Family Mosaic Design Guide
DESIGNING AND DELIVERING A BETTER FUTURE
The Family Mosaic Design Guide has been produced as a result of input and contribution from the following groups: Family Mosaic Residents
Second edition - October 2013
Design Guide Project Team
Family Mosaic will no longer achieve the historic levels of grant funding previously enjoyed to assist in the delivery of new affordable housing and have accordingly reviewed the options available. As an organisation we are not changing our core principles of being a caring social landlord, the tenants we house, or the quality of our product.
Resident input has been provided through various means, including consultation, workshops, site visits and surveys. Family Mosaic staff and residents collaborated in a series of workshops led and facilitated by PRP Architects, to inform the content of the guide.
This second edition has been updated to incorporate current development legislation relating to housing, and reflect the changing role of Housing Associations and the method by which they will deliver new affordable homes.
We have reviewed the methods by which we obtain finances to deliver much-needed new affordable homes and, as a result, Family Mosaic will become more akin to private developers and house builders; we will be delivering private sale, private rent and shared ownership units to the market with all profits used to develop affordable rented homes. This change in our delivery method will mean that Family Mosaic staff and our extended design team made up of our external framework consultants will need to bring their wealth of private sector experience to the table to ensure that all our future housing is designed to the highest achievable standards. Our future schemes will need to be of a design standard and quality that reflect their location, as well as maximising building efficiency, and potential sales revenue.
Contents 1
Introduction
p1
2
Achieving design quality
p7
3
Key requirements
p11
4
Sustainable design
p23
5
Place-making
p35
6
The home
p45
7
Diverse needs
p67
8
Wheelchair-accessible homes
p73
9
Outright sale & shared ownership homes
p79
Appendices
p85
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Family Mosaic Design Guide
The home
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Family Mosaic Design Guide
Foreword
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Introduction
Family Mosaic Design Guide 1
Introduction 1
The home
Family Mosaic has produced this Design Guide to help us provide the highest quality services for current and future residents. In a challenging and difficult world, we believe that it is possible to create exemplary buildings that inspire and delight. Good design helps to create an environment of respect and pride which all our residents deserve.
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Family Mosaic Design Guide
Family Mosaic vision
All have had a major input into what they see ‘makes great places to live’. We believe that this Design Guide demonstrates what a good home could look like. Our vision is that Family Mosaic is a landlord of choice and the new homes we produce are ones that people choose to live in. Our objective is that by combining good quality design, functionality, sustainability and a secure and safe environment, we will ensure that our residents are happy in their homes.
The second edition
This Design Guide will form an integral part of any new Designer’s or Developer’s appointment. The Design Guide will support and complement the written Design Brief provided for a particular project, together with Family Mosaic’s Standard Employer’s Requirements, which provide a more detailed technical specification. In addition, this Design Guide will be published on Family Mosaic’s web site (www.familymosaic. co.uk) as a clear statement on our aspiration for developing quality homes. It will form an important statement of intent in building partnerships with the Homes and Communities Agency, GLA, Local Authorities, land owners, etc, when looking at future development opportunities.
Foreword
This Design Guide has been developed from the work of our consultants, our officers, our committee members and, more importantly, our residents.
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The guide should be used as a reference point as the design develops, to ensure compliance with Family Mosaic’s aspirations. An overarching issue is the consideration of the likely user-groups and their needs. This issue must be borne in mind throughout the development process, to ensure that the design does not inadvertently exclude anyone. The document layout is intended to lead the designer or developer in the sequence they should be considered through the design process. By following the steps identified in the design guide, Family Mosaic trusts that the design of all new developments will be thoughtful, responsive, appropriate, sustainable and delightful.
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How to use this design guide
The home
The guidance provided here is the result of detailed discussion and consideration by senior section leaders within Family Mosaic. It represents best practice as well as a pragmatic and intelligent response to the challenge of providing attractive, desirable, sustainable housing for a range of tenures and user-groups within the current funding regimes.
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Using the Design Guide Acieving design quality Key requirements Sustainable design Placemaking The home
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Family Mosaic Design Guide
In this chapter, Family Mosaic establishes the need for design quality and describes how to achieve it through a rigorous and robust process.
Chapter 3 - Key requirements
This chapter provides essential baseline information which forms the basis for all the design work carried out on the project. It is highlighted at the beginning of the document to enable ease of reference throughout the life of the project.
Chapter 4 - Sustainable design
The energy strategy and Code for Sustainable Homes compliance must be considered first as they will set the parameters for the funding, layout, orientation and detailed design of any new development. It is essential that energy conservation measures and renewable energy technologies are not applied as a bolt-on, but form an integral part of the design from the outset.
Chapter 5 - Place-making
The feasibility assessment and capacity testing commences with looking at the site and its context, and considers the impact of a new development, and the ways in which it can enhance the locality. For this reason, the considerations for the site and massing are located ahead of the considerations for the internal design of the home.
Chapter 6 - The home
The detailed design of the home arises from the good placing of the dwelling within a site layout, taking into consideration such issues as access, dual aspect, solar gain, views, etc. The interior layout then should follow in a simple and logical process to produce a functional and desirable home.
Foreword
Chapter 2 - Achieving design quality
1
The design standards are first stated in relation to general needs housing. The sections contained herein identify differences between general needs housing and other forms of tenure. These include homes designed for user-groups of diverse cultures, wheelchair-accessible housing, shared ownership and outright sale homes.
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The home
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Family Mosaic Design Guide
Achieving design quality
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Achieving design quality Family Mosaic Design Guide 7
Achieving design quality 2
The home
Family Mosaic seeks to achieve excellent design quality in all our developments.
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Family Mosaic Design Guide
Our design quality goals are to: • create exemplary buildings which inspire delight, respect and pride in those who visit, live, work and play in them; • build the best homes we can, which meet the needs of our residents now and in the future; • make a positive contribution to the wider community by developing beautiful buildings which respect and enhance their surroundings; • create the most sustainable homes possible, using tried and tested technologies, so that they can provide the maximum benefit to our residents; • work as a team to produce high quality design solutions that give us the competitive advantage.
2.2
Design development process Client
Consultants
Provide outline brief
RIBA Stage A
Carry out site analysis
RIBA Stage B
Capacity testing Agreement to proceed Develop design principles and concept
RIBA Stage C
Design development
RIBA Stage D
Approval to proceed with design Submit planning application Technical design preparation
RIBA Stage E
D&B tender stage Check costing and scheme sign-off Working drawings
Achieving design quality
Design quality goals
FINANCIAL VIABILITY CHECKS - STAKEHOLDER CONSULTATION
2.1
2
RIBA Stage F
Construction Feedback
9
The home
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Family Mosaic Design Guide
Key requirements
3
3
Key requirements
Family Mosaic Design Guide 11
Key requirements 3
The home
Revision of this Design Guide has been done in relation to the New Funding Standards Framework (New Funding Design and Sustainability Standards for London) applicable to the Affordable Housing Programme 2011-2015.
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This reflects the Mayor’s London Plan (July 2011) and the standards in the London Housing SPG which was published in November 2012. Outside London, the HCA’s design requirements remain as their Design and Quality Standards 2007 including minimum HQIs, Lifetime Homes and Code for Sustainable Homes Level 3.
Compliance
London GLA Funding Standards Framework (December 2011) All priority 1 and 2 requirements
Lifetime Homes
Yes to all tenures
Standards
Code for Sustainable Homes Building for Life
Secured by Design
Compliance for private sale will be advised on a scheme-by-scheme basis Code for Sustainable Homes level Code for Sustainable Homes level 4* 3* BfL12 minimum 10 greens and 2 BfL12 minimum 10 greens and 2 ambers. (Current funding standard ambers. (Current funding standard is BfL 14) is BfL 12) At planning stage, the Design and Access Statement must address all criteria, and demonstrate the way that the points have been achieved. Certification is mandatory Consultation required as a minimum, with full compliance for all external doors, windows, entrances, etc.
Summary of key requirements
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Family Mosaic Design Guide
Outside London HCA’s Design and Quality Standards 2007 and HQIs v 4, April 2008 The minimum scores are: • Unit size: 41 • Unit layout: 32 • Unit services: 22 • Sustainability: 45 • Building for Life: 60
Additional important design requirements
SITE LAYOUT High density developments
Additional standards are required in high density development. Reference should be made to the East Thames High Density Toolkit. All designs should reflect the requirements in London Housing Federation’s (LHF) “Higher density housing for families: a design and specification guide” (October 2004).
Heights and massing
Intelligent layouts will respond to significant locations with changes in height, massing and design. Respect for the immediate context is essential, but the opportunities for landmark and gateway buildings should be considered in appropriate locations.
Streets
Streets should be designed for adoption by the local authority.
Orientation
Overheating is an issue of growing concern for new developments designed to high levels of air tightness, with limited openable windows and communal heating. Design solutions should address these issues and have communal corridors and entrances that have natural ventilation and daylight. While it is possible to optimise orientation and design to minimise heat gains in summer, this is not practical for many new developments and sometimes there will be individual homes that are at risk of overheating simply because of their orientation. This risk is greatest for single aspect flats on upper floors. West-facing homes are particularly hard to protect from excessive solar gain.
Landscape design
A sufficiently detailed landscape design and specification is required at planning stage to establish the quality benchmark for the landscape within a Design and Build Contract. This information should be sufficient in detail for a contractor to tender against but leave scope for the landscape designer to finalise design for discharging the relevant planning conditions. Landscape design is to incorporate an indicative external lighting scheme at planning stage.
Key requirements
3.1
3
Dual aspect
All homes should be dual aspect. Any single aspect homes which cannot be designed out must not be north-facing, exposed to high levels of noise or contain three or more bedrooms. Any single aspect homes must demonstrate how good levels of ventilation, daylight and privacy will be provided. However, if the site is not suitable, an atrium design is acceptable.
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DESIGN OF COMMUNAL AREAS Video entryphone system
A video entry system is required to all new flatted developments in accordance with Family Mosaic specification.
The home
Refuse and bike store doors
Lift requirements
Please refer to chart below. No of floors 1-4
Type of No of lifts dwellings (min) Family homes No requirement
5-7
No family homes Wheelchairaccessible homes All dwellings
Doors to refuse stores and bike stores are to be galvanised steel, self-finished or painted.
CCTV
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No requirement
Covered, lockable buggy / pram store at ground level. Hallways should be wide enough to permit large items to be brought in and stored in the block. None
1 lift
Highly responsive lift maintenance programme set up
1 lift
Wheelchair-accessible lift
The presumption is that the quality of the design will ensure that CCTV is not required in communal areas. This means that corridors and staircases will be designed to be clearly visible with no hidden corners. However, communal areas should be wired for the future installation of CCTV should there be an occasional problem.
Lift and communal storage requirements for different dwelling types
Internal finishes
Post boxes
Internal communal areas, fixtures and fittings for Shared Ownership and Outright Sale schemes should be designed to maximise the sale profit we can generate to cross subsidise our affordable homes programme.
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Other provision
Family Mosaic Design Guide
Family homes 1 lift 8+
All dwellings
2 lifts
No family accommodation above 6th floor. All family homes require access to a private balcony/roof terrace One of which is wheelchair-accessible
Communal post boxes must be large enough to take an A3 document or small packet. They will be accessed externally for delivery and internally for collection by the residents.
