Developer guidance Nationally Described Space Standards (NDSS)

MSGP12: Housing space standards

New homes should be built in accordance with the Nationally Described Space Standards (NDSS), or equivalent successor standards, as a minimum.

1.    Gateshead Council adopted Making Spaces for Growing Places (MSGP) on 1 February 2021, forming Part 3 of the Local Plan and containing policies for managing development together with site allocations and designations. The Nationally Described Space Standards (NDSS) relate to the internal area within new dwellings, and their implementation through MSGP will ensure that homes provide a high quality, spacious living environment for residents.

2.    This guidance note aims to advise developers on how to achieve compliance with MSGP12.

About the NDSS

3.    The NDSS sets out the minimum requirements for the overall Gross Internal (floor) Area of new dwellings at a defined level of occupancy. Minimum requirements for storage, bedroom dimensions and floor-to-ceiling heights are also presented. The NDSS was published in 2015 and becomes a requirement when introduced in Local Plans.

The standard requires that:

a)       The dwelling provides at least the gross internal floor area and built-in storage area set out in Table 1 below

b)       A dwelling with two or more bedspaces has at least one double (twin) bedroom

c)       In order to provide one bedspace, a single bedroom has a floor area of at least 7.5m² and is at least 2.15m wide

d)       In order to provide two bedspaces, a double (or twin bedroom) has a floor area of at least 11.5m²

e)       One double (or twin) bedroom is at least 2.75m wide and every other double (or twin) bedroom is at least 2.55m wide

f)         Any area with a headroom of less than 1.5m is not counted within the Gross Internal Area unless used solely for storage (if the area under the stairs is to be used for storage, assume a general floor area of 1m² within the Gross Internal Area).

g)       Any other area that is used solely for storage and has a headroom of 900 - 1500mm (such as under eaves) is counted at 50% of its floor area, and any lower than 900mm is not counted at all

h)       A built-in wardrobe counts towards the Gross Internal Area and bedroom floor area requirements but should not reduce the effective width of the room below the minimum widths set out above. The built-in area in excess of 0.72m² in a double bedroom and 0.36m² in a single bedroom counts towards the built-in storage requirement

i)          The minimum floor to ceiling height is 2.3m for at least 75% of the Gross Internal Area

Table 1 - Minimum gross internal floor areas and storage (m2)

4.    The table below sets out the minimum floor areas expected of each type of dwelling - this table is the most important tool for assessing NDSS compliance.

Read the full technical standards document at GOV.UK (opens new window)

Date the NDSS applies from

6.    In accordance with national planning guidance, there will be a one-year transition period between the date of adoption for MSGP (1 February 2021) and the date that the NDSS requirement will come into force, in order to allow developers to factor in the cost of space standards into future land acquisitions. This means that no applications (including outline and detailed/reserved matters applications) will be required to be NDSS-compliant until 1 February 2022.

7.    However, developers are advised to incorporate the NDSS into pre-application schemes, as it is likely that subsequent applications will be determined after the transition period has ended.

Outline applications and detailed applications

8.    After the transition period, outline and detailed applications will have to demonstrate compliance with MSGP12.

Reserved matters applications

9.    It will not be possible to enforce compliance with the NDSS for reserved matters applications where the outline application was determined before the end of the transition period, including applications with a resolution to grant permission (for example, subject to planning obligations). This is because NDSS applies to all dwellings in a scheme. However, if the reserved matters application relates to an outline permission dated after the end of the transition period, it must be compliant with the NDSS. Sites within adopted masterplans should also demonstrate compliance.

What the NDSS applies to

10.    All planning applications for Use Class C3 dwellings will need to comply. However, note the advice below regarding non-C3 student accommodation. Policy CS11 4 (Core Strategy) indicates that adequate space should be provided inside and outside the home to meet the needs of residents, and this will be taken into account in considering the issue with regard to a wider range of accommodation types and taking into account outside space.

PRS/Build to rent

11.    The NDSS will apply to PRS schemes, including furnished dwellings.

Student accommodation

12.    Studio student accommodation (use class C3) will require compliance. However, whilst student accommodation in Use Class C4 or Sui Generis would not be required to adhere to NDSS, it is recommended these units are also designed to meet the standards to ensure adaptability and sufficient residential internal space.

C2 Residential accommodation

13.    Residential uses in Use Class C2, such as care homes and residential colleges, do not meet the definition of 'self-contained dwellings' and the NDSS will not apply.

Change of use

14.    Unless permitted in development, new dwellings created through conversion must comply with the NDSS.

Exceptions

15.    Exceptions may be necessary for conversions where there are significant constraints related to historic assets. Lack of viability may also be a reason for variation from NDSS. Robust evidence would be required to demonstrate that meeting the standards would not be feasible/viable.

Plans/statements

16.    The Tyneside Validation Checklist requests details to be submitted to demonstrate NDSS compliance.

• Outline - a statement of compliance with the NDSS within the Design and Access Statement (combined with a statement of compliance with the accessible and adaptable requirement where relevant), committing to demonstrating that all dwellings meet the NDSS in future reserved matters applications, will be required. An informative will be added on the decision notice.
• Detailed applications (and plot substitutions) - submitted information/drawings should include full details of house types to demonstrate compliance.

Supporting information

Developers will be requested to:

a)       Provide a schedule of accommodation, which should disclose the number of bedrooms, number of persons expected to occupy the dwelling, storey height, total gross internal area, floorspace area and total built-in storage area. The schedule of accommodation should also indicate which dwellings are compliant with Building Regulations M4(2), and any other relevant compliance information including affordable housing (tenure). The schedule is required to be submitted in order to help demonstrate NDSS compliance, rather than requiring layout plans.

Where half-storeys are indicated, the number of storeys should be rounded up to the next whole: for example, a 2.5-storey house should be taken as a 3-storey house for NDSS purposes.

b)       Indicate the corresponding plot on a layout plan to align with the schedule of accommodation. The Design and Access Statement for residential major applications will also set out how the scheme will comply with MSGP12.

c)       Ensure that the supporting drawings are of sufficient detail to demonstrate the dwellings meet the requirements of the NDSS, for example, specify the width of the bedrooms, height from floor to ceiling. Measurements should be in square metres. Section drawings may be required to clarify the ceiling heights.

17.    The standard condition requiring the scheme to be carried out in accordance with the approved plans/documents should be sufficient to enforce the standards. It is essential that the documents demonstrating compliance (for example, Design and Access Statement, layout plans, accommodation schedule) are referred to among the approved plans/documents in the standard condition.