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MOAT DESIGN
BRIEF
foreworddesign brief
At Moat, we want to play our part in delivering improvements to the
quality of people’s lives and developing a strong sense of identity for
the communities that we bring together. We build homes that are
visually attractive and respond to a variety of needs and lifestyles and
that are functional and distinctive.
We want to offer choice, quality and value to people and to;
• prioritise good design as a means by which to achieve
added value
• contribute to the development of stable and
sustainable communities
• build homes that slot comfortably into their surroundings
and reduce environmental impact
• address the spaces around buildings as rigorously as the
buildings themselves
• provide a fully integrated mix of homes that are
indistinguishable by tenure
• encourage energy saving and re-cycling, and discourage
waste and pollution
• pursue the use of new construction techniques and modern
methods of procurement where they allow us to deliver
value to our partners and to our residents
• be open to new initiatives that increase the enjoyment and
ease of living in our homes
• embrace the Housing Corporation’s Design & Quality Standards
• demonstrate commercial awareness by delivering quality
and value at reasonable cost and with a reasonable return.
The Thames Gateway initiative is a timely opportunity for us and our
collaboraters to demonstrate our commitment to ensure our design
reflect the latest thinking and best practice guidance.
FOREWORD
Rosamund Blomfield-Smith Chairman
design brief contents
CONTENTS
INTRODUCTION
what is a design brief for?
what does it cover?
how is it organised?
SECTION AHOW TO APPROACH THE DESIGN OF MOAT DEVELOPMENTS
1.0 THE NEIGHBOURHOOD CONTEXT
1.1 understanding the local area
1.2 getting the most out of a site
1.3 working in the context of a larger development
2.0 CREATING A SUSTAINABLE FRAMEWORK
2.1 car and pedestrian movement and connections
2.2 building forms
2.3 the value of open space
2.4 density, mix and tenure
2.5 accessibility
2.6 environmental impact
3.0 MAKING PLACES
3.1 streetscape and the public realm
3.2 the design and character of buildings
3.3 play and amenity space
3.4 car-parking, bicycle and scooter storage
3.5 household refuse and re-cycling
SECTION BHOW TO APPROACH THE DESIGN OF MOAT HOMES
4.0 THE DESIGN OF SHARED SPACES;INSIDE AND OUT
4.1 cores and circulation areas
4.2 courtyards and roof gardens
5.0 THE DESIGN OF PRIVATE SPACES;INSIDE AND OUT
5.1 inside the dwelling
5.2 gardens, balconies and roof terraces
APPENDICES
A1 building for life
A2 definitions
A3 project summary
A4 bibliography
A5 photography credits
1 introduction
INTRODUCTION
WHAT IS A DESIGN BRIEF FOR?
WHAT DOES IT COVER?
HOW IS IT ORGANISED?
Fig 1. Moat has been involved in leading regeneration projects in and around the
Thames Gateway regionFig 1
design brief
introduction2
WHAT IS A DESIGN BRIEF FOR?This design brief sets down an approach to the design of new residential
developments and individual homes.
It aims to stimulate discussion and set standards which can be
achieved by imaginative and thoughtful design. It does not contain model
solutions,but does include examples of good practice and allow room for
innovation to achieve continuous improvement. It draws on the guidance
and conclusions of many existing standards and publications and aims to
respond to the Egan Report,Williams Report and Housing Corporation’s
Design & Quality Standards.
Feedback from residents and housing managers has informed the
content, as have value for money and implications for future maintenance
and service charges. The brief will be used to:
• describe Moat standard’s to developer partners, especially in
situations involving Section 106 Agreements relating to the
provision of affordable housing
• form the basis of Moat’s brief to architects, informing the
development of outline and scheme design proposals, usually
defined by RIBA workstages leading to detailed planning submission
• help develop appropriate technical solutions in the later stages
of a project by assisting Employer’s Agents in the preparation
of Employer’s Requirements and those involved with detailing
and specification writing
• obtain the views of residents and board members through
stakeholder consultation, and to reflect that input
Through a combination of text and illustrations it seeks to raise
awareness, offer prompts and reminders, highlight examples of good and
bad practice and give sound practical guidance. In some areas, standards
are explicitly set and checklists are included but its primary purpose is to
inform and inspire rather than to list rules or provide an audit trail with
tick boxes.
