Developments served by private drives and areas

This section provides design guidance on private drives and areas. For guidance on the Advance Payments Code (APC), please refer to the sections on Adoptions and Approvals. A private or unadopted road is owned, maintained and controlled by a private person, persons or corporation rather than the Local Highway Authority. Private roads are not usually open to the public.

Contents:

Design principles

The council will encourage developers to create ‘road’ layouts that are to an adoptable standard and that will be offered for adoption where they directly serve/front:  

  • at least 6 residential dwellings; 
  • employment sites with more than one building; 
  • one commercial building with multiple-occupancy employment; and 
  • commercial developments (occupied by more than one company). 

Where highway remains private, issues for both the developer and house purchasers can involve:

  • liabilities for future maintenance;
  • public liabilities;
  • street cleansing responsibilities;
  • lack of specific pedestrian facilities;
  • no guarantee of the suitable standard of lighting or drainage being provided;
  • Limitations to statutory powers for both the Local Highway Authority and the police.

Should highway within private areas become poorly maintained, this can detract from the quality, appearance and future value of a development.

Private developments are typically in the form of a cul-de-sac. Private ‘through’ routes must not be provided as they are more likely to be used by the public, possibly adding to the liabilities and future problems for residents.

For private roads, the council will normally serve a notice on developers with an assessment of the cost of the proposed roadworks under the APC, to protect frontagers’ interests. This does not apply to exempted employment and commercial development. 

If it is clearly indicated that development roads are to be private, the developer will be required to:

  • deposit a map with the council under Section 31 (6) of the Highways Act 1980 identifying the roads which are to remain private (and any to be adopted, as appropriate);
  • At the developer’s expense, erect and maintain road signs indicating that the roads are unadopted;
  • evidence that potential future residents have been informed of the unadopted status of the road and what this would mean to them in practice;
  • evidence that future maintenance of the roads is secured;
  • Indemnify the council against future petitioning by residents to adopt a road under Section 37 of the Highways Act 1980; and
  • clearly mark the boundary between private and publicly maintained highway by a concrete edging, boundary posts or similar.

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General geometry for site access to the external road network

In all cases, highway access proposals must be acceptable to the LHA regarding the safety of highway users, functionality of the network and location (see figures below).  Under certain circumstances, such as an access to high-speed carriageway, a design to a higher standard such as Design Manual for Roads and Bridges will be required.

Office developments (use class E(g)(i)) up to 3000m2 gross floor area (GFA) may be served by a dropped-kerb access arrangement as shown in Figure 16. However, if this option is chosen, the council will recommend imposing planning conditions that restrict any change of use to general employment (use class B2 to B8). Depending on the scale of the development, the council’s specific approval will be required for the construction details of the access.

Depending on the scale of the development, a site access point should accord with either Figure 14, 15 or 16. If layouts to Figure 14 and 15 cannot be achieved, the council may advise refusal where there are highway safety concerns.

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diagram showing design of an unadopted shared drive for up to 25 dwellings

Figure 14: Design of unadopted shared drive for up to 25 dwellings

Table 13: Unadopted residential drive serving up to 25 dwellings
Minimum effective width

Single dwelling = 2.75m

Two to five dwellings = 4.25m for a minimum distance of 5m behind the highway boundary.

Six to 25 dwellings = 4.8m for a minimum distance of 5m behind the highway boundary

If the driveway length is more than 25m, its minimum width should be 5m (plus any widening, where bounded by walls) to enable access by refuse vehicles 

(In all cases add 0.5m if bounded by a wall, fence, hedge, line of trees or other similar

obstruction on one side, 1m if bounded on both sides. Also see Swept path analysis regarding refuse collection and Well connected network.

Minimum drop crossing For lightly trafficked residential streets (a) For classified or highly trafficked streets (b)
Single dwelling 4 dropped kerbs (3.7m) 7 dropped kerbs (6.4m)
2 to 5 dwellings 6 dropped kerbs (5.5m) 8 dropped kerbs (7.3m)  
6 to 25 dwellings 8 dropped kerbs (7.3m)   10 dropped kerbs(9.2m)
 

In certain circumstances, such as when parked vehicles restrict access, it will be necessary for a longer drop crossing to be provided. Demonstration that an access is suitable may be required by providing an appropriate vehicle swept path assessment.

Vehicle visibility splays As in Table 6, measured from a setback of 2.4m
Pedestrian visibility splays Normally 1m x 1m both sides (no planting permitted) unless there are local circumstances which apply e.g. a significant pedestrian traffic generator is located in the vicinity (such as a school, playground or playing fields etc.) in which case 2m x 2m is required
Gradient Preferably not greater than 1:20 for first 5m from behind the highway boundary, (for 6-25 dwellings not greater than 1:30 for the first 10m), and should never exceed 1:12m (assuming the gradient in the highway is in accordance with the standard drawing)
Surfacing Bound material, for example, bituminous or concrete, or block paving for at least the first 5m from behind the highway boundary (assuming the gradient in the highway is in accordance with the standard drawing)
Gates and gradient Preferably not greater than 1:20 for the first 5m (6m where they open outwards) from behind the highway and should never exceed 1:12.

(a) Typically, this includes streets which primarily serve a place function and have 85th percentile speeds of 30mph or less and where encroachment on the opposite traffic lane when exiting the site is not considered to create a safety hazard.

