2001 Good Solutions Guide Medium Density Housing

8/13/2019 2001 Good Solutions Guide Medium Density Housing

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goodsolutionsguide

for medium density housing


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HOUSE TYPES

BUILDING ELEMENTS

VISUAL CHARACTER

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guiding design principles market considerations design steps for large subdivisions dealing with smaller subdivisions selecting sites from existing subdivisions providing clearly defined public and private space refuse and recycling livingstreets fronting public open space communal open space access and on-siteparking high quality stormwater design

elements to consider active street frontages balconies front doors fencesand walls private open space indoor outdoor relationship

good designers create good designs recognising neighbourhood built character,natural landforms and landscape features reducing the visual impact of garages breaking up building mass repetition with diversity materials and detail high quality landscape planting

compendium of house types houses with garages underneath houses withoutback gardens north-facing houses back lanes and garages mixed use

April 2007. North Shore City Council holds all copyrights associated with this document. You may not copy or reproduce the content of any of these pages without permission fromNorth Shore City Council. North Shore City Council has taken every care to ensure that the information contained in this document is complete and accurate. North Shore City Councilaccepts no respon sibility or liability arising from or in connection with your use of this document and the information contained in it.

SITE DESIGN

contents

1

This is a revision of the Good Solutions Guide for Intensive Residential Developments published in 2001.


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House buyers are demanding increasingly higher standards of design, for examplegreater privacy, security and access to sunlight. Many people have different incomesand lifestyles, and we need to cater for these distinct needs by offering a varietyof housing types .

With a growing population comes a need for more intensive forms of housing.Commitment to the Auckland Regional Growth Strategy means we need to providesufficient housing to accommodate our growing population. These guidelinesare aimed at helping you plan, design and build better intensive residentialdevelopments which meet a range of peoples needs. Your commitment to high

quality and innovative design is important to achieve this and ensure our citycontinues to be an attractive place to live, work and play.

Combining a high standard of private amenitywith a quality public environment is essential tomodern day living. Achieving the right balanceis the key to good design.Remember, we are all part of the community when we step out of our front door.

who should usethis guide and whyThis guide has been designed toassist developers, designers, architects,planners and builders plan, design andbuild better quality medium densityhousing developments. It looks at ways

to improve and enhance the initialsite design, discusses the advantagesand disadvantages of various housetypes, and suggests ways of improvingthe design of specific building elements.The guide also suggests a variety ofways to improve the overall visualcharacter of this type of development.

quality of design is imperative.

We want to ensure we have a quality builtenvironment that complements the uniqueand natural environment of our city.We recognise the need for a sustainableapproach to urban development, and that


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guidingdesign principlesThe following principles and means to achieve them form the basis of good site design.

site designgood solutions guide

1

integrating with the wider community creating good street links to neighbouring sites establishing a network of public streets which provide safe

access through the site offering a range of house types which meet differentneeds

avoiding gated developments which prevent usefullinks being established between different parts of theneighbourhood

protecting and enhancing the natural environment retaining natural features such as bush, trees, landforms

and waterways

introducing diverse native trees and plants limiting earthworks and modification of the land managing stormwater to protect stream edges and water

quality introducing designs which minimise runoff

promoting cleaner air through reduced car use housing more people closer to shops, schools and jobs envouraging people to walk by creating environments

which are safe, interesting and easy to walk around designing well-connected streets to reduce travel

distances for cars and pedestrians

allowing for change over time arranging and designing houses which front public streets

to enable them to be used for different things over time

creating economically sustainable environments building marketable housing in high quality, attractive

environments

using energy efficient design having most streets running in a north/south direction to

allow maximum sunlight access to houses adopting passive solar design principles attaching houses in a terraced, semi-detached or

apartment style to conserve heat

establishing socially active and safe environments building houses close to parks and green open spaces for

play designing houses to overlook the street having parks which are clearly visible from streets and

houses building houses and parking in areas which are highly

visible to neighbouring properties to deter burglary andcar theft

ensuring good private amenity and design providing sunny private outdoor space having good access between indoor and outdoor living

space


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design steps forlarge sites1 analysing the siteShowing the constraints and opportunities on a planat the beginning avoids misunderstandings and caninspire new ways of looking at the project. Cover thearea beyond your site, up to at least 400m away(approximately 5 minutes walk in any direction).Indicate and note possible design responses to thefollowing:

marketconsiderationsResearching and understanding marketdemands, as well as taking other projectswhich are currently under way intoaccount, are important factors to consider.There are many potential buyers not

being catered for properly. Consideringa range of house types and sizes whichmeet prospective buyers different needsand values can help you reach a broadermarket and offer quicker sales.Testing ideas using outline conceptsketches can be useful. Rememberinnovative design solutions can deliverunexpected value. Cheapest is notalways best and higher returns are oftengained from offering value for money.

