The Ins and Outs of the Dulwich Estate: A Garden Designer’s Humble Guide

Disclaimer: This is based on my experience as a garden designer and landscape gardener in the area, not legal advice. Rules change, so always check current regulations with the Dulwich Estate, your local council, and qualified professionals before starting work. This guide pulls together some helpful resources to help you get started.

Basically, I've done a bit of swotting up, so you don't have to!

Why Dulwich Is Special (And Why I Love Working Here)

Most days, I walk my dog (Ludwig) from Herne Hill into Dulwich around Dulwich Park. Local front gardens on this walk are a huge inspiration, especially if you’re feeling a bit stuck.

I’m genuinely excited about designing gardens in Dulwich, particularly for the modern houses scattered across the Estate. These aren’t your typical Victorian terraces; we’re talking some of the best mid-century architecture in London, designed by Austin Vernon & Partners between the 1950s and 60s. While Austin Vernon & Partners led much of Dulwich’s modernist development, other architects like Eric Lyons of Span Developments contributed to similar estates nearby, so check your property’s history.

The Vernon story is fascinating. Russell Vernon joined his uncle Frederick Austin Vernon’s practice in 1948, transforming it into one that created around 2,000 modern homes across Dulwich. After wartime damage, they rebuilt huge swathes of the Estate with brilliant designs, from the Radburn-layout townhouses at Pymers Mead (where I’m currently working on a garden, as of writing this) to the split-level houses climbing the slopes of Dulwich Woods, with those amazing views.

The Dulwich Estate’s Boundaries

The Dulwich Estate manages about 1,500 acres, stretching from Denmark Hill in the north to Crystal Palace in the south, and from parts of Lordship Lane in the east to Tulse Hill in the west. It spans bits of Southwark, Lambeth, and Lewisham, though most sits in Southwark. That’s a lot of ground, and I’ve been lucky to work on several gardens throughout.

The History That Shapes Today’s Rules

Quick history lesson (bear with me). Edward Alleyn, the Elizabethan actor, founded the College of God’s Gift charity in 1619. Because the charity kept the freehold through the Victorian building boom, they could plan development properly, hence those wide streets and generous gardens. The Estate still manages this land today, so you need their approval alongside council planning permission.

The Modern Architecture Revolution

The Dulwich Estate embraces high-quality modern design, making this area a showcase for some of London’s most striking contemporary modern homes, including the iconic mid-century houses by Austin Vernon & Partners. Clever, well-executed modern builds blending innovation with respect for the surroundings. The Estate isn’t about preserving the past in time; they look for designs that elevate Dulwich’s aesthetic.

Planting for Modern Houses

I usually push for native, naturalistic planting, especially under-canopy woodland schemes that thrive in shady areas. But modernist houses can take something bolder. Big-leaved exotics like Tetrapanax and Fatsia bring that 60s vibe, exactly what the original architects might have pictured. These clean-lined buildings carry dramatic, tropical foliage in a way Victorian houses rarely can. Non-invasive bamboos or tree ferns can add a Palm-Springs-meets-South-London feel that always pleases.

When planning your Dulwich garden, steer clear of invasive plants that can harm local wildlife and get you in trouble with the Dulwich Estate. Check the full list at the RHS website or contact us to ensure your garden stays Estate-friendly.

No Leylandii, thank you very much!

Front Gardens: The Rules That Matter

For a recent project on Court Lane, I juggled stringent planting rules. The Estate loves generous planting, native species, and careful screening. When planning front-garden work in Dulwich, you’re navigating:

• Southwark or Lambeth Council planning rules.

• The Dulwich Estate’s Scheme of Management (if you’re on Estate land). Check which rules apply to your address.

• Conservation area restrictions. Large parts of Dulwich are in conservation areas. Use council interactive maps to confirm coverage.

• Article 4 directions. These remove permitted development rights in specific streets, requiring planning permission for works normally allowed.

• Tree protection. In conservation areas, you need six weeks’ notice before touching any tree over 75 mm diameter (measured at 1.5 m high). Some have Tree Preservation Orders (TPOs). Consult a qualified tree surgeon to navigate planning and protect wildlife. Fines for non-compliance are steep. Although this doesn't usually apply to 'dead, dying or dangerous' trees. Do be very careful though.

• Important: Whether you’re in Dulwich or not, always check before paving, changing boundaries, removing trees, adding structures etc. These rules aren’t unique to the Estate, most councils across London (and the UK) have similar controls. Even simple things like driveways or front walls often fall under planning permission if they’re not permeable, too tall, or out of keeping with the street.

Driveways & Paving

The five-square-metre rule: Over 5 m² of impermeable paving (e.g., concrete, tarmac) needs planning permission. Use permeable surfaces (gravel, permeable blocks, or resin-bound) to avoid this, regardless of size. The Estate insists on quality materials, no cheap gravel that scatters everywhere.