(b) Typically, this includes streets which primarily serve a movement function and have 85th percentile speeds of 40 mph or less and where encroachment on the opposite traffic lane when exiting the site should be minimised. 

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diagram showing the design of unadopted shared drive for more than 25 dwellings

Figure 15: Design of unadopted shared drive for more than 25 dwellings

Table 14: Unadopted shared residential drive serving more than 25 dwellings
Minimum effective width (w)

5.5m

Add 0.5m if bounded by wall on one side, 1m if bounded on both sides.

Also see Swept path analysis regarding refuse collection and Well connected network.

Minimum kerbed radii (r) 6m
Vehicle visibility splays As in Table 6, measured from a setback of 2.4m
Pedestrian visibility splays Normally 1m x 1m both sides (no planting permitted) unless there are local circumstances which apply e.g. a significant pedestrian traffic generator is located in the vicinity (such as a school, playground or playing fields etc.) in which case 2m x 2m is required
Gradient Preferably not greater than 1:20 for the first 5m from behind the highway and should never exceed 1:12
Surfacing Bound material, for example, bituminous or concrete, or block paving for at least the first 5m from behind the highway.
Gates and gradients Preferably not greater than 1:20 for the first 5m (6m where they open outwards) from behind the highway and should never exceed 1:12.

In relation to all private residential accesses, any gates should be set back at least 5m from the highway boundary and should open inwards only.

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diagram showing the design of an unadopted access serving up to 3000m2 ground floor area of offices

Figure 16: Design of unadopted access serving up to 3000m2 ground floor area of offices

Table 15: Unadopted access serving up to 3000m2 GFA of offices
Minimum effective width (w)

6m

(Add 0.5m if bounded by a wall on one side, 1m if bounded on both sides.)

Minimum kerbed radii (r) 6m
Vehicle visibility splays As in Table 6 and Fig 9, measured from a setback of 2.4m
Pedestrian visibility splays Normally 1m x 1m both sides (no planting permitted) unless there are local circumstances which apply e.g. a significant pedestrian traffic generator is located in the vicinity (such as a school, playground or playing fields etc.) in which case 2m x 2m is required. No planting permitted
Gradient Preferably not greater than 1:20 for first 15m behind the highway, and should never exceed 1:12 
Surfacing Bound material, for example, bituminous or concrete, or block paving for at least the first 15m behind the highway

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General layout of a private development

Even if a road is not to be adopted, it should be ensured that:

  • layouts are safe (both in terms of road safety and personal safety);
  • the design is accessible to all likely users, including those with mobility impairments; and
  • turning facilities are provided where a proposed development takes access from a road with a speed limit above 40 mph, or for roads subject to speed limits less than 40 mph on any road carrying 300 vehicles per hour at its peak. Elsewhere, turning facilities will not normally be required unless road safety would be compromised.

Provision of turning facilities will ensure as far as possible that vehicles can use an access without having to reverse onto or off the road. In any location, vehicles reversing can present dangers for others, including pedestrians.

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diagram showing the design of private drive turning facilities

Figure 17: Design of private drive turning facilities

For long drives and accesses, Building Regulations Approved Document B, Fire Safety 2006, must be considered regarding access for refuse collection and emergency vehicles. The regulations set out a maximum carry distances of 25m for residential refuse collection. Where this distance is exceeded, the British Standard recommends:

  • a minimum drive width of 5m;
  • providing turning heads within the site; and
  • constructing the drive so it can carry a refuse vehicle.

The layout of the development should include measures to ensure that parked vehicles do not prevent the use of turning heads. The provision of a communal collection point for wheelie bins, close to the highway, should be provided within the site.

Where a development is situated more than 45m from the highway, emergency vehicles must be catered for by constructing the drive and any turning areas so they can accommodate commercial or service vehicles. The minimum width for access should be at least 3.7m (between kerbs) and fire vehicles should not have to reverse more than 20m. Development must be in line with British Standard BS5906, 2005 and Building Regulations Approved Document B, Fire Safety 2006.

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Garages and gated accesses

“On plot” garages to individual properties should be located so that:

  • cars can park in front of the garage doors; and
  • garage doors can be opened while the car is on the drive (see Table 16) without the obstructing any part of the highway.

Setting back garage doors enables a vehicle to stand clear of the highway while garage doors are opened or closed so as not to block footways and endanger pedestrians.

Where an access is to be gated, the gates should be set back 5m where they open inward and 6m where they open outwards. This is to ensure that the public highway (particularly areas used by pedestrians) is not obstructed if a vehicle is parked on the access in front of the gates.

Table 16: Garage set-back distances
Garage door type Minimum distance from highway boundary
Roller-shutter, sliding or inward opening 5.5m
‘Up-and-over’ 6.1m
Hinged, outward opening 6.5m

Garages should have the following minimum internal dimensions.

  • Standard single = 6m x 3m, with minimum door width of 2.3m.
  • Additional accessibility requirements = 6m x 3.3m with minimum door width of 2.8m.
  • Double = 6m x 6m, with minimum door width of 4.2m.

If a dwelling has no separate parking for cycles, it may affect whether a garage should be counted towards parking provision.

During the planning process the developer should assess the requirements for provision of garages to the disability standard.

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Development Approvals