Tenure mix
Minimum room sizes
Furniture and activity spaces
Family accommodation
Externally all schemes should be tenure blind.
Comply fully with the HQI’s v4 2007 requirements for furniture and activity spaces.
Minimum dwelling sizes
Refer to page 18 for minimum dwelling sizes for different tenures.
Minimum room widths
Living room - 3.2m at the narrowest point. Double or twin bedrooms - 2.75m, for most of the length of the room.
Refer to page 20 for minimum room sizes.
In London, there are specific requirements for family accommodation (i.e. 2b4p and larger) as contained in the London Housing SPG, November 2012.
Lifetime Homes
Compliance with the Lifetime Homes standard is essential in London, but not outside London.
Key requirements
HOUSING DESIGN
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HOUSING DESIGN (CONTINUED) Private amenity space
The home
In London, a minimum of 5m2 of private outdoor space is required for all 1 and 2-person dwellings and 1m2 extra for every additional occupant, with a minimum depth of 1.5m.There should be level access out to the private amenity space where possible. Number of people 1-2 3 4 5 6 7 8
7
Area of private amenity space (m2) 5 6 7 8 9 10 11 etc
Outside London, the minimum standard is an area of 6m2 and a depth of 1.5m.
Wheelchair-accessible homes
Although Local authority requirements vary it should be assumed from the outset that 10% of every development will comprise wheelchairaccessible housing. Design should be carried out in full accordance with the requirements of Habinteg’s “Wheelchair Housing Design Guide” unless the local authority applies a different, higher standard, such as the South East London Housing Partnership Wheelchair Homes Design Guide. Within London, also refer to the GLA’s Best Practice Guide for Wheelchair Accessible Housing. For further guidance see Section 8 Wheelchair accessible homes.
Design for diversity
Consideration of the cultural and physical requirements of the future residents must form a part of every scheme design. For further guidance see Section 7, Designing for diversity.
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Family Mosaic Design Guide
DETAIL DESIGN The minimum floor-to-ceiling height is 2.5m.
Noise attenuation
Construction must achieve 5dB higher than Building Regulations. Design to consider stacking, location of lifts, services, stairs and refuse chutes, avoid sockets on party walls and bathroom locations.
Pigeon-roosting
Pigeons can be an extreme nuisance, so the designs should avoid providing roosting points for pigeons, or the requirement for elaborate anti-pigeon measures.
Lifecycle costs
Lifecycle costing is required for all schemes, meeting the Essential standards in the National Housing Federation’s (NHF) “Standards and Quality in Development” (items 3.1 - 3.7).
Timber frame construction
Timber framed buildings will only be accepted in individual houses and blocks of flats rising to no more than three floors above ground. Where timber frame flatted development is proposed, then careful consideration should be given to soundproofing. Family Mosaic will not accept timber frame flatted development unless it can be clearly demonstrated that there will be no sound transmission problem in the future.
Key requirements
Minimum ceiling heights
3
Windows
Windows must be cleaned easily from the inside, with user-friendly operating mechanisms. An openable window must be provided in all habitable rooms.
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The home
Minimum dwelling sizes Bedrooms People
Minimum home size for different tenures
1 1 2 2 3 3 3 4 4
1 ** 2 3 4 4 5 6 5 6
Rent & shared ownership (m2) 38 50 61 70 74 86 95 90 99
Wheelchair - * accessible (m2) 53 65 76 85 89 101 110 105 114
Two storey homes
1 2 2 3 3 3 4 4
2 3 4 4 5 6 5 6
50 71 83 87 96 97 100 107
79 90 102 106 115 119 119 126
Three storey homes
3 4 4 4 5
5 5 6 7 8
102 106 113 120 133
125 129 136 143 156
Single storey homes
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Family Mosaic Design Guide
Sale (m2)
Unless otherwise advised, the assumption should be that minimum sizes for private sale homes will be consistent with those for rent and shared ownership
Please refer to The Home, Chapter 6.4 for information on home sizes for private sale. Designing all homes the same size (as if for rent and shared-ownership) allows for tenure to be determined near project completion, responding to the market conditions at the time. * Designed to comply fully with the requirements of the “Wheelchair Housing Design Guide”, and South East London Housing Partnership Wheelchair Homes Design Guidelines and any relevant Local Authority standards.
Key requirements
Notes:
3
** 1-bed/1-person homes are only specified for special projects such as supported/hostels/care homes, in which case special standards apply. Unit sizes The aim should be that unit sizes are no more than 10% above maximum floor areas unless agreed by Family Mosaic. Internal circulation areas For efficient use of space, the aim should be that internal circulation areas are no more than 15% of the internal area.
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The home
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Notes:
Minimum room sizes
No. of people
Room / area (m2) Kitchen
1p 6.4
2p 6.4
3p 7
4p 7
5p 8
6p 9
7p 10.8
8p 11.8
Dining room
4.2
4.2
4.7
5.4
6.1
6.6
7.1
7.6
Kitchen / dining
10.6
10.6
11.7
12.4
14.1
15.6
17.9
19.4
Living room
11.5
11.5
12.2
14
15.4
16.6
17.8
19
Living / dining
15.7
15.7
16.9
19.5
21.5
23.2
24.9
26.6
Living / kitchen / dining
22
22
24.5
27
29
31
33.5
36
Single bedroom
12
-
8
8
8
8
8
8
Double / twin bedroom
12
12
12
12
12
12
12
12
Bathroom
4.5
4.5
4.5
4.5
5.5
5.5
5.5
5.5
Bathroom(containing washer/drier)
5.5
5.5
5.5
5.5
6.5
6.5
6.5
6.5
Minimum room sizes: Note that yellow shaded areas are permitted only on developer-led projects where the initial design has been progressed prior to Family Mosaic’s involvement. Storage and home study requirements: Note that outside London reference should be made to the NHF’s Standards and Quality in Development for more detail on kitchen fittings, storage and appliance spaces. Inside London refer to the London Housing Design Guide.
Storage and home study requirements
No. of people
Minimum built-in general internal storage area free of hot water cylinders, washing machines, tumble dryers and other obstructions, with a minimum floor to ceiling height of 2m. (m2)
1p 2p 3p 4p 5p 6p 7p 8p 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5
0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 Linen cupboard (in addition to the general storage above and any kitchen storage provision) – minimum 2m high. May contain hot water cylinder as long as 2 no. 600 x 600mm slatted shelves can be fitted with 450mm minimum clear height above each. (m2). 2.5 2.5 2.5 2.5 3.0 3.0 3.0 3.0 Lockable external storage or internal dirty storage for dwellings with gardens (m2) Lockable internal dirty storage space for flats, preferably at ground level (m2)
1.5 1.5 1.5 1.5 2.0 2.0 3.0 3.0
Study/home office as Code for Sustainable Homes requirements: 1800mm space for desk, chair and filing cabinet, plus wall-space, sockets, telephone points, adequate ventilation and an average daylight factor of 1.5%. For dwellings with three or more bedrooms, a suitable room is a room other than the kitchen, living room, master bedroom or bathroom. Note that the study space should not be on an escape route.
2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2
Kitchen storage with removable shelves for storage of bulk purchase items (m3)
1.3 1.5 2
2.1 2.2 2.4 2.6 3.1
Minimum separate utility cupboard or room (m )
-
1.2 1.2 1.6 2.4 5.0
2
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-
3
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Key requirements
The home
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Family Mosaic Design Guide
Sustainable design
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4
Sustainable design Family Mosaic Design Guide 23
Sustainable design 4
The home
As the world’s resources become scarcer and fuel costs rise and global warming becomes a very urgent consideration, it is incumbent on all housing providers to ensure the best use of resources, and the most effective means of creating sustainable homes and communities.
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Family Mosaic Design Guide
Our approach to sustainable design
Family Mosaic has developed a strategic approach to sustainable design which goes beyond the requirements of the targets of the Code for Sustainable Homes (the Code), and identifies what we believe to be important in the provision of housing which will meet the needs of our residents now and in the future.
Sustainable design
4.1
4
In this section, we summarise the specific requirements, and strategies we wish to adopt that go beyond the Code, while in the following sections we highlight measures which contribute to our sustainable design strategy.
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Energy demand
4.2
PASSIVE DESIGN MEASURES
The home
Providing homes that our residents can afford to heat and power is of the utmost importance to Family Mosaic. Passive design is therefore our first requirement for sustainable homes. All new homes must achieve an energy efficiency standard of at least SAP 80 and be designed according to the following principles: • The building envelope maximises its insulation performance and is as airtight as possible, whilst maintaining good indoor air quality and a healthy indoor environment.
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Family Mosaic Design Guide
ADAPTATION TO CLIMATE CHANGE • The design should take advantage of south facing orientations and consider shading, internal layouts and window dimensions and specifications. • Ventilation should be natural where possible. Mechanical ventilation must be accompanied by heat recovery, if specified.
There is a real risk of overheating in many of our buildings as the effects of climate change become more evident and higher summertime temperatures and the effects of the urban heat island in London become more commonplace. Overheating risk is generally caused by excessive solar gains, particularly high angle and highintensity solar infiltration during the summer months. The site design and energy strategy must include passive measures for climate change adaptation.
There are many features that designers can use to minimise overheating in homes. Approaches include:
Thermal mass
Utilising the benefits of additional thermal mass in the design, for example concrete floors. These measures must be used in conjunction with secure and cool night-time purge ventilation.
Solar shading and shutters
Heat reflective finishes
Light external finishes on homes and reflective roofs or green roofs play a part in keeping temperatures down.
Planting
Plants can provide valuable shade and cooling effects for individual homes. Deciduous trees, vines and climbers have been used very effectively to reduce overheating risk and can also contribute interest and biodiversity.
Sustainable design
DESIGN CONSIDERATIONS
4
Many external shading devices and shutters are available (including automated systems that sense risk of overheating). These can be used to good effect to reduce the heating effect of the sun.
Cooling ventilation strategies
Enabling a home to have an effective passive cooling strategy (including purge ventilation) has many benefits, particularly if it can utilise cross ventilation through the home. However, correct operation does rely on occupants understanding how it should be used.
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Energy systems and services
4.3
As stated above, Family Mosaic supports a “fabric-first” approach to low carbon design, to ensure cost-effective maintenance and ease of use for residents.
The home
The table on the right sets out our preferred energy strategy hierarchy to aid design to meet the requirements of Code Level 4, the Building Regulations and the local authority Core Strategy.
Sites with gas supply:
Rank 1
Heating system - individual Heating system - communal units system Individual gas boilers
Supplementary low or zero carbon technologies PV
2
Top-up/back-up boilers
Gas CHP with thermal store
-
3
Top-up/back-up boilers
Gas CHP with thermal store
PV
4
-
Central commercial gas boilers
PV
Heating system - communal system -
Supplementary low or zero carbon technologies -
-
PV
Air Source Heat Pumps with central thermal store and immersion heater for back-up Air Source Heat Pumps with central thermal store and immersion heater for back-up Ground Source Heat Pumps with central thermal store and immersion heater for back-up Ground Source Heat Pumps with central thermal store and immersion heater for back-up
-
Sites without gas supply:
An appropriate energy strategy should be selected from the hierarchy, taking into consideration: • The site constraints. • The energy profile of the proposed homes. • Maintenance implications. • Running costs for residents.
