October 2007

Appendix 2

Shopfronts and Signage

Draft Supplementary Planning Document

London Borough of Lambeth Unitary Development Plan

3

Section Contents

Page UDP Reference

1 Introduction

3 Policies 36, 37 & 47

2 Design Principles

7 Policies 36, 37 & 47

3 Contacts and further information

19 N/A

This Supplementary Planning Document (SPD) provides guidance for applicants in the preparation of proposals for shopfronts, external security grilles and shop signs. It explains relevant national planning policies and Lambeth UDP policies relating to shopfronts and provides further detail in order to assist with securing good design. As a material consideration in the determination of applications involving shopfronts and shop advertising it will assist Lambeth planning officers in making decisions on planning applications and be used by the Council in planning appeals. This document will be subject to the statutory period of public consultation and comments received will be taken into account when finalising the guidance and advice contained within it.

4

Introduction

Good Design 1.1 Well considered and executed shopfronts that complement the existing appearance of a property can increase their value and also contribute to the quality and character of a shopping centre. However poorly conceived and designed extensions can have the reverse effect and detract from the environmental quality and economic vitality of local shopping centres. The Council accepts that many of its shopfronts and signs are of poor quality and detract from the character of the Borough and it is committed to raising the standard of all new development

Planning Policy Background 1.2 The Council requires all new developments to be of a high quality, to be

well designed and built to a high standard as sought by national planning guidance PPS1 ‘Delivering Sustainable Development’ which states that design which is inappropriate to its context or which fails to improve the character or quality of an area should not be accepted (Paragraph 34, PPS1)

1.3 PPS 1 sets out the matters to consider when assessing design quality of

all new developments including the extent to which a proposal integrates with and complements the surrounding area and public realm, seeks to adapt to and reduce the impact on climate change, enhances local character and distinctiveness; and is easily accessible to all members of the community.

1.4 In relation to design and quality, shopfront schemes must comply with the

Council’s Unitary Development Plan (UDP). Applicants area advised to consult the following relevant policies: -

Policy 36 Alterations and Extensions, Policy 37 Shopfronts and Advertisements, Policy 39 Streetscape, Landscape and Public Realm Design, Policy 45 Listed Buildings Policy 46 Locally Listed Buildings; and Policy 47 Conservation Areas.

What type of permission is required? 1.5 The planning regulations are complex and it is beyond the scope of this

document to set them out in detail. Applicants are advised to seek advice directly from their planning consultants or from the Council on whether or not formal approval will be required.

1

5

1.6 Planning permission will normally be required for the following:

• The alteration of an existing shopfront,

• The installation of a new shopfront,

• The installation of external security shutters,

• Installation of external air conditioning units, mechanical & electrical plant and kitchen flues.

1.7 Advertisement consent may be required for certain shop signs, depending on their location, size and whether or not they are illuminated. 1.8 Listed building consent is normally required for the alteration, extension or

demolition (including partial demolition) of any statutory listed building. This includes the installation of shutters and signage. NB Listed building consent is not required for works to locally listed buildings.

1.9 It is advisable not to implement any works without the relevant consents.

The Council will take enforcement action against any unauthorised works which are deemed unacceptable, subject to the normal requirements of expediency.

Historic Environment 1.10 When considering proposals affecting listed buildings, locally listed

buildings and buildings in conservation areas the Council, in accordance with national and local policy, will seek to retain special features such as historic or those that contribute to the local character.

Further Information 1.11 The Council’s Unitary Development Plan (UDP) can be viewed on the

Council’s website www.lambeth.gov.uk which also contains a search engine ‘public access database’ which provides information on designations and planning histories for each property in the borough. Advice and information is also available by contacting our Town Planning Advice Centre on 020 7926 1180 or by e-mail tpac@lambeth.gov.uk.

How to use the guidance 1.12 This guidance note sets out the Council’s position for what is likely to be

acceptable and why, and offers general design advice. Departure from these guidelines will only be acceptable only in exceptional circumstances, where the proposal is of outstanding architectural quality and where it would not set a precedent for poor quality replicas.

6

1.13 Detailed guidance is provided on the principles of good design and the elements that contribute to a successful shopfront. These principles and detailed guidance will be used to assess planning applications.

7

Design Principles This section sets out what the Council believes is good design for shopfronts, shop security and signage.