Who is likely to buy your property?

In terms of house size, are they moving up or down in scale?

What are their age groups and likely household composition(singles, couples, families, etc.)?

Will they want to buy, lease or rent?

What local facilities and services will they require?

What type of house would they prefer?

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1

2

5

2

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3

shops

large trees

futuredevelopment

futuredevelopment

existinghouses

small businesses inexisting houses

trafficlights

futuredevelopment

busstop

treesstream

reserve

school

north

6the site

Also consider: character and form of surrounding buildings heritage or cultural features existing pedestrian and cycle routes night-time conditions eg. safety and street lighting local sources of noise topography

views and orientation availability and capacity of site services such as

water pipes and roads

1 nearest public transport, shops, schools and parks2 natural features, existing trees and streams3 all possible vehicle access points4 opportunities for street links to neighbouring sites

5 neighbouring buildings and their outdoor areas do the fronts or backs of neighbouring buildingsface the site?

6 stormwater flow paths and possible stormwatermanagement needs


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futuredevelopment

futuredevelopment

trees

stream

reservestormwater pond

shopsfuture

development existinghouses

school


trafficlights

busstop

north

1

3

6

5

5

4

2

shops

futuredevelopment

futuredevelopment

existinghouses

trafficlights

futuredevelopment busstop

trees

streamreserve

school

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1

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2

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2 structuring the sites development

1 a mix of retail and apartments on main routes closeto shops

2 apartments facing north onto open space forexample parks, reserves or squares

3 terraced housing near town/village centres4 mixed use units for living and working along busy

streets5 houses located on the southern boundary to allow

more open space on the north side to attractmaximum sunlight

6 lower density housing further away from the centre7 high quality streets with trees, parking and traffic

calming measures to restrict speed

8 connections for pedestrian access to parks,reserves or shopping areas9 parks with benches, childrens play area and mature

trees10 quality landscape planting and paths along existing

streams

3 developing the siteDesign houses with backs facing backs and frontsfacing fronts. Houses should face east, west or south,rather than north. Apartment buildings or houses that

rely on balconies for sunlight can be an exception tothis. Higher density housing should be located closerto centres and public transport.Consider using the following when designing the site:


1 establish how residents, pedestrians and motoristswill move through and around the site. Use a well-connected network of public streets and avoidwalkways at the backs of buildings

2 arrange blocks of land and streets to run in a north/ south direction to ensure good solar access into east/ west facing houses

3 decide where public open space will go and useexisting natural features such as large trees wherepossible

4 locate minor streets along stream edges andreserves to ensure good visibility and access

5 create development blocks which enable backs ofbuildings to face backs of neighbouring buildings

6 determine location of stormwater infrastructure

north


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park

designing forsmaller sitesThe same guiding design principles applyto smaller sites but additional innovationmay be required to deal with the morerestrictive scale of development.

street

street street

park

street

- rear fences backing onto the park- large accessway and driveway areas- houses not fronting the street

- house frontsoverlooking the park

- smaller accesswayand driveway areas

- houses fronting thestreet

- large accessway and drivewayareas

- limited landscaping- houses not fronting the street- communal open space which is

not visible from the houses

If restricted to this lot shape,consider the following whendesigning the site:- smaller accessway and

driveway areas- more landscaping- houses overlooking communal

open space- houses fronting the street

avoid good solution

avoid good solution


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providing clearly

defined public andprivate spaceSuccessful houses have sunny and privateoutdoor space with good access betweenindoor and outdoor living areas. Housesshould have clearly defined public frontsand private backs. Interesting fronts andwindows, enabling residents to see whatshappening in their local community, arealso desirable. Ensuring house fronts faceother house fronts across a public street,and backyards face other backyards is thebest site layout to achieve this.