Boundaries

Front boundaries (next to pavements) are typically ~1 m high (e.g., low brick walls or hedges) to keep the Estate’s open, rural feel. Rear boundaries can reach ~2 m for privacy but must avoid shadowing neighbours. Use London stock bricks (unpainted, flush-pointed) for walls or native hedging. Low-quality fence panels from B&Q stores won’t do.

Dropped Kerbs

Essential for legal driveways. Apply to the council first (expect 12–16 weeks). Costs vary (~£1,500–£2,500 in Southwark), so check council fees. Driving over a pavement without one is illegal.

Beyond the Front: Decks, Studios & Garden Buildings

Raised Decks

Under 30 cm high? Usually no permission needed. Higher? You’ll likely need approval. Chat with neighbours first to avoid disputes, even if permitted.

Garden Buildings & Studios

Ask yourself: Would you want your neighbour building this? Without planning permission, they must be:

• Single storey.

• Maximum 2.5 m high (flat roof) or 4 m (pitched roof).

• Maximum 2.5 m high if within 2 m of a boundary.

• Covering less than 50% of the garden.

• Not for sleeping in.

• Not in front of the house.

In conservation areas, outbuildings over 20 m² often need permission, and all changes require Estate approval.

Retaining Walls & Terracing

Under 1 m is usually fine; over that needs permission. Near boundaries, consider party wall agreements. Structural engineer input may be required.

Pools & Hot Tubs

In-ground pools always need permission. Hot tubs usually don’t, but consider noise and neighbour impact.

Working With (Not Against) The System

The Dulwich Estate Approach

• Read their guidelines—they’re clear.

• Book a pre-application meeting; the team is helpful if you show effort.

• Use quality materials for longevity.

• Consider the street: How does your design affect the road?

• Get neighbours on board early; they’ll be consulted, and people here are generally nice (in my experience anyway!).

• 
  

Council Planning Tips

• Check planning portals for recent local approvals.

• Use pre-application services (worth the fee).

• Don’t assume permitted development applies in conservation areas.

• Submit proper scaled drawings, not sketches.

The Sustainable Stuff Everyone Loves

The Estate and councils love:

• Permeable surfaces for drainage and aesthetics.

• Rain gardens, even small ones.

• Wildlife-friendly planting: Native hedges and bee-friendly plants.

• Green roofs on bin/bike stores.

• Biodiversity net gain: Show how your garden boosts nature.

Planting plans showing biodiversity enhancements improve approval chances and aren’t just box-ticking.

Timeline Reality Check

• Council planning: 8–13 weeks.

• Dulwich Estate: 8–10 weeks, including consultation.

• Dropped kerbs: 12–16 weeks.

• Tree works: Six weeks minimum.

• Building control: Add 6–8 weeks if needed.

• Run applications in parallel to save months.

Red Flags to Avoid

• Starting work before approvals (enforcement notices are costly).

• Ignoring tree rules (fines are brutal).

• Using non-permeable paving over 5 m² without permission.

• Cheap materials on Estate properties (you’ll redo it).

• Not checking Article 4 directions via council maps.

• Assuming your builder knows planning rules (they often don’t).

Working on Modern Houses

The Austin Vernon houses—whether townhouses at Pymers Mead, atrium houses at Lings Coppice, or split-levels at Peckarmans Wood, need gardens that complement their modern lines. A loose, native, naturalistic woodland feel works beautifully. The Estate loves when you respect the architecture.

My Take After A Few Years of Doing This

Dulwich has more hoops to jump through than some areas, but walking these streets, from Victorian villas to Austin Vernon estates, you see why the controls matter. This place is lovely. The Estate and councils aren’t trying to make life hard, they want to preserve Dulwich’s unique charm while allowing thoughtful evolution. Show them quality design, sustainable thinking, and respect for neighbours and the street, and they’re usually supportive.

The modern architecture here is exciting to work with. These aren’t museum pieces; they’re living homes deserving contemporary gardens that match their ambition.

Need Help?

If you’re planning garden work in Dulwich or South London and want to avoid pitfalls, get in touch. I can help spot issues before they become costly mistakes -and design a garden you’ll love.

Note: This guide reflects my experience as of 2025. Always check current regulations with your local authority and the Dulwich Estate, as rules can change.

Useful Links

• The Dulwich Estate – General Estate News

• The Dulwich Estate’s Scheme of Management

• Southwark Planning – Council Planning Guidance and Applications

• Lambeth Planning – Council Planning Guidance and Applications

• Planning Portal – General Guidance on Permitted Development, Paving, Outbuildings

• Conservation Area Tree Works – Guidance on Tree Works in Conservation Areas

• Bike Sheds - Brighton Bike Sheds (mod-able with lovely green rooves)

• SUDS paving - Useful Advice from 'Paving Expert'

• Native Hedging Guide - Useful Advice for Native Hedging

• Rain Gardens - Useful Advice for Creating a Rain Garden

• RHS Invasive Plants - A list of Invasive Non-Native Invasive Plants