Boundary Walls and Fencing Guide for London Homes

BOUNDARY WALLS AND FENCES ARE SUBJECT TO PERMITTED DEVELOPMENT RIGHTS UNDER CLASS A OF SCHEDULE 2 PART 2 OF THE TOWN AND COUNTRY PLANNING (GENERAL PERMITTED DEVELOPMENT) (ENGLAND) ORDER 2015. THE RULES ARE FREQUENTLY MISUNDERSTOOD — THE KEY POINTS FOR LONDON PROPERTIES: MAXIMUM HEIGHT WITHOUT PLANNING PERMISSION: ADJACENT TO OR WITHIN A HIGHWAY (INCLUDING FOOTWAY, PRIVATE ROAD, OR ACCESS DRIVE): 1 METRE MAXIMUM HEIGHT. IN ALL OTHER LOCATIONS (REAR GARDEN, SIDE GARDEN WHERE NOT ADJACENT TO HIGHWAY): 2 METRES MAXIMUM HEIGHT. THIS MEANS: THE FRONT BOUNDARY WALL ON A LONDON TERRACE (ADJACENT TO THE PUBLIC FOOTWAY) CANNOT EXCEED 1 METRE WITHOUT PLANNING PERMISSION. THE SIDE BOUNDARY FENCE (BETWEEN YOUR GARDEN AND YOUR NEIGHBOUR'S) CAN BE UP TO 2 METRES WITHOUT PLANNING PERMISSION. THE REAR BOUNDARY FENCE CAN BE UP TO 2 METRES WITHOUT PLANNING PERMISSION. FOR ANY BOUNDARY STRUCTURE EXCEEDING THESE HEIGHTS, A PLANNING APPLICATION (HOUSEHOLDER APPLICATION — FEE £258) IS REQUIRED. CONSERVATION AREA ADDITIONAL RESTRICTIONS: IN A CONSERVATION AREA, THE PERMITTED DEVELOPMENT RIGHTS FOR BOUNDARY WALLS AND FENCES ARE RESTRICTED — ANY BOUNDARY STRUCTURE OVER 1 METRE HIGH ADJACENT TO A HIGHWAY, AND ANY BOUNDARY WALL/FENCE OVER 2 METRES ELSEWHERE, REQUIRES PLANNING PERMISSION EVEN IF IT WOULD OTHERWISE BE PD. IMPORTANT: THE "HEIGHT FROM NATURAL GROUND LEVEL" RULE — HEIGHT IS MEASURED FROM THE NATURAL (PRE-DEVELOPMENT) GROUND LEVEL ON WHICHEVER SIDE IS HIGHEST. IF YOU HAVE RAISED A PATIO BY 300MM AND THE FENCE SITS ON THAT RAISED PATIO, THE EFFECTIVE HEIGHT OF THE FENCE IS 300MM GREATER THAN THE PANEL SIZE. MANY LONDON BOUNDARY ENFORCEMENT CASES ARISE BECAUSE A HOMEOWNER CORRECTLY MEASURES THE FENCE PANEL HEIGHT BUT NOT THE TOTAL HEIGHT FROM ORIGINAL GROUND LEVEL.