Retention 2.1 Surviving traditional shopfronts should be preserved and original features

retained, restored and/or re-instated wherever possible. The majority of old shopfronts in the borough are timber framed although some 20th Century examples have slender metal frames. Old shopfronts are often very well built and robustly detailed, reflecting the style and status of previous generations. The following features are common: -

• An integrated design with all elements carefully detailed in relation to one another and the host building. This often includes integrated awning (canopy) boxes and internal shutter boxes.

• Style and beauty through the use of decorative or glazed tiles, glazing bars, carved timber, paint schemes, stained glass.

• Good quality materials and construction detailing which is pleasing to look at, neatly detailed and weatherproof.

2.2 Retention is important everywhere in the borough, particularly in

conservation areas and on listed buildings. Proposals for the removal or unsympathetic alteration of traditional shopfronts will not be permitted.

Context 2.3 New shopfronts, irrespective of their style, should integrate well with their

host building by respecting the scale, style and general building forms. Surviving historic detailing should be retained where possible and carefully integrated. If the building is set within a group of surviving traditional shopfronts that group should inform the general shape and form of the new shopfront. Close replication of their detailing may be appropriate in historic areas or on historic buildings.

2.4 Where a shop unit occupies more than one building / unit the vertical

division between each building / unit should always be retained along with any detailing. Each unit should retain a distinct fascia.

2.5 Design and access statements should explain how the design responds to

and enhances its surroundings.

2

8

Above left – a simple but effective modern shopfront. Above right – a simple but effective traditional shopfront.

Elements of a Shopfront 2.5 Shopfronts are composed of a number of elements; all of which have

important practical and visual functions.

1. The pilasters are vertical features which dress the external end of the walls of

the shop unit. They often have a decorative top (below left) which terminates the fascia. They should be hard wearing (below centre), have a weather resistant base (below right) and, where necessary, be resistant of graffiti or in a material that is easily cleaned of graffiti.

3

4

1

2

6 5

9

2. The stallriser supports the glazing at low level from dirt and damage and

provides a visual base to the shopfront. It should be of a height of 400-700mm and have a hard wearing easily maintained finish. Genuine timber panelling (below left), polished stone (below centre), terrazzo (below right) or tiles are common stallriser materials. Stick-on / planted detailing, such as fake panel mouldings, should be avoided as they are susceptible to weather damage and often fall apart. Tiles should be exterior grade.

3. The cornice is a moulding which protects the shop fascia from weathering. As

an architectural feature it also crowns the shopfront and often separates the shopfront from the building above. All fascias should have some form of cornice detailed to cast water away from the fascia (below left) and should have a neat flashing to protect it from the weather. With care they can be detailed to contain light fittings for the fascia (below centre). Traditionally awning boxes are often integrated into the cornice structure (below right).

4. The fascia is the signage space across the top of the shop window. It should

be protected from weathering by a cornice and terminated neatly to each end by pillasters. Traditionally fascias are integrated within the shopfront construction; sometimes they also conceal an internal roller shutter. Most traditional fascias in Lambeth are narrow to allow for tall shop windows. An overly large fascia is one of the common mistakes in shopfront design. The shop window should always be the dominant feature not the sign.

5. The shop window allows natural light into the shop and creates an area for

display of goods. Traditionally, for reasons of style and construction, it is

10

divided with mullions and transoms / clerestories. The mullions should normally terminate at cill level (below centre) and not continue to the ground. The absence of mullions and transoms / clerestories, especially on traditional or large shopfronts can have a detrimental visual effect and should be avoided.

The shop window framing should be carefully considered. Normally it should be slender and carefully detailed (below left). Traditionally shopfronts are glazed from the inside which allows for a decorative moulding to the outer face of window frame. Door frames should be integrated to avoid bulky or crude detailing. The window should have a proper cill detail to cast water away from the stallriser. Domestic joinery or overly heavy detailing should be avoided. Frontages with folding glass doors are not a traditional shopfront feature but have become increasingly popular for bars and restaurants. Historically some shops such as butchers had sliding sash front windows (below right) so that their produce could be on open display. In historic areas, where open frontages are sought, this sash approach is preferable to folding doors.