street streetback lane

public private

privacy distance

streetstreet

public

good solution

good solution

When this principle is not applied,as in the example here, unattractive

and less inviting public space may result.The buildings on the right look onto a blanktimber fence which could be targeted bytaggers.

selecting sites fromexisting subdivisionsWhere possible avoid narrow sites as theyare generally difficult to develop intensivelyand achieve a good design outcome.

good solution

50m+

Deep, narrow lots are morerestrictive especially ifneighbouring houses backonto your accessway.

avoid street

street

When selecting a site, ensure anoverall site width of at least 50mto allow sufficient space to createa high quality, safe street withlandscaping and houses frontingonto it.For sites with more than 5 housesthey should ideally front onto apublic street.

Houses with vehicle accessfrom a back lane need lotdepths of at least 30m.

good solution

20m+

street

good solution

30m+

street

Houses with front entryvehicle access need lotdepths of at least 20m.


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living streetsIt is essential to create streets, both publicand those internal to the development site,that are attractive, safe and encouragepedestrian activity.Key elements include: a highly connected street network that

avoids cul-de-sacs street trees footpaths attractive street lighting on-street parking carriageway designs which encourage

reduced vehicle speeds while stillallowing access for emergency vehiclesand refuse trucks.

Combining these elements provides all thepositive qualities of a cul-de-sac withoutcutting residents off from the rest of thecommunity.

refuse and recyclingThe storage and removing of refuse andrecycling materials from medium densityhousing developments, where all individualdwellings do not front onto a public street,needs to be carefully considered early inthe design process.

Each dwelling should have enough spaceprovided for the storage of refuse andrecycling bags or bins.

If shared storage enclosures for refuse andrecycling bags or bins are used, they shouldbe located as close as possible to the frontboundary. They should be visually screenedfrom the road and nearby dwellings andshould be separated enough to ensure thatthe occupants of the nearest dwellings are

not exposed to any health risk or odournuisance. Refuse enclosures should alsoprovide for the separation of recycled wasteproducts and have a hose tap and drainagesump installed for washing down.

Check with the relevant council as they may

require access on to the development sitefor rubbish trucks and other service and/oremergency vehicles. If this is the case, theninternal roads and access ways will needto be of adequate strength and width andhave areas for vehicle maneouvering.

Contracting a private company to disposeof refuse is another option but ensure theyseparate recyclable materials as part oftheir service.

communal open spaceCommunal open space should be providedas part of any medium density housingdevelopment if there is not easy access andclose proximity to a public open space. Itshould be easily accessible for residents,located on flat land and have some seating,shade, attractive landscape planting and aplay area with apparatus for small children. Itmust not be used for parking.

A featureless, uninvitingcommunal open space witha plain wooden fence borderingresidents backyards.


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fronting publicopen spaceWhere there is public open space a streetshould run alongside with houses frontingonto it. The presence of people andmotorists in the street provides an extrasense of security.

When houses back onto a park they tendto have high walls. This may seem moreprivate to the residents but can be a targetfor taggers and intruders, and gives a lessattractive appearance to the park. Wherethis situation is unavoidable, visuallypermeable fences such as pool fencingshould be used.

This development has rear fencesbacking onto a park, which means

residents are not able to easily access thepark from their homes. Visitors to the park areconfronted with a blank unattractive wall.

Parks in San Franciscoand Sydney lined with

streets and houses overlookingthem. Residents benefit fromhaving an attractive and easilyaccessible open space nearby.

Attractive and easilyaccessible parkland.

Cobbled paths (on the right)lead to the front doors ofhouses which have a backlane for vehicle access.


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access andvisitor parkingThere are two good ways of providingon-site visitor parking:

on the driveway directly in front of thegarage. Driveways should be reduced inwidth nearer the footpath and road edge for

properties with double garages. off a back lane behind the property.For rows of angled parking, a tree shouldbe planted between at least every thirdor fourth bay, and every second bay forparallel parking. Restrict paving to areasessential for vehicles to manoeuvre andensure the remainder of the site is welllandscaped.

high qualitystormwater designChannelling and piping stormwater sothat it discharges into our streams andwaterways pollutes the environment.Careful consideration should be given toalterna tive options to channelling storm-

water such as establishing ponds, swales,and private and communal open spacesthat absorb and filter stormwater runoff.