THE PARTY WALL ETC. ACT 1996 APPLIES TO CERTAIN TYPES OF BOUNDARY WORK AND IS FREQUENTLY MISUNDERSTOOD. THE KEY DISTINCTIONS: (1) A "PARTY FENCE WALL" IS A WALL (NOT A FENCE, DESPITE THE NAME) THAT STANDS ON THE BOUNDARY LINE BETWEEN TWO PROPERTIES — BOTH OWNERS OWN THEIR HALF OF THE WALL. BUILDING, REPAIRING, OR DEMOLISHING A PARTY FENCE WALL IS NOTIFIABLE UNDER SECTION 2 OF THE PARTY WALL ACT (WORKS TO A PARTY STRUCTURE). (2) A "PARTY WALL" IS A WALL THAT SEPARATES TWO PROPERTIES — THE CLASSIC EXAMPLE IS THE SHARED WALL BETWEEN TWO LONDON TERRACE HOUSES. NOT DIRECTLY RELEVANT TO GARDEN BOUNDARY WORK BUT RELEVANT IF A BOUNDARY WALL CONNECTS TO OR INCLUDES THE FLANK WALL OF THE HOUSE. (3) A FREE-STANDING GARDEN FENCE OR WALL BUILT ENTIRELY WITHIN YOUR OWN LAND IS NOT SUBJECT TO THE PARTY WALL ACT — NO NOTICE IS REQUIRED (BUT YOU MUST ENSURE IT IS WITHIN YOUR BOUNDARY, NOT ON THE SHARED PARTY LINE). IMPORTANT PRACTICAL POINT: IN LONDON, MANY REAR GARDEN WALLS BETWEEN TERRACED PROPERTIES ARE PARTY FENCE WALLS — THEY STAND ON THE BOUNDARY LINE AND BOTH NEIGHBOURS OWN THEIR HALF. BEFORE DEMOLISHING OR REBUILDING ANY REAR GARDEN WALL IN LONDON, YOU MUST: (A) ESTABLISH THE BOUNDARY POSITION (TITLE DOCUMENTS, HM LAND REGISTRY, SURVEYOR IF DISPUTED); (B) IF THE WALL IS ON THE BOUNDARY (PARTY FENCE WALL), SERVE A PARTY WALL NOTICE UNDER SECTION 2; (C) ALLOW 14 DAYS FOR THE ADJOINING OWNER TO CONSENT OR DISSENT (IF DISSENT, THE ACT PROCEDURE APPLIES AND AN AGREED SURVEYOR OR TWO SURVEYORS ARE APPOINTED). FAILURE TO SERVE PARTY WALL NOTICE WHERE REQUIRED IS AN ACTIONABLE BREACH UNDER THE ACT AND CAN RESULT IN THE ADJOINING OWNER OBTAINING AN INJUNCTION TO HALT WORKS.

BOUNDARY WALL CONSTRUCTION SPECIFICATION IN LONDON DEPENDS ON: PURPOSE (DECORATIVE FRONT WALL, STRUCTURAL REAR RETAINING WALL, SCREENING SIDE WALL), HEIGHT, EXPOSURE, AND AESTHETIC REQUIREMENTS. FRONT GARDEN WALLS IN PERIOD LONDON PROPERTIES: THE MOST APPROPRIATE MATERIAL IS LONDON STOCK BRICK — EITHER SALVAGED (LASSCO FLOORING AND ARCHITECTURAL SALVAGE, OR BRICK MATCHING SPECIALIST — HERITAGE BRICK SUPPLIES) OR HANDMADE REPRODUCTION STOCK BRICK (IBSTOCK CALDERDALE ANTIQUE IMPERIAL 73MM BUFF MULTI, WIENERBERGER LONDON STOCK OR WIRECUT LONDON YELLOW). THE MORTAR MUST BE AN NHL 3.5 LIME MORTAR (AS WITH THE HOUSE ITSELF — SEE BRICKWORK AND POINTING GUIDE). THE PIER SPACING SHOULD FOLLOW THE ORIGINAL PERIOD PATTERN — TYPICALLY 1.5-2.0M CENTRES FOR A 1-BRICK (215MM) THICK WALL OR 2.5-3.0M FOR A 1.5-BRICK (327MM) WALL. COPINGS: TRADITIONAL SEMI-CIRCULAR OR BULLNOSE BRICK COPINGS (IBSTOCK A ENGINEERING BRICK BULLNOSE OR STOCK BRICK BULLNOSE COPING); OR BLUE/BUFF ENGINEERING BRICK COPINGS (IBSTOCK B ENGINEERING BRICK — STANDARD BLUE — USED ON THE MAJORITY OF VICTORIAN LONDON FRONT GARDEN WALLS). ENGINEERING BRICK (IBSTOCK BLUE OR STAFFORDSHIRE BLUE — CLASS B, MINIMUM COMPRESSIVE STRENGTH 75 N/MM2, WATER ABSORPTION MAX 7%) IS USED FOR COPINGS AND BASES IN ALL LONDON WALL CONSTRUCTION BECAUSE OF ITS FROST AND MOISTURE RESISTANCE. NEVER USE STANDARD FACING BRICKS FOR COPINGS IN EXPOSED LONDON CONDITIONS — FROST ATTACK ON SATURATED FACING BRICKS ON WALL COPINGS IS THE #1 CAUSE OF COPING FAILURE IN LONDON. CONCRETE FOUNDATIONS: GARDEN WALLS BELOW 2M HIGH REQUIRE MINIMUM 450MM DEPTH CONCRETE STRIP FOUNDATION (HANSON READYMIX C20/P OR MIXED ON SITE FROM BAGGED BALLAST AND CEMENT). IN LONDON'S SHRINKABLE CLAY SOIL (MADE GROUND AND LONDON CLAY THROUGHOUT INNER LONDON), THE FOUNDATION DEPTH SHOULD BE INCREASED TO 600MM MINIMUM WHERE TREES ARE NEARBY. TREES CAUSE CLAY DESICCATION AND HEAVE THAT CAN CRACK BOUNDARY WALLS.