6. The shop entrance should, where possible, be practical in allowing level access into the building for all users. It must also be carefully integrated into the overall design. The door detailing should complement the character of the rest of the shopfront. Normally there is space over the door for a transom light which can be made to open inwards where ventilation is required. It is not uncommon for entrance doors to be recessed. This provides welcome depth to the otherwise flat frontage, allows space to provide a step free access (next page top left) and allows for larger glazed areas. If there are security concerns recesses can be enclosed by carefully design gates which can be removed or locked in an open position when the premises are closed.

The threshold of the recessed entrance should have a non-slip hardwearing finish. The area can be tiled to provide decoration (below right). NB Interior grade finishes should be avoided as they are not normally robust enough.

11

Materials and Construction Detailing 2.6 All works should be well detailed and use good quality materials. Details

should respond to the architectural style of the building and surrounding area. The use of PVCu, powder coated metal or other ‘off the peg products which fail to respond to the host building or its context will be deemed inappropriate. Timber is often the most appropriate material, particularly in historic development. Existing poorly detailed shopfronts should not be regarded as precedent.

2.7 Shopfronts are complex pieces of design requiring the careful integration of

all the elements. They require specialist design and construction detailing from experienced architects/ designers and shopfront suppliers. Planning submissions for works to shopfronts should provide sufficient information for the Council to understand exactly what is proposed and what it will look like. Ideally the host building, its neighbours and shopfront should be shown at 1:50 scale with details at 1:20 and 1:5 where necessary. Floor and ceiling plans for recessed entrances, horizontal and vertical sections should also be included.

Fascias and Signage 2.8 Well designed fascia signs can contribute greatly to the character of an

area. Standard corporate signage solutions may have to be modified to suit the host building and the locality, especially on historic buildings or in conservation areas; the visual cloning of shopping areas is a threat to local distinctiveness and will be resisted.

2.9 Fascias should be integrated into the shopfront neatly above the shop window and below the cornice level. The application or ‘retro-fit’ of internally illuminated box signage should not look bulky or visually intrusive. Where internal illumination is sought fully illuminated box signs will be resisted in favour of solid signs with only the words and / or logos halo illuminated from behind. NB the Council will not support fully illuminated letters and logos – either the face or the sides of each individual letter should be solid (unlit) for it to be considered as ‘halo’ illumination.

12

2.10 Externally illuminated signs are another option. On new shopfronts the external lighting should be fitted neatly into the new cornice so that light can cast down over the fascia. This removes the future need to retro-fit lighting onto the shopfront. Small flush fitting spotlights, or concealed tube lights are ideal in these circumstances. In some cases neon, if discrete and very carefully detailed, may be acceptable. On existing shopfronts where lights can not be accommodated within the cornice structure, external light fittings, where appropriate, should be small and discreet, limited to the words or logos on the fascia, and their wiring should be internal. Trough lights or rows of swan-neck style lamps should be avoided as they add unwelcome bulk and clutter. 2.11 The content of signs is important to consider – they should not be overly

busy or visually intrusive and names / logos should not be repeated excessively. The font used should be easily legible. Ideally the number of the property should be displayed somewhere on the fascia or pilaster.

2.12 In modern fully glazed shopfronts the fascia may be concealed behind the

glazing at high level (below left). An excessive number of fascias (below right) will be discouraged.

Hanging and Projecting Signs 2.13 Hanging and projecting signs should be carefully designed in terms of their

siting, thickness, content, brackets, fixings and illumination. Signs should be positioned at or immediately above fascia height and limited to one per premises. One projecting sign is deemed adequate for most premises.

13

Generally it should be no larger than 600mm x 600mm and no thicker than 80mm. It should present minimal information, hang from a graceful bracket or project from a fixing which integrates well with the design and materials of the host building. Illumination will only be acceptable if it is discrete and does not cause visual clutter. Small, discrete spotlights on the building can be pointed at the sign if lighting is required.

2.14 Internally illuminated boxes, crude ‘bog standard’ metal brackets and

externally mounted light fittings will be unacceptable. Well designed modern signs (below left) are welcome so too is the innovative / artistic use of traditional materials (below centre left). High quality hand-painted lettering (below centre right) and traditional figurative / pictorial signage is also deemed appropriate (below right). Surviving features such as ornamental ironwork, historic lamps and traditional signage should be retained, especially in conservation areas.