Good landscape planting and using permeable surfaces allows stormwater to soak intothe ground and helps reduce runoff. Careshould be taken to understand storm wateroverland flow paths and avoid obstructingthem when designing the site layout.

On sloping sites, excessive excavationsfor building platforms can potentiallyalter ground water tables, change naturalstormwater overland flow paths andrequire extensive retaining. In periods ofwet weather, any of these could result inundesireable or unacceptable surface waterand/or soakage problems.

Large areas of parking directly infront of houses can make them less

attractive and create a barrier betweenresidents and the street.

Parking on the driveway in front of the garage.

Parking bays and garages should be set to the sideof the house where vehicle access is from the front.

The driveways in this developmentcan accommodate two cars but

narrow down to approximately 3.5mnearer the pavement.

Porous paving reducesstormwater runoff.


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public public

house typesgood solutions guide

compendium of house typesA summary of common house types is illustrated below. Twocategories are described: houses with front entry vehicle accesswhere access to garages is from the street, and houses with backlane vehicle access where access to garages is from a back lane.

Lots with back lanes are narrower but require more total depth.The amount of land used is similar for both approaches. Designersshould test each approach to see which provides the best solutionfor a given situation. Particular consideration should be given tothe orientation of each house.

7. back lane access, 2 storeygood front garden, nogarage, good viewof street

good access betweenindoor and outdoor livingspace, back garden

living

bedroom

8. back lane access, 2 storeyfront garden with no privacy(high walls would obstructgood viewof street)

no back garden

living

bedroom

9. back lane access, 2 storeygood front garden,no garage, good viewof street

private outdoor livingspace along the sideof the house with goodaccess and sunlight

outdoor livingspace along

the side of thehouse

living

bedroom

10. back lane access, 2 storeyhigh blank walls no back garden

living

bedroom

11. back lane access, 3 storeygood front garden,no garage, good viewof street

no back garden

living

bedroom

12. back lane access, 3 storeygood front garden,

no garage, good viewof streetliving

office

office

bedroom deck

2. front entry, 2 storeygarage set forward,poor view of street

good access between indoorand outdoor living space

living

bedroom

3. front entry, 3 storeydominating garages,modest view of street


living

bedroom

4. front entry, 3 storeydominating garages,modest view of street

poor access between indoorand outdoor living space,bedroom next to garage

living

bedr.

5. front entry, 3 storeydirect access to indoorliving space, garagebelow streetlevel, goodview ofstreet


living

bedroom

6. front entry, 3 storeydirect access to indoorliving space, garagebelow streetlevel, goodview ofstreet

large deck off indoor livingspace with stairway to garden

livingbedroom

bedroom

large deck off indoor living

space with stairway togarden (use screens toensure privacy)

walled

garden

houses with front entry vehicle access houses with back lane vehicle access

good front garden, garageset back, good viewof street

bedroomliving

1. front entry, 2 storeygood access between indoorand outdoor living space

street backyards

street backyards

street backyards

street backyards

street backyards

street backyard

street back lane

street back lane

street back lane

street back lane

street back lane

street back lane

privateprivate


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Poor access between the living roomand garden or courtyard. If the livingroom cannot be located on the groundfloor, an external stairway to the gardenor courtyard below could be provided.

Access through the garage directly to a room is notdesirable. Having a wider unit width allows an internalpassageway and staircase to be provided for access.The space under the stairs can be used for laundry orstorage purposes.

good access fromstreet to front door

Decks on upper levels at the backof the house can encroach uponneighbours privacy. This can behelped through the use of partitions.Living rooms should ideally be onthe ground floor.

A continuous line ofgarages and frontdoors has little visualappeal from and forthe street. A widerunit width enablesa living room orkitchen to be locatedat the front. street

living

avoid

Houses with garages underneath can workwell when the site slopes down towardsthe garage. Front doors should be on thefirst floor or set halfway up from groundfloor level. Garages can be set below street

level to reduce their visual dominance.

Good access to the rear garden orcourtyard is possible from the living room.The garage level should be above thenearest stormwater pipe to ensure effectivedrainage.

good solution

houses withgarages underneathMedium density housing developmentswhich aim for very high densities canhave undesirable aspects. They oftenhave poor access to back gardens or noprivate outdoor space other than balconies.