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Rank
3
Heating system - individual units Individual ASHP with local water store with immersion heater for back-up Individual ASHP with local water store with immersion heater for back-up -
4
-
5
-
1
2
6
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Family Mosaic Design Guide
PV
-
PV
Compliance with the Code
Family Mosaic encourages the design of new homes which achieve higher levels of the Code. All homes should achieve at least Code Level 4 and comply with the minimum funding requirements of the Home and Communities Agency. Outside London we will consider Code 3. In addition, the following issues should be considered for all new homes.
Drying space
The Code issue on Drying Space (Ene4) should be targeted. The drying space should be natural, for example, a ventilated and enclosed cupboard on balconies. The use of systems that use energy (such as dehumidifiers) should be avoided.
Cycle storage
External lighting
LED lighting is preferred for communal areas.
Water conservation
Much of the South East where Family Mosaic owns most of our homes is classified as “seriously water stressed”, which means there is serious concern over the amount of water available for the population. We believe that putting in place water conservation measures now will protect our residents from future price rises as well as help the environment. All new homes should have water efficient sanitaryware installed that is fit for purpose. Showers should be fitted over baths.
Sustainable design
4.4
4
Grey water recycling and rainwater harvesting should not be considered, except for water butts for houses.
All new homes should achieve at least 1 credit on this issue (Ene8). Access to cycle storage located in rear gardens of houses and maisonettes should not be through alleyways.
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Waste reduction
The home
Reducing the amount of material sent to landfill saves us money and helps save valuable resources, reduces the use of virgin materials and reduces energy usage. In addition to the mandatory household waste requirements of the Code, a composting bin should be provided for houses with gardens to achieve 1 credit in issue Was3.
Our design and construction project teams will be required to: • Implement Site Waste Management Plans throughout the design and construction period that include project-specific targets for waste recovery and reused and recycled content (below) and for waste reduction. • Measure and report progress against our sustainability performance indicators for the quantity of waste produced and the quantity of waste sent to landfill (measured in tonnes per £100k construction value) [using the WRAP Waste to Landfill Reporting Portal and guidance].
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Sound insulation
Prolonged noise exposure can cause physical and mental health issues as well as the commonly known symptoms of annoyance, nuisance and sleep disturbance. Development proposals should seek to reduce noise by minimising the existing and potential adverse impacts of noise on, from, within or in the vicinity of development proposals and by separating new noise-sensitive development from major noise sources wherever practicable through the use of distance, screening, or internal layout. All flats should achieve at least 3 credits on this issue (Hea2), which expects a minimum of 5dB above Building Regulations.
Outdoor space
As a predominantly London-based housing provider we face a particular challenge to meet our customers’ needs for open space. Nevertheless we understand the importance of creating space that will enhance our residents’ quality of life. All homes should therefore achieve at least 1 credit on this issue (Hea3) and should have external private amenity space, whether garden, patio or balcony, of sufficient size for all the family to use.
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Family Mosaic Design Guide
Compliance with the Lifetime Homes standard is mandatory for all Family Mosaic rented and shared ownership homes.
Home User guide
A Home User guide should be provided for all new homes which is in line with Family Mosaic’s template and the checklist in the Code for Sustainable Homes.
Controls
Home heating controls, such as radiator valves, thermostats and programmers, are the part of their heating system most used by residents and have a significant impact on household energy use and consequent energy bills, as well as carbon emissions.
Smart meters
Smart meters will provide residents with the ability to check their energy consumption and modify their behaviour accordingly. Visual displays of energy consumption should be provided and fitted in all units.
Secured by Design
Compliance with the Secured by Design stanard is mandatory for all Family Mosaic homes. This is targeted to reduce the opportunity for crime, as well as the fear of crime and anti-social behaviour, and to create a safer and more secure environment for our developments.
Sustainable design
Lifetime Homes
4
To encourage minimum energy use, controls should be labelled, user-friendly and located in sensible places.
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The home
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Family Mosaic Design Guide
All homes should achieve a Green Guide rating of between A+ and D for all five elements of construction: • Roof. • External walls. • Internal walls. • Upper and ground floors. • Windows. Other sustainability initiatives which Family Mosaic will encourage are listed below:
Urban agriculture and biodiversity
• Brown and green roofs are to be encouraged to mitigate surface water run-off and encourage biodiversity. • Allotments.
Sustainable design
Materials
4
Sustainable transport
• The use of registered car clubs and the provision of on-street electric charging points.
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The home
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Family Mosaic Design Guide
Placemaking
5
5
Place-making
Family Mosaic Design Guide 35
Place-making 5
The home
Family Mosaic wants to make a positive and lasting contribution to the neighbourhoods in which we work. The architectural design needs to be capable of satisfying people’s fundamental needs and uplifting people’s spirits.
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Family Mosaic Design Guide
Understanding the context
5.1
The existing topography
• It is important to assess the value of the existing features on a new site, whether they are structures or trees which need to remain; archaeological remains, services or foundations which must be investigated; or valuable flora or fauna which need protecting. • A strategy should be developed for retaining, removing or enhancing the existing features, which looks at the eventual value to the development as well as to the locality. • Mature trees and planting are to be retained as far as possible, as they help to make a new development look established and grounded. • An ecological assessment will be required in relation to achieving the relevant Code level for the development.
Form and density
• The quality of a new development will depend on the way in which it is sympathetic to its location, and knits into the existing urban fabric. • There will be situations where the urban fabric is poor and fragmented, and a new development can effectively “mend” the local environment.
Movement routes
• A complete and thorough understanding is required of the existing connections in the immediate locality. • Opportunities should be explored for enhancing and reinforcing the existing connections in the new proposals. • Existing landmarks used by the local community for way-finding should be acknowledged and retained where possible. • Routes should be highly legible. • Hierarchies of movement should be created or the existing routes respected and enhanced. • New landmark or gateway features can be provided where it would assist way-finding.
Placemaking
The first requirement in the design for a new location is gaining an excellent understanding of the context and the potential for making a positive impact.
5
Amenity space
• An analysis should be made of the provision of open and public amenity space in the locality, with a view to addressing any shortfall in the type of facilities available, if not in the extent of open space. • Guidance from LA Planning should be obtained on the amount of public amenity space to be provided. Careful consideration should be given to fulfilling this requirement by the provision of roof gardens and terraces as these often prove to be problematic in use and management.
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Responding to the context
5.2
The architectural quality and character
The home
• Schemes must demonstrate high quality design and detailing. • There must be an individual and distinct identity which blends with and enhances the locality. • Enduring and sustainable materials should be used. • The design should be responsive to the local character, grain and scale. • Timeless, contemporary design is required, not a pastiche of historic styles or slavish attachment to what is currently fashionable.
7
The scale and grain
• The density and layout of a new development must be appropriate for the density and scale of the surrounding area. • The site potential should be maximised with excellent planning and an efficient layout. • Ensure that the new buildings and streets are of a human scale.
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Family Mosaic Design Guide
The street scene
• Streets must provide a visual focus and points of interest along the route. • A first consideration is a continuation of the existing building line. • The new scheme should enhance the experience of the locality. • The quality of street details should be appropriate, with new buildings looking good from a distance as well as close to. • There should be no blank façades to the street. At the least, there should be windows in flank walls at upper levels. • Active frontages at ground level, with windows and doors from habitable rooms onto the street, are required, to ensure interest along the street as well as casual surveillance. • Ground level street elevations should not be dominated by inactive areas such as car park entrances, bin stores, bicycle stores, or areas for plant and machinery. • Ensure that the new buildings and streets are of a human scale.
• Family Mosaic will employ a landscape architect on larger developments to produce an indicative landscape proposal for tender and planning purposes. The Design and Build contractor is advised to employ a landscape architect to finalise the landscape design, monitor installation and set up an on-going maintenance schedule. • Well-designed public space comprises good quality fittings and materials, wellconsidered design and careful attention to detail. • Street furniture should be designed as part of the landscape proposal, and not clutter up the street. • There should be no space left over after planning (SLOAP). All areas must have defined ownership.
Placemaking
The quality of the public realm
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Open space
5.3
Open space needs to be located to deter use by non-residents of our schemes unless this is a planning requirement. Scheme layouts must be designed to discourage anti-social activities.
The home
• Opportunities for providing seating at view points and vistas should be provided for older people and those with disabilities. However, it is important to avoid creating the equivalent of teen shelters in inappropriate locations. • All open space must be located on principle routes in order to ensure its integration into the life of the neighbourhood. • It must be well-overlooked to ensure that it will feel safe and be used well. • The design and layout of the features within the open space must be carried out in conjunction with local residents so that it meets their requirements, and to guarantee that it will be used regularly. • The open space must have a distinct character which responds to the locality. • Boundaries must be clearly defined, robust and visually permeable, to give good views in and out. • Open space must provide safe and easy access for all users. • Routes through open spaces must be carefully considered to take into account likely use patterns and desire lines.
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• An area of sensory planting may be of benefit to those with visual and hearing disabilities. • Sustainable design is required, with permeable paving, recycling of composted materials (where relevant), planting for biodiversity and consideration given to the installation of bird and bat boxes.
• Open space should be entirely dog-free, or provided with a dog-toilet area. • Art works can be commissioned for new areas of open space, either as part of any play equipment, boundary treatments, paving patterns, street furniture or stand-alone features.
There should be communal gardens attached to every flat block, as well as private amenity space, in order to provide adequate recreational space for all. Communal gardens should be designed to maximise overlooking and minimise access by non- residents. They offer an ideal opportunity for good design and create a facility that can be enjoyed by all residents. • Play spaces, when provided, must be informal, organic, natural and accessible. • Integrate seating with the layout, including pergola shading, to encourage usage of the gardens. • An area for residents to socialise, have barbecues or hold other residents events should be included in larger developments where there is sufficient space. It should be located so that other residents will not be inconvenienced. • Communal allotments can be provided where appropriate, on spare land which is not already allocated, and where there is sufficient space and good soil. There should be an exit strategy in case the allotments are not taken up as originally foreseen. • They should look attractive at night, without the lighting causing pollution. • Artwork can complement the landscape
Placemaking
Communal gardens
5
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Security
The home
• Railings and walls are preferred to timber fencing. • There should be no alleys or rear access paths provided between or to rear gardens in any scheme, in order to meet Secured by Design requirements.
Hard landscape
• Hard landscape features are to be kept to a minimum, as they contribute to creating a noisy, harsh and unfriendly environment. • Gravel is not permitted in any development, unless it is bound gravel • The materials used must be natural, varied in texture and colour, and of high quality. Concrete pavers are only to be used minimally; pea-shingle and tarmac are not to be used.
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Soft landscape
• Hardy species selected to suit location and require a low maintenance regime. • In choosing plants, consideration should be given to maintenance requirements, seasonal colour, and longevity, final size and shape of the chosen plants. • Water features are not encouraged. • There should be a well-designed transition space between the home and the garden using pergolas or similar to allow round-the-year use of the garden.