It builds on the principles of our Design Vision document and acts as
a lead-in to our Employer’s Requirements by aiming to be both
aspirational and practical.
Design Vision
Moat Design Brief
Employer’s Requirements and
Specification
design brief
3design brief introduction
WHAT DOES IT COVER?
The design of residential neighbourhoods, buildings, landscape and open
spaces, streets, car-parking, refuse, recycling provision and dwelling
layouts all fall within the scope of this document. Many issues, including
privacy, security, sustainability etc. are considered at a number of levels;
from neighbourhood to individual homes. Good housing design is
usually the result of the accumulation and integration of a large number
of well considered ideas.
The document applies to housing of all tenures and types. Where
guidance specifically relates to a particular tenure group, this is
highlighted in the text. Most parts of the document also apply to
homes for wheelchair users and those with other special needs. This
reflects our desire to adopt an inclusive approach and to accommodate
different user groups, without segregation. References are given to
published documents which contain additional requirements for homes
for people with special needs.
Moat schemes range from small groups of housing in rural areas to
high density urban apartments. This brief focuses on the common
themes of good design, accepting that solutions will be wide-ranging to
suit the context and aims of each individual project. However special
attention is given to high density housing, especially for families, as this
is becoming a necessity in Greater London and many other cities, and
provides particular challenges.
This brief does not repeat the contents of existing housing standards
and publications such as the Design & Quality Standards, NHF
Standards and Quality in Development, Code for Sustainable Homes
and others, but seeks to reinforce some key principles and concentrate
on areas which are either not covered by these documents or where
Moat’s requirements exceed other standards. These include challenging
and controversial issues such as parking, mixed tenure housing and
facilities for teenagers.
Most of the design guidance here should be applied to all of our
schemes.Where themes are expressed as priorities or preferences, we
expect these to be adopted as comprehensively as possible.
Wherever feasible, we seek to raise our own benchmarks particularly
in relation to environmental protection and energy efficiency.
HOW IS IT ORGANISED?
The structure of the document is simple.
Section A ‘how to approach the design of Moat developments’,
covers the context of a new development and community and place-
making issues.
Section B ‘how to approach the design of Moat homes’, deals with
private space; inside and outside the home, with guidance on dwelling
layouts and individual gardens. It also covers semi-private space, areas
like entrance lobbies and shared gardens, which are necessary to
support the lives of people who live in flats or apartments.
Between section A and section B, a checklist has been included as a
reminder of the various issues which must be considered in the early
stages of a scheme design. It is important to discuss and agree these
strategies before proceeding with detailed design.
The appendices contain the 20 questions from ‘Building for life’,
useful definitions, a project profile pro-forma and bibliography.
4 Section A how to approach the design of Moat developmentsdesign brief
SECTION A
HOW TO APPROACH
THE DESIGN OF MOAT
DEVELOPMENTS
1.0 THENEIGHBOURHOOD CONTEXT
2.0 CREATING ASUSTAINABLE FRAMEWORK
3.0 MAKING PLACES
5design brief the neighbourhood context
1. 0 THE
NEIGHBOURHOOD
CONTEXT
1.1 UNDERSTANDING THE
LOCAL AREA
1.2 GETTING THE MOST OUT OF A SITE
1.3 WORKING IN THE CONTEXT OF A
LARGER
DEVELOPMENT
1.0 THE NEIGHBOURHOOD
CONTEXT
Residential buildings seldom stand aloneand opportunities to create whole newneighbourhoods are rare.
We think carefully about which siteswe buy, which opportunities we compete for and which developments webecome involved in.
We work with our appointed team toensure that we get the most of out of asite in terms of quality and value.Achieving higher density development, inthe context of Planning Policy Guidance,PPG 3, often hinges on an understandingof the local area and the ability to demonstrate a sustainable and contextualapproach to the new development.