Awnings 2.15 Retractable awnings provide shade for shop displays and shelter for customers. Their housings should be carefully incorporated into the shopfront. Advertisements, words and logos on the canvas should be kept to a minimum. On traditional shops, in conservation areas and on listed buildings, a painted timber housing with iron braces is preferred.

Lighting and energy conservation 2.16 The Council accepts that lighting is important for the presentation of premises, for window displays and for security. However, excessive lighting is wasteful of energy and causes light pollution. The amount of illumination should be kept to a minimum, especially when premises are closed, and low energy products and renewable energy sources should be considered.

Security 2.17 It is important that premises are secure and safe however this should not

be to the detriment of the appearance of the host building nor to the amenity of the street. There are a range of acceptable security solutions:

14

Toughened Glass and Internal Blinds 2.18 Toughened glass can often be fitted into existing shopfronts without the

need for any specific alteration to the appearance of the building. Internal blinds conceal the contents of window displays and thus discourage ‘smash and grab’ attacks (below left and right).

Internal Shutters 2.19 Internal shutters can be fitted behind the shop glass or behind the window

display. They should not be solid and should roll up or fold back neatly when the premises are open.

Removable Grilles or Shutters

2.20 Discrete metal channels and fixings can be applied to existing shopfronts to take removable open lattice grilles. The grilles are taken down and stored when the premises are open (next page left).

15

2.21 Historically some shops had solid timber shutters for their windows and doors that slid out of sight or were removed when the premises were open (next page right). Such a solution is not normally now deemed acceptable due to its solid appearance but may be considered on listed buildings where no other solution is considered appropriate.

External Shutters 2.22 External open lattice roller shutters or lateral iron scissor-grilles will be

acceptable only where there are carefully and discreetly integrated into the shopfront design. Anyone considering installing a new shopfront should consider this approach to avoid having to retro-fit shutters at a later date. Roller shutter boxes must be integrated within the fascia in a manner that looks appropriate (below right); the fascia should not be built out around an external shutter box. The vertical channels of the shutter should be concealed within the shop pilasters (below left). The shutter should terminate on the shop window cill rather than continue to ground level (below centre).

Gates 2.23 Recessed entrances can be enclosed by gates that either lift off or lock

back when the building is open; they should not normally exceed 1.5 m in height. Care must be taken to ensure that such gates are well detailed and carefully made. Good quality modern ironwork designs are welcome.

16

Crude forms, overly heavy sectioned ironwork and ugly fixings are deemed unacceptable. Well considered gates are shown below.

Accessibility 2.24 New shopfronts should be designed with level access and doors 750-

800mm in width. Glass doors should be distinguished for the partially sighted with solid edges and visibility strips (please also refer to Buildings Regulations 2000 Approved Document M: Section 2).

Shop Conversions and Extensions over Shops 2.25 Conversions of shops to other uses require a careful approach. Where the

shopfront makes a valuable contribution to the streetscene, it should be retained within the new use. If a shop frontage is to be infilled the design should aim to integrate with the style and proportions of the host building. In some cases, especially those where the shop itself was a later alteration, it is best to remove all remnants of the shopfront in favour of a good reinstatement of the original building. In other cases the fascia and pilasters may be better retained.

2.26 Front extensions or enclosed roof terraces immediately above single storey

projecting shopfronts are not normally considered acceptable.

Ornate Frontages

2.27 Many old buildings such as cinemas, banks and pubs have well designed and often ornately decorated facades – contributing much to the building as a whole and the wider area. Such features are worthy of retention and preservation. Refurbishment and conversion schemes should be sympathetic and avoid the loss or obliteration of historic signage or names.

17

Many of the principles of shopfront design are relevant here. Canopies over entrances, if re-clad should have a professional finish without visible rivets and fixings.

Railway Arches

2.28 The creative use of railway arches for commercial purposes is encouraged. Where this involves the provision of shopfronts these should be designed in a warehouse or contemporary glazed style so that the railway viaduct remains the dominant feature. New work should not harm existing fabric, should be recessed from the arch face, and protected at ground floor with a stallriser. The character of the arch should always be retained and expressed within the design.

Plant and Other Equipment

2.29 External air conditioning units, mechanical and electrical plant and kitchen flues will require planning permission. These will only be allowed only in unobtrusive locations where they are disguised or painted so that they blend in with their surroundings.