They are effectively apartments on topof garages and front entrances. At thesedensities apartment build ings should beconsidered as an alternative.

garage setbelow ground level

Garages set below street levelto reduce their visual impact.


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houses withoutback gardensHouses without a back garden or courtyardare not desirable, especially if potentialbuyers have children. Limiting the unitsize will not solve the problem. Where itis not possible to provide a rear garden

or courtyard, high quality communal openspace must be available nearby.

Private open space is limited to front balconies.Front gardens with good landscaping and lowwalls look attractive from the street. If therewere high walls around the front garden thequality of the street would be downgraded.

Back lanes can work well although privacywill be compromised if units are too close while the back lane should be approxi-mately 7-8m, the backs of houses shouldbe 15-20m apart.

A high quality street frontageis achieved with landscaping,low walls, interesting andvarying faades and frontrooms looking onto the street.

The front garden is the only private outdoor livingspace in this generally attractive development.

The screen indicates a need for privacy but reducesvisual contact with the street.

This is one solution for dealing with houseswithout a back garden. Permeable areassuch as grass verges and parks shouldbe provided to soften the visual impactof large impermeable areas and reducestormwater runoff.

A large deck on topof the garage.The deck may havehigh external wallsfor privacy and tocreate a courtyardeffect, and shouldhave good sunlightaccess.

bedrooms

living

back lanestreet

avoid

good solution

avoid

street

back lane

street

back lane


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street

back lane

north-facing housesHouses facing north with front gardens nextto the street often end up with high wallsfor privacy. This creates a barrier betweenhouses and the street and is not visuallyappealing. If the lot is not long enough toprovide a sunny outdoor area behind thehouse, consider the following solutions:

back lanesand garagesBack lanes are an effective design solutionfor providing access and garages for houseswhen vehicle access off a public street isdifficult or if vehicle access from the publicstreet compromises the quality of pedestrianamenity along the street frontage. Atcertain price levels potential buyers may beresistant if there is a lack of internal accessfrom the garage to the house. Compared toother countries with similar weather, thisexpectation seems overrated and is oftenreinforced by marketing approaches.

Examples of north-facing houses with sideyards. Solutions for vehicle access includeback lane access, garage at the front, or frontentry access with the garage at the rear.

To maximise the useable private space of adesirable side yard, minimise the side yardon the opposite side of the house, and ifappropriate, build up to the boundary with theadjacent property.

Outdoor living space is in view ofthe street but is at a substantially

higher level (approximately 1.2m) thanthe street. This reduces the need for ascreen for privacy. A back garden shouldstill be provided.

The traditional porch, of which there arestill numerous examples in Auckland, is

a good solution and allows maximum sunlightaccess while ensuring a sense of privacy.A back garden should still be provided.

north

Examples of back lanes with internal access from garages to houses.With these designs, care should be taken to choose a layout thatensures maximum sunlight access to outdoor living space.

street street street

back lane back lane back lane


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A separate entrance isprovided to the frontliving room of this housewhich could be used as anoffice or work space.

Apartments above an office reception, with accessto a high stud industrial space at the back. Accessto the industrial space can also be gained throughroller shutter doors at the rear of the building. Theapartments can also be used as offices. A garage islocated under the office reception.

Examples of apartmentsabove offices withseparate front doors.

mixed useChanging work patterns have resulted in anincreasing need for developments whichallow residents to live and work in the samebuilding. It is good practice to provideseparate entrances for living and businesspurposes and to ensure adequate parking isavailable. Avoid mixing living requirements

with incompatible commercial activitieswhich are noisy, produce odours or requirelate night hours of operation.

residential residential

streetstreet

streetstreet

residential

workshop

garage

residential

workshop

retail / office

office / studio

back lane


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building elementsgood solutions guide