6design brief the neighbourhood context
1.1 UNDERSTANDING
THE LOCAL AREA
Looking closely at a site in its context is the starting point fordesign proposals.
Where it lies, in relation to the nearest city, town or villagecentre and to public open space and major road and rail routes, iscrucial. Examining the area that lies within easy walking distanceof a site gives a good idea of how it will feel to live there. Tenminutes is a comfortable walk for most people and usually resultsin a travel distance of about 800m.
It helps to identify the range of facilities which residents willbe able to access directly on foot, as well as the opportunities toreach bus-stops or train stations that allow people to get to awider range of facilities.An analysis of local services including shops, schools, nurseries,primary care services, play and leisure facilities, refuse and recyclingfacilities etc., should examine not only what is there (and byimplication what is not there), but also the capacity to cater forthe increased population brought about by the development.
All features of the site itself should be carefully examined,assessed and recorded at the start of a project.
The findings of the local area study and the site analysis shouldbe described on a drawing or series of drawings and photographsas a record of what exists.
Checklist for a site analysis:
• land form, landscape and ecology of the site
• levels and level changes
• connections and routes to and through the site
• existing buildings or other structures, identifying any whichare to be retained or demolished, including qualitative appraisals and details of listing
• mature trees or other landscape features, identifying anywith tree preservation orders
• important views in and out of the site as well as within it
• hostile edges, ‘bad neighbour uses’
• ground contamination, overhead power lines, major below-ground services
• location and capacity of existing services and drainage
• details and condition of boundaries and ownership statusFig. 3 Open space analysis diagram, connections to the local area
Fig 3
7design brief the neighbourhood context
1.2 GETTING THE MOST OUT
OF A SITE
Getting the most out of a development site relies on realising the
full potential of the opportunities it presents, and minimising the
negative impact of constraints.
Physical and social opportunities and constraints will be evident
from the site analysis and associated research. Investigation of the
planning context will highlight the maximum residential density and
the minimum parking requirements which are likely to be permitted,
as well as issues such as height restrictions and respect for local
character. Local highways and waste management policies need to
be understood, discussed and challenged if appropriate.
A substantial new build or regeneration project might provide
sufficient critical mass to justify the provision of new facilities which
would not have been sustainable for the existing population but
which make sense when the density increases. It might also make
viable the provision of new or enhanced services, for example,
refuse compaction, more frequent or technologically advanced
refuse collection, the introduction of a concierge system, smart
technology or employment of a caretaker.
Fig. 4 The scale of new schemes entails the creation of whole new neighbourhoods.
Fig 4
Strategic framework checklist
• framework for movement and connections
• mix of uses and provision of community facilities
• an open space strategy
• orientation of streets and dwellings
• density, scale and massing of development
• mix of dwelling types and sizes
• measures to protect the environment
• amount and arrangement of car-parking
• dealing with waste disposal and recycling
• materials, features, details and colour
8design brief the neighbourhood context
1.3 WORKING IN THE
CONTEXT OF A LARGER
DEVELOPMENT
Moat is frequently the Registered Social Landlord (RSL) partner in
developer-led schemes often associated with Section 106
agreements. In these situations we share control with other parties.
The context for our new housing in these cases is therefore the
overall development. We need to fit within the design framework
which has often already been conceived, and may be substantially
fixed. We seek a close fit in these cases and will try to achieve the
highest possible quality within the constraints of the overall project.
A critical analysis of the proposed new development, as a whole, is
therefore needed.
One of our key aspirations is a ‘tenure blind’ approach
to development - where homes and associated spaces are
indistinguishable by tenure. Affordable housing within the context
of other tenures, especially private for sale dwellings, should not
suggest inferiority or be differentiated in any way that either
inhibits integration or promotes stigmatisation.