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Parking
Minimal car parking provision is preferred. All developments must comply with local authority plans in relation to car parking provision. Where there is good public transport provision, there should be fewer than one car parking space per dwelling. Car-free developments will also be considered in innercity locations. Car parking must not dominate the landscape but be integrated into the design. On-plot parking bays must be extendable from 2.4m width to 3.6m.
Placemaking
5.5
5
Undercroft design is preferred for parking, as well as cycle storage and bin stores, where all storage must be robust, well-lit and lockable. Within communal parking bays there must be at least one space capable of extension by 1.2m at the rear and 1.2m to the side, located adjacent to the access core, in addition to bays dedicated for wheelchair-users.
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The home
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The home
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6
The home
Family Mosaic Design Guide 45
The home 6
The home
We want to create places that people are proud to live in, and to call their home. Simply expressed, they should have distinct kerb appeal. The home is at the heart of every development, providing comfort, shelter, safety and retreat for the family, the place where their needs and identity can be expressed, and nurturing and development can take place. A well-designed and well-considered home is the backdrop for healthy lives and provides the springboard for individuals to reach out to make healthy connections and obtain fulfilling engagement with the community beyond.
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6.1
Arrival
The route from the pavement to the front door is highly symbolic, signifying status, ceremony and welcome to the visitor as well as the resident. In all cases, there should be a sense of celebration in the arrival, expressed in the quality of the design, the materials used and the ambiance created. Ground lighting is preferred along the entrance pathway, using sustainable light fittings. These should not be bollards, which are susceptible to damage and vandalism.
The home
Arrival at the home can be directly from the street, or via communal facilities.
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The home
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The appearance of a building from the street is very important. It is not only the quality of the materials that determines the impact, but the quality of the thought, detailing and workmanship. • The design of the front door and its immediate surroundings should provide a sense of occasion and ceremony, being highly visible and welcoming. • Provide shelter at the entrance to the building, adequate to protect a wheelchair-user or carer with a double-buggy, it should be of excellent quality and good-looking. • Ensure level access to all entrances, in accordance with the Lifetime Homes criteria. • The route and entrance area should be well-lit and safe to use. • Entrances should not be adversely affected by car park entrances, bin stores, bicycle stores, or areas for plant and machinery.
Materials
The use of high quality materials and careful detailing is essential, because they promote care and pride in the residents, who will therefore ensure that they remain looking good.
Defensible space
All properties addressing public realm, streets, or building entrance routes should have a private area of defensible space adjacent to their property to provide the resident with privacy. • Boundary treatment must be well-designed and appropriate to the streetscape offering adequate privacy to all residents. • Gates are required in order to provide privacy, keep dogs out and to signify the semi-private zone around the home.
The home
Arriving at the front door
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6.2
Communal areas
The home
Communal areas can suffer from neglect, due to the fact that there is seldom enough ownership of the spaces. Our requirement is that the communal spaces look so good and perform so well that they engender care, ownership and pride in the residents.
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Lobby
• Direct entry to homes is preferred where possible; • Deck access often can not be avoided on dual aspect designs. Where included in a design, consideration need to be given to the creation of a defensible area in front of homes, providing privacy and allowing residents to open widows without reducing security. • An atrium solution, or deck access around a courtyard is acceptable if well-designed. • There should be a maximum of 8 flats per floor off any core, with each floor separately secured. • Natural light and ventilation is essential to all corridors and lobbies. • Internal corridors should be avoided wherever possible as our preference is for dual aspect dwellings. Where included, the design must avoid overheating. • Corridors should be spacious, more than 1200mm wide, but without encouraging loitering. • The layout should ensure that there are no lurking spaces.
• The lobby should be welcoming in design and layout, but not so big as to be wasteful of space or provide an unintentional play space. • The entrance mat should occupy the full width of the entrance area, for a minimum of 2m depth. • Noticeboards, if required within the lobby, should be well-designed and lockable. • Post-boxes are preferred within the building, between security doors. If this is not possible in small blocks, the post boxes should be in the external wall, accessible from the inside by residents. They should be large enough to take good-sized packages, and of varied colours in large blocks to enable easy identification and access. • Concierge arrangements should be considered from the outset. They are required for all developments of 100 homes or more. • Entrance access should be operated by a fob, with entry phone to each flat. Block front doors should not be openable by remote systems.
Typically, away from the entrance lobby, the circulation areas must be well-designed and considered, as this has a direct impact on residents’ enjoyment of their homes, and the way that people treat the circulation spaces. It is essential that this aspect of flat block design features in early considerations of the design and layout.
The lobby is mainly a transition space, where people pass through, possibly picking up mail, maybe greeting fellow residents, and always on their way somewhere else. It is important, however, that the lobby is pleasant, bright, welllit and ventilated so that it is a pleasure to enter the building and pass through this space.
The home
Circulation
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Lifts
Stairs
Access and security
• Wheelchair homes should be located at ground level if no lift is provided in the block. • There should be two lifts per core where there are wheelchair-accessible homes above ground level. • At least one lift is to be designed to full wheelchair-accessibility standard. • A minimum of 15 flats is required for the provision of a lift, to ensure service charges are reasonable. • Buildings above eight floors should have a 12 person lift suitable to accommodate large items of furniture, and stretchers.
• Naturally lit and ventilated staircases are preferred as they encourage use. • Timber stairs are not permitted in flatted developments.
Secured by Design requirements for the entry doors must be adopted.
The home
The form of vertical circulation through a building is important, especially for families and older people, and so there should be careful consideration of the need for lifts, including cost benefit, maintenance and repair, and service charges.
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Ancillary accommodation
A lockable cleaner’s cupboard is required at ground level in all blocks of flats, complete with a landlord’s water and electricity supply. In larger schemes, this should include a desk space and a staff toilet in at least one block in each development.
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The design and layout of the stairs can be treated as a sculptural form or merely as a means of getting from one floor to another. It is important that the stairs are not tucked away, but form an important and obvious part of the circulation, despite the compartmentation requirements.
For people living in flats, the security of their block is a prime concern. They need to feel safe entering and leaving the block, and when moving around the internal communal circulation spaces. The means of achieving peace of mind is through the provision of robust, well-designed and wellmaintained entry control systems, along with good layout.
Well-detailed and adequately sized storage in a convenient location for bins, and bicycles is essential in maintaining buildings to a high standard. • Space for bin storage is required, designed as an integral part of the building, or as a highquality, stand-alone structure. • Access by residents to the bin-store should be from inside the building, to avoid illegal entry. • Space for recycling is essential. • The refuse storage should be located on the route in or out of the building, to ensure that it is used properly. • Bin stores should be cross-ventilated and avoid the transfer of smells to communal areas. • Bin stores should not be directly adjacent to the only opening window serving kitchens, dining rooms, or living rooms. • As identified in the key requirements (Section 3), there should be communal storage at ground level for buggies and other large outdoor equipment in small blocks with very few flats per core, and without a lift.
Cycle storage
There should be 1 bicycle store space for every 1 and 2-bed home, and 2 bike store spaces for 3-bed homes and larger in London. Cycle storage must be integral to the block or covered, lockable and enclosed adjacent to it. The detailing must be robust and secure, including good lighting. It should be designed to meet the requirements of Secured by Design. Some space should be provided for mobility scooters, adult tricycles and children’s bikes which do not rely on upper arm strength to lift the bike onto a vertical rack.
Services
The home
Storage
6
Like the meters, service entries and risers are too often considered late in the design process, to the detriment of the performance and appearance of the building. Service entries and risers should be considered early in the design process to ensure they are adequate, discrete and accessible to those who need access.
Meters
The location of meters must be considered from the outset, and not left until it is too late to incorporate them with the design and layout of the block. They should be accessible to those who need access, but not unsightly. It is desirable that meters be located at the entrance to each dwelling.
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Inside the home
6.3
The home
The home is the place of retreat and entertainment, relaxation and home-working, the springboard and support of family life, self-expression and fulfilment. It should be designed with care and attention, providing a place of delight for the occupiers. Home layout
The layout of the home should be simple and logical, easy to read, with minimal circulation to make the best use of the space available, with all rooms displaying a clear hierarchy.
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• Avoid tortuous corridors and awkwardly-shaped rooms, as these make a home difficult to navigate and furnish. • Stacking of rooms with similar uses is important in order to prevent noise nuisance between tenancies. There should be a buffer zone between communal spaces and bedrooms. • Dual aspect is required for all homes that have three bedrooms or more or are north-facing. • Narrow frontage homes may not be achievable with Lifetime Homes compliance and efficient circulation. • Both narrow frontage homes and townhouses will, in most cases, have to be built significantly larger than Family Mosaics’ minimum space standards (see Section 3, Key requirements) to avoid the circulation space compromising room sizes and adversely compromising usable space.
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• Townhouses make efficient use of land, but the living room must achieve Family Mosaic’s space standards. • Access into all rooms should be from a corridor; direct entry is not permissible. • There should be enough room for a temporary bedspace at entrance level of the home.
Circulation
The hallway, stairs and corridors make up the circulation space within the home. These need to be wide enough for people and furniture to pass easily, and they should be pleasant spaces in themselves. • There should be natural daylight and ventilation to circulation areas as far as possible. If this is not possible, borrowed light should be provided. • Family Mosaic will not accept entering a property directly into a living room, or kitchen dining room for family 3 bed + units.
The home is designed to the Lifetime Homes standard. This means that: • The hallway is a little wider to be suitable for wheelchair access. • There is an accessible WC on the entrance level. • The bathroom has space for side transfer onto the WC. • Doorways are designed for ease of access. • Walls in the bathroom are reinforced for future installation of grab rails.
A home-working desk can be provided in a bedroom for compliance with the Code for Sustainable Homes. Houses need an additional WC on the ground floor, as well as the one in the bathroom.
The home
This 3-bed, 5-person house is dual aspect, with windows on two sides for good ventilation, sunlight penetration and natural daylight throughout.
There is a rear garden for private amenity space, as well as the potential to have a terrace at first floor level, accessible by removing the store.
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Generous storage is provided, as requested by residents Defensible space is provided at the front, with dedicated space for bins and bicycles
The location for a future through-floor lift is shown, giving wheelchair access to the main bedroom and bathroom. The kitchen-dining is separate from the living room, as this suits most lifestyles. 55
Cooking and eating spaces
Family Mosaic prefers separate kitchen-dining rooms wherever possible. This is a requirement for all 3 bed + family homes.
The home
• Access to a living room through a kitchen dining room in 3 bed + family units is not acceptable. • Cultural requirements need to be taken into consideration. The kitchen-dining room may need to be linked to the living space if required, whereas other cultures prefer them entirely separate. • Open plan arrangements are acceptable for all tenures in 1 and 2-bed homes. However, consideration should be given to the location of washing machines and extract fans to avoid noise nuisance. • In all schemes there should be a choice of open plan or separate kitchen. • Open plan kitchens should be semi-enclosed to facilitate demarcation of the areas, and to allow for future separation by screens or folding doors. • If the dining space is not in the kitchen, there should be space in the kitchen for a small table for casual meals. • In ground-floor homes, a view of and direct access to the garden is required from the kitchen, in order to supervise children’s play.
