RESIDENTIAL DIMENSIONS
Background
We are concerned about the number of planning applications for new
dwellings, and for conversions to provide new flats that indicate small and
poorly shaped rooms. Clear guidance and recommendations on sizes of
rooms in dwellings would not only reduce the number of sub-standard
applications but also provide the planning officers with an aid to considering
applications.
We are aware of the results of providing sub-standard properties. Sub-
standard properties result in a lack of concern for the property by both the
occupant and the owner. Gradually the value of the property reduces,
resulting in it not being properly maintained and then it is neglected and
possibly ultimately abandoned. Surrounding properties are adversely affected.
Surrounding areas are also affected. The consequences are possibly greater
in conservation areas.
The Royal Institute of British Architects (RIBA), in housing policy statements,
has recommended the use of guidance on room sizes and even suggested a
return to Parker Morris type standards to combat the gradual reduction in
room and dwelling sizes that have been provided over the past few decades.
A problem that is likely to increase with the requirement for a large number of
new dwellings.
We have therefore prepared a Residential Dimensions Guide to assist
applicants in the preparation of designs and also to assist the panel when
considering planning applications. The guidance is based upon the findings of
a report prepared by HATC Ltd for the GLA - see http://www.hatc.co.uk/GLA
Space Standards Report.pdf
Basis of dimensions
It has been accepted that the best way of determining space standards for
residential use is to base the size on the required activities, use or purpose of
the space, taking account of the number of likely occupants.
The areas and dimensions have been based on the London Borough of
Lambeths Draft Residential Standards Supplementary Planning Document
and a report prepared by HATC Limited for the Greater London Authority.
The number of likely occupants is determined by the number of bed spaces
provided.
New dwellings and conversions should normally meet, and preferably exceed,
the minimum areas. Minimum areas may need to be increased to allow for
type and size of fittings or furniture intended to be used.
Ceiling heights
All habitable rooms (rooms used for dwelling purposes but which are not
solely a kitchen, utility room, bathroom, cellar or sanitary accommodation)
should have a minimum floor to ceiling height of 2.3 metres, except in rooms
with sloping ceilings, where at least 50% of the required floor area should be a
minimum of 2.3 metres, provided the remainder of the required area is at least
2.0 metres and where in this reduced area the slope of the ceiling is 40 or
greater from the perimeter of the required area. Required areas for habitable
rooms exclude any area less that a floor to ceiling height of 2.0 metres.
Bed Rooms
Except in a single person dwelling, the main bedroom should preferably be
capable of accommodating twin beds, other double bedrooms should, if
possible, be of a size to take twin beds.
Bedrooms often provide space for other activities to the usual sleeping,
dressing and clothes storage. These other activities such as study/homework
areas should be considered when planning bedrooms.
Ensuite bathrooms or showers rooms do not count towards the minimum
area.
Number of rooms
It is preferable that each room be separated by permanent divisions. In the
case of living rooms, dining rooms and kitchen these are often successfully
combined in some form and minimum sizes for these combinations are
provided. In dwellings with four or more occupants it is preferable to have at
least one of these rooms separate from the others so that it will allow for a
degree of privacy.
We consider that in a dwelling of 4 or more bed spaces is not suitable to
combine the living, dining and kitchen into one space if there is no other room
available for privacy.
Overall size of dwellings
An overall minimum size for a dwelling has been indicated. The minimum area
includes the provision of ancillary accommodation and circulation spaces.
Dwellings are used in a variety of ways, with activities not always taking place
in the expected place. Patterns of living change over time and spaces need to
be able to accommodate this and have some form of flexibility.
In allowing for this, and the normal increase in the amount of furniture and
other contents, it is considered that a dwelling containing only the minimum
rooms at or near the minimum sizes may not be sufficient to adequately
accommodation its activities and contents over its reasonable life.
To allow for this it is hoped that applicants will increase the overall area by a
suitable amount. The additional space can be accommodated wherever the
designer thinks it appropriate to meet the intend purpose. Additional beneficial
space can often be gained by careful planning and good shaping of rooms.
Minimum or at least
Where these words are used in the Residential Space Standards documents
it means in the case of minimum that if any dimension falls below the
minimum we will probably object to a planning application. In the case of the
use of at least we will take account of dimensions or provisions that fall short
of that defined and will comment accordingly, or even object, depending on
how serious we consider the matter and/or on the number of shortfalls.
The guidance is based upon the findings of a report prepared by HATC Ltd for
the GLA see http://www.hatc.co.uk/GLA Space Standards Report.pdf
Areas are in square metres. Bold numbers indicate minimum areas or
dimensions. Normal font indicates at least dimensions.
Bed Spaces 1a 2 3 4 5 6 7
Bed Rooms No. 1 1 2 2 3 3 5
Separate Living room 12 12 14 14 15 16 17
Dining room - 5 6 6 7 7 7
Kitchen 6 6 8 8 8 9 10
Combined Living/Dining - 15.5 17.5 18.5 18.5 19.5 20.5
Dining/Kitchen 10.5 10.5 12.5 12.5 13 14 15
Living/Din/Kitch 22 22 24 27 30b 33b 36b
Bedrooms Main bedroom 8 12 12 12 12 12 12
Other doubles - - 11.2 11.2 11.2 11.2 11.2
Single
7.5 7.5 7.5 7.5 7.5
bedrooms
Bathroom & WC 3.5 3.5 3.5 3.5 3.5 3.5 3.5
Storage 1.0 1.25 1.5 1.75 2.0 2.25 2.5
Overall floor areas 37 45 60 67 81 92 105
To avoid awkwardly shaped rooms:
Living rooms should have a minimum width of 3.2 metres
Double/twin bedrooms should have a minimum width of 2.6 metres
Single bedrooms should have a minimum width of 2 metres
All bedrooms should have a minimum length of 3 metres
At the planning application stage, applicants should provide details of
proposed overall floorspace and a breakdown of room sizes.
a) Only acceptable in new build housing in special circumstances.
b) Not recommended.
Bedroom numbers are based on all being double bedrooms except for where
one single can make up the number of bed spaces required. If more single
bedrooms are used to make up number then the minimum overall space
required will be increased.