TIMBER FENCING REMAINS THE MOST POPULAR BOUNDARY ENCLOSURE SOLUTION IN LONDON GARDENS FOR REAR AND SIDE BOUNDARIES. THE MAIN TYPES: (1) CLOSE BOARD FENCING (FEATHER-EDGE FENCE) — THE MOST DURABLE TIMBER FENCE DESIGN. CONSISTS OF VERTICAL ARRIS-EDGED (FEATHER-EDGE) BOARDS (75-150MM WIDE, 100X100MM POSTS AT 2.4M CENTRES, 75X75MM OR 100X75MM HORIZONTAL ARRIS RAILS MORTISED OR BOLTED INTO POSTS). TANALISED (TANALITH E COPPER-BASED PRESSURE IMPREGNATED) SOFTWOOD (PINE OR SPRUCE) IS THE STANDARD MATERIAL. LIFE EXPECTANCY: 10-15 YEARS WITH ANNUAL TREATMENT (RONSEAL TOTAL OIL, CUPRINOL DUCKSBACK — BROWN, GREEN, OR NATURAL); OR 20+ YEARS WITH CONCRETE POSTS AND GRAVEL BOARDS (EXTRAKOTE OR EXPAMET STEEL CAPPING ON CONCRETE POSTS) THAT PREVENT GROUND ROT. CLOSE BOARD IS RECOMMENDED OVER LAP PANEL IN LONDON DUE TO WIND RESISTANCE — LONDON GARDENS ARE EXPOSED TO STORM WINDS (STORM CIARA, EUNICE CAUSED WIDESPREAD LAP PANEL FENCE FAILURES IN LONDON IN 2020 AND 2022). (2) LAP PANEL FENCING — THE CHEAPEST OPTION (£25-£50/M SUPPLY AND FIT) BUT THE LEAST WIND-RESISTANT. HORIZONTAL LAPPED BOARDS NAILED TO TIMBER FRAME — PANELS ARE RIGID AND CATCH WIND, LEADING TO PANEL BLOW-OUT IN STORMS. NOT RECOMMENDED FOR EXPOSED REAR GARDENS. (3) HORIZONTAL TIMBER BOARD FENCING (SLATTED) — CONTEMPORARY DESIGN WITH HORIZONTAL BOARDS (90-120MM WIDE, 20MM THICK, TANALISED SOFTWOOD OR HARDWOOD IPE/OAK) WITH 10-25MM GAP BETWEEN BOARDS. ALLOWS WIND THROUGH THE FENCE (LESS BLOW-OUT RISK), MODERN AESTHETIC (POPULAR IN LONDON GARDEN RENOVATIONS 2020-2025), BUT MORE PERMEABLE THAN CLOSE BOARD. GATE POSTS: MUST BE A MINIMUM 100X100MM (HEAVY DUTY GATE) OR 75X75MM (LIGHT GATE) AND SET IN CONCRETE TO 600MM DEPTH. GATE POSTS TAKE THE MOST LOAD AND ARE THE MOST COMMON POINT OF FAILURE IN LONDON TIMBER FENCING.