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Living rooms
Living spaces provide multiple functions, such as relaxing with family or friends, watching TV, playing games, reading, home work, studying, and so on. It needs to be a flexible space to adapt to these often conflicting uses. • There should be a living space at entrance level of every home, though this can be a kitchen-dining room, except on sites subject to occasional flooding. • The minimum width of a living room is 2.8m for 2 and 3 person homes, increasing to 3. for larger homes. • The living room should not be an essential part of the circulation. • Private external space should be accessed from the living room. • There should always be an openable window. • It should be possible to arrange the living room furniture in at least two different ways.
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The home
Bedrooms
The home
Like living spaces, the bedroom also fulfils multiple functions apart from the simple requirement of a place to sleep. Teenagers will use their bedroom for entertaining and relaxing with friends. Young children will play on the floor, while older children may do their home work at the desk. The bedroom also needs to be big enough to store clothes and belongings. • The double bedroom should be a minimum of 2.75m wide, for good access. • Double bedrooms should be capable of accommodating twin beds. • There should be space for an occasional cot in at least one double bedroom, without compromising the furniture layout and accessibility round the room. • There should be future provision for direct access from the main bedroom to a bathroom. • One or more twin or double bedrooms should be capable of subdivision into two single bedrooms. • There should be space for beds to be located in more than one location, and without the bedhead under a window. • There should be a fitted wardrobe in the main bedroom of all homes, regardless of tenure (see section 6.2) This should be solidly constructed as part of the partitioning of the room with doors as internal non FR doors. Where there is no convenient alcove or recess to accommodate a fitted wardrobe this requirement should be checked with Family Mosaic. • Cill heights should not be too high; 800 - 900mm is acceptable.
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Home office
An essential component for achieving the Code for Sustainable Homes rating is the inclusion of a Home Office in every dwelling. This should be 1.8 mm long to fit a desk, chair and filing cabinet or bookshelf to be installed, with space to move around the front and side of the desk. It should have a daylight factor of at least 1.5%. In larger homes of 3 or more bedrooms, the home office cannot be in the living room or main bedroom.
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The home
Washing
Bathrooms need to be big enough for all the functions they fulfil: bathing small children in family homes, storing towels and toiletries, a place for a medicine cabinet, and possibly providing space for a dirty linen bin.
The home
• With the exception of en-suites all bathrooms and cloakrooms should be accessed directly off dedicated circulation space. • The ground floor WC in houses and maisonettes should be designed as a wet room, suitable for later installation of a shower.
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Many homes suffer from insufficient space and consideration about the needs of clothes washing. There must be space for dirty linen, drying washed clothes, storing clean clothes, and an ironing board. In addition, it is preferable for a washing machine to be located away from a combined kitchen/dining/living room, particularly in family accommodation. • In small open plan homes, the washing machine should be located in a separate cupboard to avoid noise and vibration nuisance. • In 8-person homes, there should be a separate utility room with space for a sink and two appliances as a minimum. This space can also be used to provide storage. • Gardens should have a rotary clothes dryer. • No public washing lines are permissible in flats. Instead, an enclosed but well-ventilated clothes-drying store can be provided on the balcony.
The home
Laundry
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Storage
The home
The recurring comment from residents in new homes is about the need for sufficient storage. People have many more possessions today than they did forty years ago, and the design of the home must make provision for this. The form of storage will need to vary according to the different types of storage required. • Refer to the table in section 3 for the minimum requirements, which are applicable regardless of tenure. • Tall storage is required for a vacuum cleaner and ironing-board, in or adjacent to the kitchen. • Storage space should be provided for outdoor clothes, either with hooks on a wall, or cupboard adjacent to the entrance. • Bulk storage, for suitcases and out-of-season clothes, can be located on an upper floor, if there is not enough space at entry level. • The maximum depth of a storage cupboard is 1m, to allow for sensible usage of the space. • Storage provision should be increased in highdensity schemes. • Recyclable materials can be stored in the kitchen or hall or in an external lockable store. • A secure lockable cupboard is to be provided in every home for harmful substances, such as medicines, cleaning and gardening items. This is preferred in the kitchen.
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Services
Difficulties in furnishing a room and conflicting radiators and sockets would not occur with careful attention to detail, and consideration of optional locations for furniture. • The furniture layout should be shown on all Mechanical and Electrical (M&E) drawings, to ensure no conflicts between furniture and fittings. • All sockets must be installed level. • Flue and air vent locations must be wellconsidered and shown on elevation drawings from the outset. • Ducted flues should be avoided. • Phone points should be located next to Sky points. • Connections are required for Digital Audio Broadcasting (DAB), Freeview, terrestrial and Sky TV. • Sky + and IRS provision is required. In addition, ethnic channels should be provided through HotBird and the like. • Meters must be located at a reasonable location and height for wheelchair-users. • M and E services should be accessed directly off private circulation areas. • HIUs are to be located near flat entrance doors so that flow and returns from the communal system are minimised within flats. • Mechanical ventilation systems are to be carefully located so they are not adjacent to bedrooms.
Security and safety
• Door locks, glazing specification and door construction should minimally meet the requirements of Secured by Design. • Smoke detectors should be wired in and provided on every landing. • Carbon monoxide monitors are required in every room with a ducted gas flue. The monitor must be wired in to the electricity supply. • Fob entry control for all communal doors is required for safety and security.
The home
One of residents’ major concerns is with the safety and security of their home.
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External amenity space
6.4
The home
All homes should have some external private space for recreation and relaxation. For houses, a rear garden fulfils that requirement, but balconies are required for all homes in a flatted development, in addition to the provision of a communal garden area. For minimum sizes of private amenity space, please refer to Key Requirements.
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Gardens
• Gardens should have patio slabs for 1.8m in depth stretching the full width of the property into the garden from the rear wall of the house, providing a firm sitting-out area. • A storage shed should be provided in all gardens, but the size should be appropriate to the size of the space. • Paving slabs should be provided to the garden shed and washing line. • Apart from the patio area, rear gardens should not be paved, in order to ensure adequate natural drainage into the soil. • Where access can be gained to the garden from the rear, the rear boundary fence/wall should be of sufficient height and design to provide security with a full height gate, complete with locks to meet Secured by Design standards • In addition a 900mm path shall be provided from the rear patio to rear gate to the same specification as the patio.
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• Balconies should be a minimum 1.5m in depth, in order to provide adequate usable amenity space, with a usable area in accordance with the London Housing Design Guide. • Recessed balconies are preferred. • Externally-located balconies should be constructed to prevent water draining through to the balcony below. • Balconies should be staggered in elevation to allow good light penetration into homes • Balcony surrounds must provide privacy for the users. This means that the balustrading can be translucent but not transparent, and that separation between tenancies will need to be carefully considered.
Allotments
• Allotments may be provided in spare land within a development, but not within a communal garden. • There should be an exit strategy for the re-use of allotment space, if the use and upkeep deteriorates over the life of the scheme.
The home
Balconies
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Diverse needs
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Diverse needs
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Diverse needs 7
The home
Family Mosaic wishes to continue to meet the housing needs of the diverse communities in which we work. We also aim to make our schemes inclusive by including features which would benefit as wide a range of requirements as possible.
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Inclusive design
Design proposals should be inclusive of all residents and reflect the needs of the local community as well as anticipate future requirements. The principles of inclusive design call for places to be:
• Inclusive so everyone can use them safely, easily and with dignity. • Responsive taking account of what people say they need and want. • Flexible so different people can use them in different ways.
Diverse needs
7.1
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• Convenient so everyone can use them without too much effort or separation. • Accommodating for all people, regardless of their age, size, gender, mobility, ability, disability, ethnicity or circumstances. • Welcoming, with no barriers that might exclude some people. • Realistic, offering more than one solution to help balance everyone’s needs and recognising that one solution may not work for all.
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The next chapter (Chapter 8) covers the requirements for designing fully wheelchairaccessible homes.
The home
However, there are a number of good practice design principles which can be adopted from the outset without any significant cost implication, but which will make any home more accessible to a wider section of the population, regardless of their circumstances. These include:
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For sight loss:
• Colour or tonal contrast should be used in many situations: between the door or architrave and the wall. between the floor and wall or skirting sockets/switches and other controls and the wall they are located on. between cupboard doors and handles between the top and the edge of the kitchen worktop. • Good provision of sockets for task lighting, rather than overhead lighting which can cast shadows. • Task lighting located underneath wall units to illuminate the work surface.
For hearing loss:
• Lighting wired in with the door bell so that lights flicker when the door bell is activated • Bathroom light switch located outside the room, so that lights can be switched on and off to attract the attention of someone in the bathroom. • Video entryphone system.
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For those with learning disabilities or confusion:
• Simple layouts which are logical and visible from the front door. • No open-tread staircases, as this can cause confusion to someone who is autistic or who has certain types of vision loss or cognitive disability.
For limited mobility:
• Provision for future installation of a remote door entry system including video intercom • Provision of electrical connections on the stair for a future stair-lift. • Kitchen base units designed as drawers rather than cupboards, for full accessibility. • Kitchen storage provided as 300-400mm deep cupboards. • Provide tall pull-out larder storage with access both sides. • Install carousel units in corner cupboards.
The following are design measures which should be considered in the design of all new homes. Essential Desirable
General principles All homes should be designed to be tenure neutral. It should not be possible to guess who lives where, nor to distinguish what additional features have been added to make the home suitable for any particular household.
Design measure
Essential Desirable
Living rooms •
Reception room at the front of the home
•
Additional living room/play room to larger family homes
•
Connecting door to kitchen/dining room to create a large open area
•
•
Lighting wired in with the door bell so that lights flicker when the door bell is activated
•
Generous, welcoming entrance area
•
Kitchens
Space for storage of shoes
•
Mixed tenure Mixed tenure but of neutral design Layout and circulation
Space for storing a buggy, wheelchair or walking frame Good colour and/or tonal contrast between floor finishes and walls, doors and handles, and light switches and walls
• •
Bathrooms Shower fitted to bath
•
Continuous sheet flooring and floor gulley for shower in separate WC.
•
Bedrooms Fitted wardrobes Services •
Additional satellite dish and fittings for foreign TV channels
•
Zoned heating controls
•
Offer of translations for tenant manual
•
•
Access to kitchen shall not be via living room in 3 bed + units
•
Connecting door to living room
•
Kitchen larger than standard with occasional space for eating
•
Kitchen/dining room and separate living room in large family homes (ie 3 bed + units)
•
Additional kitchen storage - tall cupboard for bulk purchase goods
•
Food preparation and clothes washing facilities to be kept separate in 3 bed+ units
•
Additional security lighting
Separate but adjacent kitchen, easily linked to the dining/ family room
Electric cooking
• •
Booster fan to ventilation to extract steam and cooking smells
•
High mixer taps to wash large pans
Children’s play area
•
Larger than usual garden shed
•
High tonal contrast between worktop fronts and the worktop, and between cupboard doors and handles
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•
Gas cooking (not required where there is a communal heating system)
External areas
Diverse needs
Design measure
• •
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The home
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Wheelchair homes
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Wheelchair-accessible homes
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Wheelchair-accessible homes 8
The home
Wheelchair-accessible homes will be provided in all developments of 10 homes or more. There will be at least 10% provision of wheelchair accessible homes in addition to the remainder of the affordable housing development being designed to meet the Lifetime Homes standard.