3elements to considerWhen designing houses consider the following:

materials and colour- patterns- textures- built character- variety

privacy and outlook- balconies and upstairs living

space facing the street- bathroom windows- not overlooking neighbours

outdoor living space- distance between backs of

houses

building form- mass and proportions- roof form and slope- faade design and detail- window and door

proportions- variety

private open space- backyards or balconies- size- access from indoor living

space- sunlight access

landscaping- retaining mature trees- seasonal shading- parking areas

set backs andbuilding coverage- front: street character- back: shading

neighbouring sites- side: shading

neighbouring sites- building coverage- permeable areas

vehicle access and on-site parking- parking standards- dimensions and layout- driveway width reductions- separation from indoor living space and

bedrooms- pedestrian access

site facilities- refuse and recycling removal- letter boxes- communal open space- storage space

street frontage- living rooms facing the

street- front doors visible from

street- garages not dominatingthe street

energy efficiency- orientation- windows- clothes drying- insulation


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active street frontagesHaving good visual contact betweenresidents and the street helps create safeand friendly neighbourhoods.

Living room or kitchen windows facing thestreet with garage doors set back from thefront of the house help to achieve this.

Ensure that backyards act as quality, privateopen space.

balconiesGardens or courtyards should be providedfor each house but balconies, if designed well,can be a reasonable substitute if residentshave access to communal or public openspace nearby. When balconies front thestreet, providing an alternative area fordrying clothes is important. Drying clothesoutside is preferable as it contributes toenergy savings.

Balconies need sunlight access and shouldbe north-facing. If this is not possible, westand then east-facing are alternatives. Thebalcony should be a sufficient size to provideseating for residents and some guests.Consider using a canopy to enable residentsto use the balcony in varying weatherconditions. Privacy between neighbouringbalconies is possible by using partitions.

Attractive, good-sized balconiesoff upper level living rooms. Thebedrooms on the ground floorhave limited privacy.

Good visual contact with thestreet from the living room,

and front door which adds to thequality of the streetscape.

Garages dominatingand obstructing visual

contact with the street.

Balconies enclosed to provideweather protection.


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to deter intruders. A porch or canopy canadd to the visual appearance of the house,while providing shelter for visitors duringbad weather.

front doorsFront doors should be inviting for residentsand visitors. They should be in full view ofthe street to provide a sense of securityfor residents returning late at night and

Front walls onthis sloping street

in Dunedin enable goodviews to the street andhelp contain the changein level.

Houses frontingthe street would

reduce the need forcontinuous high fencing.

Well-designed low walls add to thestreetscape, define boundaries between

public and private land, and let housescomfortably sit closer to the front boundary.

A canopy over the front door,a window at the side andsome landscape planting canmake a real difference.

Giving greater emphasis tothe entrance with a more

visually interesting and substantialstructure is a better option.

fences and wallsUsing low fences or walls at the front of thehouse and high walls at the sides and rearis a good solution. Fences which are visiblefrom the street, should be built to a similarquality as the house and with similarmaterials. They should not dominate orprevent some visual contact with the street.Cheaper materials can be used for backfences as long as they are complementedby landscape planting.


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private open spaceDesigning houses with convenient accessto high quality, private open space is avital component of good residentialdevelopments, and can help to achievegood returns. Ensuring maximum sunlightwith at least 2 hours in winter is alsobeneficial. Sun angles should be calculated

or modelled by computer.Demand for low maintenance yards is high,as not everyone wants the hassle that cancome with traditional landscaped gardens.Large areas of paving are expensive andcreate more stormwater runoff.

Use minimum paving for outdoor diningareas and apply lower cost, permeablesolutions such as pebbles, ground coverplanting or bark in other areas.

Avoid site excavations that create privateopen spaces that are dominated by highretaining walls and/or fences, especiallyif the space between the house and theretaining wall or fence is narrow. Suchspaces are inevitably dark, often damp andprovide little or no usable outdoor space orhigh quality amenity for the occupants.

Courtyard withlarge outdoor

dining area, good accessto indoor living space,sunlight and privacy. Low maintenance outdoor areas

do not need to be fully paved.Even compact areas can be very green.

Privateopen space

dominated by highretaining walls andfences.


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indoor outdoorrelationshipInnovative planning achieves a rich varietyof relationships with the outdoors.

Clockwise from topleft: good access

between dining room andsunny courtyard, lightflows into the stairway,generous flow betweenlounge and balcony, goodaccess between kitchen/ dining and deck, goodoutlook onto the street.


