering place character, and whether it is as relevant as we hoped it would be. So, the quest is now to find the coding criteria that will help us deliver greener, healthier, more sustainable development with strong character and identity. To fix a problem, no better place to start than unveiling the cause.
Some shocking facts
- The UK has a total area of 243,610 Km2, of which 21,194 Km2 are developed, of which: 63.1% is dedicated to agriculture; 20.1% to forestry, open land and water; and circa 14.8% to residential uses (3,167 Km2)
- There are currently circa 68 million people in the UK
- During the last 100 years, the UK population has increased an average of approximately 247,000 people per year, a third of whom are over 60 years old, 3.6% of whom are children
- The average number of persons per household in the UK is around 2.2 (circa 30,909,090 homes)
- The overall density of all residential areas in the UK is circa 98 dph
- The highways surface dedicated to cars in standard developments built by major housebuilders, is regularly between 30% and 40% of the development land
- If we condensed all the UK residential areas together, these would occupy the whole of Hampshire and Sussex put together (see Figure 1)
- If everyone in the UK lived in a recent development by a leading housebuilder, the residential use land would be more than three times the current one, and it would occupy an additional area the size of Cornwall, Devon, Dorset, Somerset, Wiltshire, Hampshire and Sussex put together (see Figure 2)
Figure 1 - If we condensed all the UK residential areas together, these would occupy the whole of Hampshire and Sussex put together.
Figure 2 - If everyone in the UK lived in a recent development by a leading housebuilder, the residential use land would be more than three times the current one, and it would occupy an additional area the size of Cornwall, Devon, Dorset, Somerset, Wiltshire, Hampshire and Sussex put together
- Victorian houses use less than half the land in comparison with current residential development by housebuilders. If everyone in the UK lived in a Victorian town house, the residential use land would be 40% more than the current one, an area equivalent to the size of Cornwall, Hampshire and Sussex (see Figure 3)
- If we continue growing and building with the current housing model, with 50% of new homes delivered by leading housebuilders, we will need an area the size of Gloucestershire in the next 50 years for residential development (see Figure 4)
- If we continue growing and building with the current housing model, with 50% of new homes delivered by leading housebuilders, cars could take an area the size of Fife, with Oxfordshire for humans, over the next 50 years
Figure 3 - If everyone in the UK lived in a Victorian town house, the residential use land would be 40% more than the current one, an area equivalent to the size of Cornwall, Hampshire and Sussex.
Figure 4 - If we continue growing and building with the current housing model, with 50% of new homes delivered by leading housebuilders, we will need an area the size of Gloucestershire in the next 50 years for residential development
What a good code can do
Region-wide densities should aim for at least 98 dph, which is the current national average. Most rural areas can comfortably accommodate densities of 50 to 70 dph, but this must come with critical place variables to respond to the local character. Contrary to public belief, it is possible to deliver both. Suburban areas, village extensions and out of town developments should be aiming to achieve at least 100-120 dph, critically managing public transport, highways and parking provision to avoid infrastructure excess. Urban areas should absorb densities of at least 20 dph above the local trend in areas with building hight restrictions. But it is important to note that density caps alone will not resolve the character issue.
In areas of strong existing character, or when development is small in size or high in impact, the design code clauses should emerge from in depth contextual analysis. But it is also critical that everyone involved understands that we cannot continue to live as we did in the past few decades. Not only because lifestyles have changed but also because the planet is under much more strain than ever before. We need to be much more efficient in our use of land.
Land-hungry development is the result of increased affordability in the UK. In the past few decades, people became car-reliant and accustomed to larger individual spaces, partly to accommodate the materialistic consumerism of the post-war years. The tipping point is close now, with affordability being so compromised for so many people. However, as we move towards a more digital existence, space requirements are likely to shrink again, but this will take time. In the meantime, we need to find the right balance to achieve land-efficient developments that deliver healthy environments.
Large developments - or those in isolation from existing built-up areas – have the capacity to determine a new character of their own and should not be trying to replicate the past. Reflecting current values and lifestyles and responding to the biggest issues of our times is always a better choice, after all, this is the mark we are leaving for future generations to learn from.
Although it is clear that some of the critical design parameters that can help deliver better places are well known across fields in our industry, what is not as obvious is how to determine the coding criteria that can help achieve those positive outcomes without preventing delivery on the ground: more compact, land-efficient development; more walkable, less car-dominated neighbourhoods; better use of green and blue infrastructure; and socially-positive public realm design.