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Family Mosaic Design Guide
Wheelchair Housing Design Guide
Wheelchair-accessible homes are to be designed fully in accordance with Habinteg’s “Wheelchair Housing Design Guide” unless the local authority has its own specific standards. For instance, the South East London Housing Partnership (consisting of Bexley, Bromley, Greenwich, Lewisham and Southwark Councils) works to their Wheelchair Homes Design Guidelines and the GLA uses their own “Wheelchair Accessible Housing”. Where the local standard is silent on any particular issue, the Wheelchair Housing Design Guide will pertain. A wheelchair-accessible home is one which can be easily adapted for residents who are wheelchair users. That is, a home which is designed to comply fully with the required standard, but which may not be fully fitted out with specialist kitchen and bathroom fittings and grab rails. The fit-out may be delayed until the allocation of a resident and a discussion between them and their Occupational Therapist.
Wheelchair homes
8.1
8
Wheelchair-accessible homes for sale or shared ownership are expected to be designed to be wheelchair-adaptable. This means that the space standards meet the requirements of a wheelchair-accessible home, but the fit-out is delayed until a suitable tenant or purchaser is found. The main items of note are listed over the next few pages.
75
Site considerations
• Accessibility of the site and local neighbourhood. • Parking provision, except in car-free developments.
Lifts
The home
• Wheelchair-accessible homes above the ground floor must be served by at least one lift. Please refer to page 14 for further details.
Space standards
• Space standards of approximately 25% larger than general needs homes designed to the Lifetime Homes standard. • Refer to the minimum housing space standards on page 18. This is based on the Habinteg standards; however, it should be noted that the SELHP Wheelchair Homes Design Guidelines has larger space standards.
7
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Family Mosaic Design Guide
Getting around the home
• Wider corridors and doors to facilitate access without damage to walls and doors. • Space at the front door to negotiate the entrance easily. • Provision of a through-floor lift travelling between corridors rather than from room to room. • Provision for a short hoist to be installed at a later date in the bedroom and bathroom. • Space to store and charge a wheelchair and to transfer from an outdoor chair to an indoor one.
Wheelchair storage
• Space to store and charge a wheelchair and to transfer from an outdoor chair to an indoor one.
Bedrooms
• Clear space around the main bed of 1m to the foot and one side and 1.2m on the other. • Clear space 1.0m square in other bedrooms, so that a disabled parent might be able to tuck up a child at night.
• Provision of an accessible WC at entrance level with level access shower. • Two WCs in a 2-bed 4-person home. • An accessible bathroom, with a linking door giving direct access to the bedroom.
Kitchen
• Kitchens are designed to take wheelchairaccessible fittings, but homes are to be fitted out with a standard kitchen until it is known whether a wheelchair-user is moving in.
Storage
• Accessible stores, no deeper than 800mm in order to be fully accessible from a wheelchair.
Wheelchair homes
WC and bathroom
8
77
The home
7
78
Family Mosaic Design Guide
Shared ownership and sale
9
9
Shared ownership and outright sale homes Family Mosaic Design Guide 79
Shared ownership & outright sale homes 9
The home
The key attraction to purchasers of new homes is the quality of the design and the fixtures and fittings.
7
80
Family Mosaic Design Guide
Detailed specification
Family Mosaic has a detailed specification for preferred items. This includes door types, ironmongery, wall finishes, floor finishes, tiling, sanitary ware, lights and appliances. However, there are other aspects of a new home which attract a purchaser, and these relate to space, amenity, and good design. The items identified on the adjacent table therefore relate to the requirements of the structure and design of the sale or shared ownership home.
Ratio of home-size provision (dependent on location and sale values)
Space standards
Sale homes The indicative ratio of size of sale homes is as follows: • 30% 1-bed apartments. • 60% 2-bed apartments. • 10% 3-bed homes, both houses and apartments.
Shared ownership The indicative ratio of size of shared ownership homes is: • 30% 1-bed apartments. • 60% 2-bed apartments. • 10% 3-bed homes, both houses and apartments.
Space standards are specific to the location and local market. Family Mosaic will advise on space standards to be achieved.
Shared ownership housing is designed to the same space standards as general needs housing.
* Lifetime Homes standard
Wheelchair-accessible homes
Show home
All homes will be designed to Compliance with the Lifetime comply with Lifetime Homes Homes standard is assumed, but not mandatory. However, it standard. should be noted that there are marketing benefits to LTH. Wheelchair-adaptable homes are expected to be provided, but they will not be fitted out until a purchaser has been identified.
Shared ownership and sale
9.1
9
• A show home must be provided to include the marketing suite. • Within the architectural appointment, an Interior Designer must be provided to design the interior of the home. • CGIs will be required of the typical homes for sale purposes. • The landscape architect will be required to enhance the show home for marketing purposes. • The design work must be carried out with a view to deliveries of fixtures and fittings in time for the opening.
* Planning policy 81
The home
Design matters
Concierge
There should be provision for a concierge in a development of 40 homes or more, but the concierge may be in a separate block.
Communal areas
• Must be designed to a higher specification than general needs housing, but the materials must be practical and capable of easy maintenance, repair and replacement. • Banks of letterboxes in the entrance area are acceptable. Letter boxes must be deep to prevent someone accessing the contents through the letter flap.
Kitchens
• Open plan is generally acceptable. • Some homes should have the potential for the kitchen to be separated from the living space. • Kitchen walls should be filled with cupboards or shelving, regardless of the capacity of the storage provided. • Wall units should be full-height up to the ceiling, or the gap at the top filled with a cover piece. • Recessed and pelmet lighting is required. • White goods are to be provided.
7
82
Sale homes Shared ownership • Each core of a development must be for either affordable rent alone or for shared ownership and private sale together. • Homes should be designed from inside out. • Awkward shapes are not popular. • Limit the number of different home types and sizes. • Stacking of homes in a block is ideal for services, noise, etc.
Family Mosaic Design Guide
Bathrooms
Laundry
• A Lifetime Homes 2010 bathroom is acceptable. • A shower should be provided over the bath with a shower screen rather than a curtain. • Power showers are not acceptable. • Bidets are not required. • Good storage space should be provided as recessed shelving with a mirror, light and shaver socket - no bolt-on cabinets. • Pod bathrooms are acceptable as they are designed to a high standard of finish. • Tiling is to be full-height round the bath and half height elsewhere. • Heated towel rail required. • Concealed cistern in ducting behind bath, basin and WC. Laundry equipment should not be located in the kitchen, but in a separate cupboard or store.
Flooring
Engineered timber flooring is required throughout except in wet areas.
Lighting
Pendant lighting is required, rather than wall lights, in order not to limit the purchaser’s future furniture arrangements. The same standards apply as Outside space is to the same general needs housing. However, standard as general needs 3-bed penthouse apartments housing. are expected to have a good proportion of external space.
Outside space
Shared ownership and sale
En-suite shower rooms
Sale homes Shared ownership 2-bed 4-person homes and larger require an en-suite shower room in addition to a standard bathroom. Shower cubicles are to be 1200 x 800mm where space permits.
9
The foregoing information is indicative and will be reviewed on a scheme-by-scheme basis.
83
The home
7
84
Family Mosaic Design Guide
Appendices
10
10
Appendices
Family Mosaic Design Guide 85
10.1
GLA Funding standards framework
Interpretation of Design Guide requirements
The home
The following table provides additional clarifications on the Interim London Housing Design Guide requirements, showing how the standards have been interpretated into the London Funding Standards Framework. This Table has been colour coded as follows: Requirements which overlap with town planning considerations. Requirements which can be self-certified via Proforma (on request evidence must be provided using plans and layouts to demonstrate performance during the funding process). Requirements which are deemed satisfied by meeting Lifetime Homes .
7
Requirements which are deemed satisfied through Secured by Design (Part 2). Requirements which are deemed satisfied with Code Level 4.
The London Design Standards Proforma can be found at: http://www.homesandcommunities.co.uk/london
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Family Mosaic Design Guide
1.0
SHAPING GOOD PLACES
1.1 1.1.1
Defining places Development Proposals must demonstrate: how the design responds to its physical context, including the character and legibility of the area and the local pattern of building, public space, landscape and topography; how the scheme relates to the identified character of the place and to the local vision and strategy or how bolder change is justified in relation to a coherent set of ideas for the place expressed in the local vision and strategy or agreed locally. Development proposals must demonstrate: how the scheme complements the local network of public spaces, including how it integrates with existing streets and paths; how public spaces and pedestrian routes are designed to be overlooked and safe, and extensive blank elevations onto the public realm at ground floor have been avoided; for larger developments, how any new public spaces including streets and paths are designed on the basis of an understanding of the planned role and character of these spaces within the local movement network, and how new spaces relate to the local vision and strategy for the area.
1.1.2
1.2 1.2.1
1.2.2
1.2.3
Outdoor spaces Development proposals must demonstrate that they comply with the borough’s open space strategies, ensuring that a review of surrounding open space is undertaken and that opportunities to address a deficiency in provision by providing new public open spaces are taken forward in the design process. For developments with a potential occupancy of ten children or more, development proposals must make appropriate play provision in accordance with the London Plan SPG, Providing for Children and Young People’s Play and Informal Recreation. Where communal open space (including roof space) is provided, development proposals must demonstrate that the space: - is overlooked by surrounding development; - is accessible to wheelchair users and other disabled people; - is designed to take advantage of direct sunlight; - has suitable management arrangements in place.
Priority Funding standards comments 2
y
For Medium and Large developments, on request this criterion should be demonstrated as achieved through a Design and Access Statement.
y
See 1.1.1
Appendices
Priority 1
10
y
y
y
For Medium and Large developments, on request demonstration of conformity with Borough open space strategy may be requested For Medium and Large developments, on request demonstration of conformity with London Plan SPG may be requested. For Medium and Large developments, on request demonstration of conformity with these requirements may be requested by means of a Design and Access Statement.
87
The home
Priority 1 2.0
HOUSING FOR A DIVERSE CITY
2.1 2.1.1
Appropriate density Development proposals must demonstrate how the density of residential accommodation satisfies London Plan policy relating to public transport accessibility level (PTAL) and the accessibility of local amenities and services, and is appropriate to the location in London. Residential mix Development proposals must demonstrate how the mix of dwelling sizes and the mix of tenures meet strategic and local borough targets and are appropriate to the location in London.
2.2 2.2.1
7
If this does not meet the London Plan policy requirements, then explanation will need to be provided.
y
For all developments, on request demonstration of conformity with Borough strategy may be requested.
y
For all developments, on request it must be shown how building entrances exemplify good practice. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance
FROM STREET TO FRONT DOOR
3.1 3.1.1
Entrance and approach All main entrances to houses, ground floor flats and communal entrance lobbies must be visible from the public realm and clearly identified.
3.1.2
The distance from the accessible car parking space of requirement 3.3.4 to the home or to the relevant block entrance or lift core must be kept to a minimum and must be level or gently sloping [Lifetime Homes Criterion 2]. The approach to all entrances must preferably be level or gently sloping [Lifetime Homes Criterion 3].
y
All entrances must be illuminated and have level access over the threshold. Entrance doors must have 300mm of clear space to the pull side, and clear minimum opening widths of 800mm or 825mm depending on the direction and width of approach. Main entrances must have weather protection and a level external landing [Lifetime Homes Criterion 4].
y
3.1.4
88
y
3.0
3.1.3
Family Mosaic Design Guide
Priority Funding standards comments 2
y
3.2 3.2.1
Shared circulation within buildings The number of dwellings accessed from a single core must not exceed eight per floor.