Fig. 5 Leading on masterplan often involves complex partnerships with commercialdevelopers and local authorities and the sympathetic knitting together of new andretained buildings.Fig 5
design brief 9 creating a sustainable framework
2.0 CREATING A
SUSTAINABLE
FRAMEWORK
2.1 CAR AND
PEDESTRIAN
MOVEMENT AND
CONNECTIONS
2.2 BUILDING FORMS
2.3 THE VALUE OF OPEN
SPACE
2.4 DENSITY, MIX AND
TENURE
2.5 ACCESSIBILITY
2.6 ENVIRONMENTAL IMPACT
2.0 CREATING A SUSTAINABLE
FRAMEWORK
We believe that establishing a soundframework in the early stages of thedesign process is essential. Strategy mustcome before detail.
A hierarchy of new and extendedroutes through the site for pedestrians,cyclists and vehicles should be established,and zones for buildings and open space mapped out. Safety and a sense of ownership must be considered and target density, mix and tenure needto be tested.
Early conceptual thinking and sketchdesign should assume sustainable principlesfrom the start.
10design brief creating a sustainable framework
2.1 CAR AND PEDESTRIAN
MOVEMENT AND
CONNECTIONSThe most successful residential environments, irrespective of
scale or density, are those designed with the needs of pedestrians
fully integrated into the design.
We recognise that a large proportion of residents are car
users, but believe that a car-dominated environment is undesirable.
Many journeys currently made by car (estimated to be as many
as eight out of ten) could be made by public transport, cycling or
walking.The layout of a housing development can have a significant
influence on that choice. In accordance with PPG 13, the pattern
of development should be actively managed to promote the
fullest use of public transport. For larger developments many local
authorities ask for evidence of a green travel plan, an approach
which we strongly support.
We also require that all new developments include provision
for the mobility of disabled and visually impaired people, especially
in the design of footways, crossings, parking and access to front
entrances.
The design of a movement framework based on the
considerations summarised on page 15 will enhance the quality
and sustainability of new housing.
Routes should link destinations and lead where people want
to go. Open-ended, permeable, well-connected layouts provide
more choice, greater convenience and safer environments than
layouts based on a cul-de-sac design approach.
Fig. 6 Example of streets with astrong pedestrian bias.
Fig 6
design brief 11 creating a sustainable framework
A well connected layout is one that includes
• the extension of existing routes into the new
housing development
• provision for the maximum choice in how people make
their journeys
• the control of vehicle movement and speed
• the design of routes which reinforce the existing grain and
character of a place
• the location of shops and services near new housing
• frequent points of access into and through the development
• convenient, direct routes for cyclists and pedestrians
• opportunities for the provision of bus services through
the site
• clear views and easy orientation
• traffic dispersal
• easy access to green spaces at local parks
• scope for long term adaptation or change
Fig. 7 Part of a new deal for communities study of a run down area involving a strategyfor vehicle and pedestrian movement, public transport, retail opportunities, open spaceand community facilities Fig 7
12design brief creating a sustainable framework
2.1.1 VEHICULAR ROUTES
The general layout and types of roads and streets which are provided
have almost as much impact on the character of a site as the buildings.
While large volumes of through traffic can be detrimental to a
residential environment by threatening to create a hostile environment
or to sever a community, main routes which pass through, rather than
round the edge of an area, can help to sustain a variety of uses and
make useful connections.
Some form of vehicular connection is required to almost all parts of
most residential developments to provide access for:
• residents and their visitors
• routine deliveries and furniture removal vans
• refuse collection and other services or maintenance
• emergency vehicles
We normally require that all roads be designed and specified to
adoptable standards.
2.1.2 DROP-OFF AND PARKING:
As a general rule, Moat seek to ensure that vehicular access and some
form of temporary parking is provided within 20m of the entrance to
each dwelling, but considerably closer to homes designed for older
people or those with disabilities.
Longer term parking is more difficult. Most people like to be
able to park near their homes and to be able to see their cars when
parked. In the majority of schemes, meeting this aspiration without
creating a car dominated environment is likely to require a creative
and comprehensive parking strategy which may involve the provision
of a number of different forms of parking. In higher density schemes,
even those with a parking requirement below our usual standard of
one space per dwelling, on-street parking provision is unlikely to prove
adequate. At the same time as providing enough parking for residents
and their visitors, schemes must be designed to actively discourage
illegal and inappropriate parking.