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visual charactergood solutions guide

4good designerscreate good designsGuidelines and examples can only go so far. Good designs areproduced by good designers. Involving architects or designerswith proven track records for creating innovative buildings thatintegrate well with the surrounding environment and are made ofdurable materials is strongly recommended.

recognisingneighbourhood builtcharacter, naturallandforms and landscapefeatures

materials and detail

high quality landscaping

repetition with diversity

breaking up building mass

reducing the visual impactof garages


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recognisingneighbourhood builtcharacter, naturallandforms andlandscape featuresWhen developing in existing neighbourhoodsit is important to identify and preserveheritage qualities and other significant localcharacteristics. House designs should reflectthese qualities, and can be contemporary orresemble traditional styles.As much as possible, design buildings to "fit"with the local land forms and features ofthe natural landscape. Where possible keepexisting mature trees and special land formfeatures.

reducing the visualimpact of garagesThe visual character of residential streetsis greatly enhanced when garages donot dominate. Creating back lanes canremove the need for garages at the frontof houses, however the security of theseareas needs to be carefully considered.Garages that are at the front of the houseshould be set back from the faade ofthe house. Stacked parking with one carbehind the other in the same garage is anoption for double garages and allows forgreater densities to be achieved. Havingtwo separate doors for conventional doublegarages as illustrated below can also help.

Terraced housesechoing the style of

traditional local housing.

Upmarket houseswith stacked garages.

Neighbouring garages are setback to varying degrees whichsoftens the impact even more. Using two single garage doors and

design elements to emphasise

other aspects of the house reduces theimpact of double garages.


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breaking upbuilding massTerraced houses should be expressed asseparate entities to generate a greatersense of ownership and street appeal.

Mass broken up into twodistinct elements with

the lower floors being expresseddifferently from the upperfloors. The double garage hastwo separate doors.

Housing mass is brokenup by having two distinct

elements. The roof top pergolaadds to the visual character,however care should betaken to avoid outdoor areaswhich infringe the privacy ofneighbouring houses.

Repetitive housingsoftened by

secondary design elementscombining balcony and

pergola structures.

Three units combined underone roof form with a solid

horizontal element spanning theirtotal width gives the building acommercial look and feel ratherthan a residential one.

Mass of 3-storey housesbroken up by a variety of

smaller building elements.


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repetitionwith diversitySome historic or older style housingdevelopments which are strictly repetitivedo achieve very high levels of visual quality,for example Georgian London and Bath. Inmodern day developments this is seldom

achieved as more economical materials andconstruction techniques are being used.Even minor variations in building form,colour and materials can present significantbenefits.

materials and detailCareful consideration should be given todesign proportions, building form, details

and materials for each development. Usingdurable materials, simple structures and a

good architect or designer usually deliversthe best results. The visual character and

overall success of a development often relieson the care and attention which is given to

building design at a detailed level.Combining quality construction techniques

and finishings with skillful craftsmanship isthe best way to achieve this.

Extensive repetition without variation orsecondary design elements which softenthe appearance of the development.

Different designs and materialsapplied to repetitive bay widths.

Varied yet cohesive design usingminor variations of dormer gablesand handrails. Repetition of building

form with subtle variationsin the design of faades.

Dominating garagesheighten the negativeeffects of repetition.


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high qualitylandscapingLooking for good landscaping opportuni-ties is essential. Visual contact betweenresidents and the street should howeverbe retained. Planting and other permeablesurfaces also help reduce stormwater runoff

by allowing stormwater to soak directly intothe ground.

Good landscape planting and(above) narrowing the neck

of the driveway to allow for more.

Modest landscapeplanting can

improve the visualcharacter of an area overtime (a relatively newhousing development onthe right and after a fewyears on the left).


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We would like to acknowledge the following people for their input andcontribution to producing the Good Solutions Guide for Medium DensityHousing:

North Shore City Council: Trevor Mackie, John Duguid, John Stenberg,

Tony Reidy, Johanna Barnett, Sarah Lindsay; Auckland City Council:Sarah Coady;Waitakere City Council: Peter Joyce; Sinclair Knight Merz:Kobus Mentz, Bradley Wright, Michelle Wilson, Julie Moncur;ASAP:Neil Coleman;Gang Design: Peter Croft, Derek Ventling.


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with the support of:

produced by:

Documents

2001 Good Solutions Guide Medium Density Housing