3.2.2
An access core serving 4 or more dwellings must provide an access control system with entry phones in all dwellings linked to a main front door with electronic lock release. Unless a 24 hour concierge is provided, additional security measures including audio-visual verification to the access control system must be provided where any of the following apply: - more than 25 dwellings are served by one core - the potential occupancy of the dwellings served by one core exceeds 100 bed spaces - more than 8 dwellings are provided per floor. Where dwellings are accessed via an internal corridor, the corridor must receive natural light and adequate ventilation
y
3.2.4`
The minimum width for all paths, corridors and decks for communal circulation is 1200mm [Lifetime Homes Criterion 6].
y
3.2.5
For buildings with dwellings entered from communal circulation at the first, second or third floor where lifts are not provided, space must be identified within or adjacent to the circulation cores for the future installation of a wheelchair accessible lift.
3.2.3
(Note: The ILHDG reservation of space for lifts standard is not a funding requirement – see comment).
Priority Funding standards comments 2 y
Self-certified via commitment in Proforma. This is an essential requirement for any scheme, which includes family affordable accommodation. See Page 7 for further clarification. Deemed compliance with this criterion will be met by Secured By Design certification (Part 2).
Appendices
Priority 1
10 y
y
Self-certified via commitment in Proforma. See Page 7 for further clarification. For Medium and Large Developments an engineers report will be required to confirm adequate ventilation of communal parts. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Self-certified via commitment in Proforma. In buildings with family units and no lifts provision for internal secured pram storage adjacent to the entrance lobby must be provided (see Page 7 of London Standards Framework).
89
3.2.6
3.2.7
The home
3.2.8
3.3 3.3.1
7 3.3.2
3.3.3
3.3.4
90
All dwellings entered at the fourth floor (fifth storey) and above must be served by at least one wheelchair accessible lift. All dwellings entered at the seventh floor (eighth storey) and above must be served by at least two lifts. Every designated wheelchair accessible dwelling above the ground floor must be served by at least one wheelchair accessible lift. Principal access stairs must provide easy access* regardless of whether a lift is provided. Where homes are reached by a lift, it must be fully wheelchair accessible [Lifetime Homes Criterion 5]. Car parking All developments must conform to London Plan policy on car parking provision. In areas of good public transport accessibility and/or town centres the aim must be to provide less than one space per dwelling. Elsewhere parking provision must be: 4+ bedroom dwellings: 1.5 - 2 spaces per dwelling; 3 bedroom dwellings: 1 - 1.5 spaces per dwelling; 1 - 2 bedroom dwellings: less than 1 per dwelling. Each designated wheelchair accessible dwelling must have a car parking space 2400mm wide with a clear access way to one side of 1200mm. Refer to Appendix 3 of the ILHDG for design standards for wheelchair accessible housing. Careful consideration must be given to the siting and organisation of car parking within an overall design for open space so that car parking does not negatively affect the use and appearance of open spaces.
Where car parking is within the dwelling plot, at least one car parking space must be capable of enlargement to a width of 3300mm. Where parking is provided in communal bays, at least one space with a width of 3300mm must be provided per block entrance or access core in addition to spaces designated for wheelchair user dwellings [Lifetime Homes Criterion 1].
Family Mosaic Design Guide
Priority 1 y
Priority Funding standards comments 2 Self-certified via commitment in Proforma.
y
Self-certified via commitment in Proforma.
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
y
This is a planning consideration and not deemed to be a funding issue (see forthcoming SPG on Housing for further guidance).
y
Self-certified by commitment in Proforma.
y
For developments in Central areas or with a density of greater than 100 units/ hectare, then it should be assumed that residential car parking is either provided on the street or undercroft/underground so as to provide adequate surface amenity Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. This is not required for dedicated car-free developments or in developments with street parking only.
y
3.4 3.4.1
3.4.2
3.5 3.5.1
3.5.2
Cycle storage All developments must provide dedicated storage space for cycles at the following levels: 1 per 1 or 2 bedroom dwelling; or 2 per 3 or more bedroom dwelling Individual or communal cycle storage outside the home must be secure, sheltered and adequately lit, with convenient access to the street. Where cycle storage is provided within the home, it must be in addition to the minimum GIA and minimum storage and circulation space requirements. Cycle storage identified in habitable rooms or on balconies will not be considered acceptable. Refuse, post and deliveries Communal refuse and recycling containers, communal bin enclosures and refuse stores must be accessible to all residents including children and wheelchair users, and located on a hard, level surface. The location must satisfy local requirements for waste collection and must achieve full credits under the Code for Sustainable Homes Technical Guide. Refuse stores within buildings must be located to limit the nuisance caused by noise and smells and provided with means for cleaning. Storage facilities for waste and recycling containers must be provided in accordance with the Code for Sustainable Homes Technical Guide and local authority requirements.
Priority Funding standards comments 2
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4 status. y
y
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4 status (“convenient” means not via a staircase).
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4 status.
Appendices
Priority 1
10
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4 status.
91
Priority 1 4.0
DWELLING SPACE STANDARDS
4.1 4.1.1
Internal floor area All developments must meet the following minimum space standards. Dwelling type
The home
Private Tenure Single storey dwelling
7 Two storey dwelling
Three storey dwelling
4.1.2
92
y
Dwelling size (bedroom/persons)
Essential GIA (sq.m)
1p 1b2p 2b3p 2b4p 3b4p 3b5p 3b6p 4b5p 4b6p 2b4p 3b4p 3b5p 4b5p 4b6p 3b5p 4b5p 4b6p
37 50 61 70 74 86 95 90 99 83 87 96 100 107 102 106 113
Dwelling plans must demonstrate that dwellings will accommodate the furniture, access and activity space requirements relating to the declared level of occupancy
Family Mosaic Design Guide
Priority Funding standards comments 2
Self-certified via commitment in Proforma. For dwellings designed for more than 6 people, at least 10 sq m gross internal area must be added for each additional person.
Self-certified via commitment in Proforma. See Page 7 for further clarification.
Priority Funding standards comments 2
4.2 4.2.1
Flexibility and adaptability Dwelling plans must demonstrate that dwelling types provide flexibility by allowing for alternative seating arrangements in living rooms and by accommodating double or twin beds in at least one double bedroom.
y
This will not be formally tested in the funding process, but will be deemed to have been met through planning permission
4.3 4.3.1
Circulation in the home The minimum width of hallways and other circulation spaces inside the home must be 900mm. This may reduce to 750mm at ‘pinch points’ e.g. next to radiators, where doorway widths meet the following specification:
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
Minimum clear opening width of doorway (mm) 750 775 900
4.3.2
Minimum approach width when approach is not head on (mm) 1200 1050 900
Where a hallway is at least 900mm wide and the approach to the door is head-on, a minimum clear opening door width of 750mm must be provided [Lifetime Homes Criterion 6]. The design of dwellings of more than one storey must incorporate potential for a stair lift to be installed and a suitable identified space for a through-the-floor lift from the entrance level to a storey containing a main bedroom and an accessible bathroom [Lifetime Homes Criterion 12].
Appendices
Priority 1
10
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance
93
Priority 1 4.4 4.4.1
Living / dining/kitchen The following combined floor areas for living / kitchen / dining space must be met:
Priority Funding standards comments 2 y
Self-certified via commitment in Proforma
y
Self-certified via commitment in Proforma.
y
Self-certified via commitment in Proforma. Family affordable units must be configured as two separate spaces on first construction. Intermediate units can be provided in an open plan format, but still require two external windows.
Designed level of Minimum combined floor area of living, occupancy dining and kitchen spaces (sq m)
The home
2 person 3 person 4 person 5 person 6 person 4.4.2
7
4.4.3
94
23 25 27 29 31
The minimum width of the main sitting area must be 2.8m in 2-3 person dwellings and 3.2m in dwellings for four or more people. Dwellings with three or more bedrooms must have two living spaces, for example a living room and a kitchen-dining room. Both rooms must have external windows. If a kitchen is adjacent to the living room, the internal partition between the rooms must not be load-bearing, to allow for reconfiguration as an open plan arrangement. Studies will not be considered as second living spaces.
4.4.4
Self-certified via commitment in Proforma. Family affordable units must be configured as two separate spaces on first construction. Intermediate units can be provided in an open plan format, but still require two external windows.
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
4.4.5
A living room, living space or kitchen-dining room must be at entrance level [Lifetime Homes Standard 8].
y
4.4.6
Windows in the principal living space must start no higher than 800mm to allow people to see out while seated. At least one opening window must be easy to approach and operate by people with restricted movement and reach. [Lifetime Homes Criterion 15].
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
Family Mosaic Design Guide
4.5 4.5.1
Bedrooms The minimum area of a single bedroom should be 8 sq m. The minimum area of a double or twin bedroom should be 12 sq m.
4.5.2
The minimum width of double and twin bedrooms must be 2.75m in most of the length of the room. In homes of two or more storeys with no permanent bedroom at entrance level, there must be space on the entrance level that could be used as a convenient temporary bed space [Lifetime Homes Criterion 9]. (Note this is not required when a through the floor lift is provided as 4.3.2) Structure above a main bedroom and an accessible bathroom must be capable of supporting a ceiling hoist and the design must allow for a reasonable route between this bedroom and bathroom [Lifetime Homes Criterion 13].
4.5.3
4.5.4
4.6 4.6.1 4.6.2
4.6.3
4.6.4
Bathrooms and WCs Dwellings designed for an occupancy of five or more people must provide a minimum of one bathroom with WC and one additional WC. Where there is no accessible bathroom at entrance level, a wheelchair accessible WC with potential for a shower to be installed must be provided at entrance level ∞ [Lifetime Homes Criterion 10]. An accessible bathroom must be provided in every dwelling on the same storey as a main bedroom [Lifetime Homes Criterion 14]. Walls in bathrooms and WCs must be capable of taking adaptations such as handrails †† [Lifetime Homes Criterion 11].
Priority Funding standards comments 2 y
y
The minimum area of a single bedroom should be 8 sq m. The minimum area of a double or twin bedroom should be 12 sq m. Self-certified via commitment in Proforma.
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. y
y
y
Appendices
Priority 1
10
Self-certified via commitment in Proforma. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance. Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
95
The home
Priority 1 4.7 4.7.1
Storage and utility Built-in general internal storage space free of hot water cylinders and other obstructions, with a minimum internal height of 2m and a minimum area of 1.5 sq m must be provided for 2 person dwellings, in addition to storage provided by furniture in habitable rooms. For each additional occupant an additional 0.5 sq m of storage space is required.
4.8 4.8.1
Study and work Dwelling plans must demonstrate that all homes are provided with adequate space and services to be able to work from home. The Code for Sustainable Homes guidance on working from home is recommended as a reference. Service controls must be within a height band of 450mm to 1200mm from the floor and at least 300mm away from any internal room corner [Lifetime Homes Criterion 16].