Use of Forecourts 2.30 Vitality and activity can be added to the public realm by the use of well

conceived and designed forecourts. However if poorly planned, designed and executed these spaces can become cluttered, reduce accessibility and reduce the environmental quality and attractiveness of local areas.

2.31 The Council will expect all such proposals to:

• Create or contribute to an uncluttered, consistent, simple, co-ordinated and accessible public realm;

• Utilise robust and appropriate materials;

• Respond to local character, distinctiveness and detailing;

• Preserve and retain the historic street environment – including street furniture and features such as paving;

• Be appropriate to the architectural and historic character of conservation areas or listed buildings.

• Where applicable retain soft landscaping and trees of merit.

A Note on Style 2.32 The Council is committed to good quality design and does not promote any particular style of detailing. The Council believes that the good practice guidance in this document is applicable irrespective of the style of a scheme. High quality modern designs, like all proposed development, will be expected to be respectful of its context and executed to a high

18

standard. See good modern examples below.

Materials 2.33 In line with objectives of sustainability, the retention of existing shopfronts is strongly encouraged wherever possible or desirable. Retention cuts down on waste and avoids the need for new materials to be used. The Council is of the opinion that timber from sustainable sources is the most appropriate material for new shopfronts. It is also the traditional material for shopfronts in Lambeth.

Contacts and further information

Council contacts 7.1 For advice on making planning applications and all planning related

enquiries contact: Town Planning Advice Centre tpac@lambeth.gov.uk 020 7926 1180

Lambeth Council Planning First floor Phoenix House 10 Wandsworth Road London SW8 2LL

Council website:

www.lambeth.gov.uk

7.2 For advice on listed buildings, and development within conservation

areas, contact: Conservation and Urban Design conservation@lambeth.gov.uk 020 7926 1180

7.3 For advice on works to trees within conservation areas, contact:

Lambeth Tree officer conservation@lambeth.gov.uk 020 7926 1191

7.4 For advice on crossover works and highways approval contact:

Lambeth Transport and Highways transportandhighways@lambeth.gov.uk 020 7926 9000 3rd Floor Blue Star House 234-244 Stockwell Road Brixton SW9 9SP

7.5 For advice on energy efficiency and Building Regulations approval,

contact: Lambeth Building Control buildingcontrol@lambeth.gov.uk 020 7926 9000

20

Other contacts 7.6 The government’s online service for planning:

Planning Portal www.planningportal.gov.uk.

7.7 For advice on finding an architect, contact: Royal Institute of British Architects www.architecture.com 090 6302 0440

7.8 For advice on period houses, features and historic details, contact: English Heritage www.english-heritage.org.uk 0870 333 1189

7.9 For advice on workmanship and maintenance of historic materials, refer to:

Society for Protection of Ancient Buildings www.spab.org.uk 020 7247 5296

7.10 Amenity societies:

The Georgian Group www.georgiangroup.org.uk 0871 750 2936

The Victorian Society www.victorian-society.org.uk 020 8994 1019

The Twentieth Century Society www.c20society.org.uk 020 7250 3857

21

Other sources of information

Buildings Regulations 2000 Approved Document M Department for Communities and Local Government www.communities.gov.uk Conservation Area Statements LB Lambeth Lambeth Council will produce a detailed character appraisal for each conservation area together with a management plan to help guide change and development. Where relevant these documents will provide further in depth guidance on shopfront design appropriate for each conservation area. www.lambeth.gov.uk/planning

Planning Policy Statement 1: Delivering Sustainable Development (2005) Planning Policy Guidance Note 15: Planning and the Historic Environment (1994) All statutory planning documents such as planning policy statements and national guidance can be viewed at www.communities.gov.uk. Unitary Development Plan LB of Lambeth www.lambeth.gov.uk/planning

22

For further information contact: Lambeth Council Planning Division Phoenix House 10 Wandsworth Road London SW8 2LL Tel: 020 7926 1180 Email : PlanningPolicy@lambeth.gov.uk Web : www.lambeth.gov.uk/Planning

020 7926 1180

020 7926 1180

020 7926 1180

020 7926 1180

020 7926 1180

020 7926 1180 020 7926 1180