METAL FENCING IS CHOSEN IN LONDON FOR FRONT GARDEN BOUNDARIES WHERE PERIOD CHARACTER AND LONG LIFE ARE PRIORITIES, AND FOR HIGH-SECURITY APPLICATIONS. PERIOD METAL RAILINGS: VICTORIAN LONDON TERRACES ORIGINALLY HAD CAST IRON RAILINGS REMOVED AS PART OF THE WWII METAL SALVAGE CAMPAIGN (1941-1942). REPRODUCTION CAST IRON RAILINGS ARE AVAILABLE FROM: SMITH OF SMITHS (BIRMINGHAM), JACKSONS FENCING (STEEL RAILINGS), AND PERIOD RAILINGS (SPECIALISED REPRODUCTION VICTORIAN CAST IRON). STANDARD VICTORIAN PATTERNS: SPEAR HEAD RAILING (FLAT-TOP FINIAL), BALL FINIAL RAILING, AND ANTHEMION RAILING. STANDARD INTER-RAILING SPACING: 90MM (PREVENTS CHILD HEAD ENTRAPMENT — BUILDING REGULATIONS REQUIREMENT FOR EXTERNAL GUARDS WHERE CHILDREN COULD FALL). MATERIAL CHOICE: TRUE CAST IRON (AS ORIGINAL) IS AVAILABLE BUT EXPENSIVE AND BRITTLE; MOST MODERN REPRODUCTION RAILINGS ARE MILD STEEL (HOLLOW SECTION — DURABLE, PAINTABLE, SUBSTANTIALLY CHEAPER). POWDER-COATED FINISH (RAL 9005 GLOSS BLACK — THE STANDARD PERIOD COLOUR FOR LONDON RAILINGS) WITH PRIMER COAT IS THE CORRECT SPECIFICATION. ALUMINIUM RAILINGS: CAST ALUMINIUM RAILINGS (PROCTER CAST ALUMINIUM FENCING, IRON AGE DESIGNS) ARE LIGHTER, RUST-PROOF (NO SURFACE TREATMENT NEEDED BEYOND OCCASIONAL CLEANING), AND AVAILABLE IN THE SAME PERIOD PATTERNS AS CAST IRON. MORE EXPENSIVE THAN MILD STEEL BUT WITH A LONGER LIFE. SECURITY FENCING: FOR HIGH-SECURITY APPLICATIONS IN LONDON (GATED PROPERTIES, COMMERCIAL-ADJACENT RESIDENTIAL), JACKSONS FENCING BARBICAN WELDED STEEL MESH OR TEMPORARY HOARDING (HERAS FENCING WITH CONCRETE BLOCKS) ARE USED. ELECTRIC GATES: AUTOMATED DRIVEWAY GATES (ALUMINIUM CANTILEVER SLIDE GATE OR BI-FOLDING GATE — AUTOMATED WITH FAAC, CAME, OR NICE AUTOMATION) REQUIRE PLANNING PERMISSION IN CONSERVATION AREAS AND LISTED BUILDINGS. STANDARD AUTOMATED GATE SYSTEM (4M WIDE CANTILEVER, FAAC 844 MOTOR, VIDEO INTERCOM, LOOP DETECTORS): £3,500-£7,000 SUPPLY AND FIT.

TYPICAL COSTS FOR BOUNDARY WORK IN LONDON (2025): TIMBER CLOSE BOARD FENCE (TANALISED, 1.8M HIGH, CONCRETE POSTS, GRAVEL BOARDS): £80-£120 PER LINEAR METRE INSTALLED. LAP PANEL FENCE (STANDARD, 1.8M HIGH, TIMBER POSTS): £45-£80 PER LINEAR METRE INSTALLED. HORIZONTAL SLATTED TIMBER FENCE (1.8M HIGH, HARDWOOD OAK, STEEL POSTS): £120-£200 PER LINEAR METRE INSTALLED. LONDON STOCK BRICK FRONT GARDEN WALL (1.0M HIGH, 1-BRICK THICK, NHL LIME MORTAR, BULLNOSE COPING): £350-£600 PER LINEAR METRE INSTALLED. ENGINEERING BRICK REAR GARDEN WALL (1.8M HIGH, 1-BRICK THICK, SAND/CEMENT MORTAR, ENGINEERING BRICK COPING): £400-£700 PER LINEAR METRE INSTALLED. CAST IRON OR STEEL REPRODUCTION VICTORIAN RAILINGS (1.0M HIGH): £200-£400 PER LINEAR METRE SUPPLY ONLY; £350-£600 SUPPLY AND FIT. AUTOMATED DRIVEWAY GATE (4M DOUBLE CANTILEVER ALUMINIUM, FAAC MOTOR, INTERCOM): £4,000-£8,000 INSTALLED. PARTY WALL SURVEYOR FEE (PARTY WALL NOTICE, SCHEDULE OF CONDITION, AWARD): £700-£1,500 PER PROPERTY FOR AN AGREED SURVEYOR; £1,500-£3,000 IF TWO SURVEYORS ARE APPOINTED. ALL BOUNDARY WORK IN LONDON SHOULD INCLUDE A BOUNDARY POSITION CHECK (TITLE PLAN REVIEW) TO CONFIRM EXACT BOUNDARY LINE BEFORE COMMITTING TO BUILD — BOUNDARY DISPUTES IN LONDON ARE COMMON AND COSTLY.