4.8.2
7
96
y
Self-certified via commitment in Proforma.
y
Deemed compliance with this criterion will be met by achieving Code Level 4.
y
Deemed compliance with this criterion will be met by a commitment to achieving full Lifetime Homes compliance.
y
This will not be formally tested in the assessment of design standards for funding, but will be deemed to have been met through planning permission.
y
Self-certified via commitment in Proforma. Where it is not possible or inappropriate to provide an external balcony, then the required balcony area must be provided internally within the unit. Private outdoor spaces must have level access from the home ‡ [Lifetime Homes Criterion 4]. Self-certified via commitment in Proforma.
4.9 4.9.1
Wheelchair user dwellings Ten percent of new housing must be designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users in accordance with the GLA Best Practice Guide for Wheelchair Accessible Housing. Refer to Appendix 3 of the ILHDG for design standards for wheelchair accessible housing.
4.10 4.10.1
Private open space A minimum of 5 sq m of private outdoor space must be provided for 1-2 person dwellings and an extra 1 sq m must be provided for each additional occupant.
4.10.2
Private outdoor spaces must have level access from the home ‡ [Lifetime Homes Criterion 4].
y
4.10.3
The minimum depth and width of all balconies and other private external spaces is 1500mm.
y
Family Mosaic Design Guide
Priority Funding standards comments 2
5.0
HOME AS A PLACE OF RETREAT
5.1 5.1.1
Privacy Design proposals must demonstrate how habitable rooms within each dwelling are provided with an adequate level of privacy in relation to neighbouring property and the street and other public spaces.
5.2 5.2.1
Dual aspect Developments must avoid single aspect dwellings that are north facing, or exposed to noise exposure categories C or D, or contain three or more bedrooms. Where single aspect dwellings are proposed, the designer must demonstrate how good levels of ventilation, daylight and privacy will be provided to each habitable room and the kitchen.
5.2.2
Priority Funding standards comments 2
y
Deemed compliance with this criterion will be met by Secured By Design certification (Part 2).
y
Self-certified via commitment in Proforma
y
For Large developments, an engineers report will be required on request (or held on file for audit) to certify that satisfactory performance will be achieved to provide comfort for new tenants (see Page 7).
5.3 5.3.1
Noise The layout of adjacent dwellings and the location of lifts and circulation spaces must seek to limit the transmission of noise to sound sensitive rooms within dwellings.
y
Deemed compliance will be achieved by commitment to scoring a minimum of 1 point against Hea2 in the Code for Sustainable Homes.
5.4 5.4.1
Floor to ceiling heights The minimum floor to ceiling height in habitable rooms is 2.5m between finished floor level and finished ceiling level
y
Self-certified via commitment in Proforma.
5.5 5.5.1
Daylight and sunlight Glazing to all habitable rooms must be not less than 20% of the internal floor area of the room.
5.5.2
All homes must provide for direct sunlight to enter at least one habitable room for part of the day. Living areas and kitchen dining spaces must preferably receive direct sunlight.
y
y
Appendices
Priority 1
10
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. This will not be formally tested in the assessment of design standards for funding, but will be deemed to have been met through planning permission.
97
The home
Priority 1
7
98
Priority Funding standards comments 2
6.0
CLIMATE CHANGE MITIGATION AND ADAPTATION
6.1 6.1.1
Environmental performance Designers must seek to achieve a minimum of Level 4 of the Code for Sustainable Homes in all new developments.
6.1.2
All homes must satisfy London Plan policy on sustainable design and construction and make the fullest contribution to the mitigation of and adaptation to climate change.
6.2 6.2.1
Energy and CO2 Development proposals must be designed in accordance with the London Plan energy hierarchy, and must meet the designated minimum targets for carbon dioxide emissions reduction.
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4.
6.3 6.3.1
Overheating Development proposals must demonstrate how the design of dwellings will avoid overheating during summer months without reliance on energy intensive mechanical cooling systems.
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4.
6.4 6.4.1
Water New dwellings must be designed to ensure that a maximum of 105 litres of water is consumed per person per day.
y
6.4.2
Where development is permitted in an area at risk of flooding, it must incorporate flood resilient design in accordance with PPS25.
y
6.4.3
New development must adhere to standards for surface water run-off as set out in the Code for Sustainable Homes.
y
6.4.4
New development must incorporate Sustainable Urban Drainage Systems and green roofs where appropriate.
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4.
Family Mosaic Design Guide
y
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4.
6.5 6.5.1
Materials All new residential development must meet the requirements of the Code Level 4 with regard to using materials with lower environmental impacts over their lifecycle.
6.5.2
All new residential development must accord with Code for Sustainable Homes Level 4 and the London Sustainable Design and Construction SPG with regard to the sourcing of materials.
6.6 6.6.1
Ecology The design and layout of new residential development must avoid areas of ecological value and seek to enhance the ecological capital of the area in accordance with GLA best practice guidance on biodiversity and nature conservation.
Priority Funding standards comments 2 y
y
y
Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4. Deemed compliance with this criterion will be met by a commitment to achieving Code Level 4.
Appendices
Priority 1
10 * In the Lifetime Homes Criteria a stair providing easy access is defined as one having maximum risers of 170mm, minimum goings of 250mm and a minimum width of 900mm measured 450mm above the pitch line.
‡ Balconies and terraces over habitable rooms which require a step up to increase slab thickness / insulation are exempt from the Lifetime Homes level access standard.
In the Lifetime Homes Criteria the entrance level of a dwelling is generally deemed to be the storey containing the main entrance door. Where there are no rooms on the storey containing the main entrance door (e.g. flats over garages or shops and some duplexes and townhouses) the first storey level containing a habitable or non-habitable room can be considered the entrance level, if this storey is reached by a stair providing ‘easy access’.
∞ Dwellings over more than one storey with no more than two bedrooms may be designed with a Part M compliant WC at entrance level. The WC should provide a floor drain for an accessible shower to be installed at a later date. †† Adequate fixing and support for grab rails should be available at any location on all walls within a height band of 300mm - 1800mm from the floor.
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The home
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10.2
Image credits
Project images for this Design Guide have been provided from a number of sources: Page (Location) Project Information Client
Architect (where known)
Front cover Harper Square 3 Harper Square 5 St Matthews 6 Wembley WO1 8 South Kilburn 10 Grosvenor Waterside 14 Albert Road 15 (lower left) Wembley W01 15 (right) Accordia, Cambridge 16 (top) Denham Garden Village 17 St Katherine’s Foundation 18 (all) Allerton Bywater 19 (top) Oak Wharf 19 (lower left) Old Oak 19 (lower right) Tredegar Estate 21 Brooklyn Apartments 22 Gallons Close 25 (left) Wembley W01 25 (right) Harper Square 27 West Stockwell 29 Wembley W01 31 Bermondsey 33 (bottom) Thistledown Court 37 Wembley WO1 38 Crossways 39 (faded behind) Mardyke Estate 39 (right) Old Oak 40 Hartlepool Extra Care
dRMM dRMM PRP Architects PRP Architects PRP Architects AHMM n/k PRP Architects Fielden Clegg Bradley PRP Architects PRP Architects PRP Architects BPTW/Grafik Architects n/k PRP Architects EPR Architects BPTW PRP Architects dRMM Stock Woolstencroft PRP Architects Sarah Wigglesworth Architects Hunter & Partners PRP Architects PRP Architects PRP Architects n/k PRP Architects
100 Family Mosaic Design Guide
Family Mosaic Family Mosaic Mullalley Family Mosaic L&Q St James Group Family Mosaic Quintain Countryside Properties Anchor Trust Royal Foundation of St Katherine English Partnerships Family Mosaic Family Mosaic Old Ford/Widacre Homes Family Mosaic Family Mosaic Family Mosaic Family Mosaic Family Mosaic Family Mosaic Family Mosaic Family Mosaic Family Mosaic Swan New Homes Circle Family Mosaic Joseph Rowntree Foundation
Client
Architect (where known)
41 (faded behind) Old Oak 41 (right) Greenwich Millennium Village 42 Heathside and Lethbridge 43 Harper Square 44 Highbury Quadrant 46 (faded behind) The Ryde 47 Ijberg, Almere, Amsterdam 48 Highbury Quadrant 49 Crossways 50 Albert Road 52 Thistledown Court 53 Freiburg 54 (faded behind) Heathstan Rd, Hammersmith 57 Highbury Park Living 58 Allerton Bywater 59 Kings Meadow 60 Highbury Park 63 Old Oak 65 (left) Affordable City Living 65 (right) Adelaide Wharf 77 St George’s Retreat 78 Wembley Quadrant 80 Harper Square 81 Kings Cross, Rubicon Court 82 (all) Wembley W01 83 (top) Bywater Court 83 (bottom) Harper Square
Family Mosaic n/k Countryside Properties Ralph Erskine Family Mosaic PRP Architects Family Mosaic dRMM Family Mosaic PTEa Cockaigne Housing Group PRP Architects n/k n/k Family Mosaic PTEa Swan PRP Architects Family Mosaic n/k Family Mosaic Hunter and Partners n/k n/k Family Mosaic Hunter & Ptners Family Mosaic PTEa Homes and Communities Agency PRP Architects Family Mosaic BDG (South) Ltd Family Mosaic PTEa Family Mosaic n/k Notting Hill Housing PRP Architects Family Mosaic AHMM Gentoo Homes PRP Architects Quintain PRP Architects Family Mosaic dRMM Carillion PRP Architects Family Mosaic/Quintain PRP Architects Homes and Communities Agency PRP Architects Family Mosaic dRMM
Appendices
Page (Location) Project Information
10
101
The home
7
10.3
Additional photo credits
Credit is due to the following for giving permission for us to use their images: • Howard Bartrop - Wembley photographs on pages 6, 15, 25, 29, 37 and 78. • David Bank - Grosvenor Waterside photograph on page 10, Accordia Cambridge photograph on page 15, Adelaide Wharf photograph on page 65. • Richard Harvey - Ijberg, Alemere, Amsterdam photograph on page 53. • Tim Crocker - The Ryde photograph on page 46, Albert Road photographs on pages 14 and 50. • Adam Thomas from Design Matters, for photographs on pages 72 and 76. • Judith Stichtenoth - Harper Square images on front cover and pages 43 and 83. • Jonas Lenser – Harper Square images on pages 3, 25 and 80. Images purchased from iStockphoto.com feature on the following pages: 1, 2, 13, 15 (centre), 28, 30 (right), 31 (centre), 42 (bottom), 60 (left), 61, 62 (top), 66, 69 (left and right) and 75. Images created specifically for this Design Guide or from the PRP image library include those featured on the following pages: 4, 9, 26, 32, 33 (top two), 41, 55 and 84. The Project team has used our best endeavours to ensure that the attribution of images to schemes, clients and architects is correct. If any errors in the attribution of photographs are brought to our attention, the information will be corrected in the next edition of the Family Mosaic Design Guide.
102 Family Mosaic Design Guide
10.4
Developing the Design Guide
This Design Guide has been developed in consultation with client departments, sales and marketing, headed by Dave Norris and Jo Lingwood of Family Mosaic, and facilitated and produced by Lesley Gibbs of PRP Architects with support from Lee Heffron of PRP Graphics.
Family Mosaic Albion House 20 Queen Elizabeth Street London SE1 2RJ T: 020 7089 1000