Fig. 8 Proposals for a main route tolink areas of new infill development
Fig. 9 A residential street with onstreet parking is a ‘tried and testedarrangement’, which is convenient forresidents and easy to manage
Fig 9
Fig 8
design brief 13 creating a sustainable framework
2.1.3 CAR CLUBS
These are gaining in popularity but will only be viable in larger
developments. They can reduce car ownership and therefore the
amount of car-parking which is required in a development, but can be
difficult and expensive to manage.
2.1.4 PUBLIC TRANSPORT
A certain critical mass of development is needed to sustain a regular
bus service at frequent enough intervals to provide a workable
alternative to the car. In broad terms, and assuming a stop every
200 - 300m, the residential density will need to be at least 40 dwellings
per hectare (dph); preferably higher around the bus stops. (ref,‘Towards
an Urban Renaissance’; Report of the Urban Task Force).
As well as population size, the viability of a bus route within a
residential area depends on the provision of:
• routes which follow principal roads or streets through the heart
of an area
• frequent stops including all areas where activity is concentrated
such as near shops and road junctions
• obvious safe walking routes to the stops, including road
crossings, walking and cycling routes
Fig. 10 and Fig. 11 For new homes to be truly sustainable in the era of‘climate change’ easy access to publictransport is a crucial pre-requisite
Fig 11
Fig 10
14design brief creating a sustainable framework
2.1.5 WALKING AND CYCLING ROUTES
If people are to be dissuaded from owning cars, or at least to leave them
at home for some journeys, the routes for cycling and walking must
be attractive and convenient. The traditional arrangement, with raised
pavements each side of a carriageway used by vehicles and cyclists, often
works well, but sometimes other arrangements providing for greater or
less segregation of pedestrians, cyclists and motorists work better.
When a vehicular route is too busy to be safe for cyclists or where
the destination is something like a school or college which is likely to
generate a large amount of cycling activity, a designated cycle lane (usually
between the carriageway and the pavement) is a good solution. Signage
and crossings need to be carefully designed to avoid the cycle lane
becoming an extra, and possibly unexpected, hazard for pedestrians.
When vehicular routes are not direct, a completely segregated
route for pedestrians and cyclists can be appropriate, though it should
generally be short, and well-lit. To be useful, new cycle paths must link
into existing or proposed routes in the wider area, and there must be
good, secure storage provision for bicycles.
2.1.6 TRAFFIC CALMING, SHARED SURFACES AND HOME ZONES
Limited vehicle speeds reduce both the risk of accidents and the damage
that is caused should an accident happen. Roads serving residential
areas should often be designated for reduced traffic speeds of 30 kph
(20mph) or less.
Signs indicating a speed limit are unlikely to be wholly effective when
used in isolation. Use of a combination of specially designed features
including speed humps, raised crossing tables and variations in road
width and direction will discourage high speed driving. Reinforcing these
treatments with more subtle elements such as parking, shrub and tree
planting and the arrangement of buildings and spaces will ensure that the
calming feels more integrated with the streetscape and therefore more
effective.
Promoting pedestrian movement over cars can be encouraged by
the use of a shared surface, typically without kerbs and using a change
Fig. 12 and Fig. 13 Routes designedespecially for pedestrians and cyclists
Fig 13
Fig 12
design brief 15 creating a sustainable framework
in paving material to denote this change in priority.This treatment can
be particularly effective where space is limited and a standard road
arrangement would lead to an over emphasis on cars, for example
courtyards and mews. It may also be appropriate in the location of
important landmark buildings where an improved quality of streetscape
could enhance the setting of the architecture. It should be noted however
that the use of bollards or similar measures to provide pedestrian refuge
or prevent unwanted parking can lead to a cluttered appearance that
can be detrimental to the original aims of shared surface.
Home zones, developed from the Dutch ‘woonerf’ concept can
work well. Vehicular access and speed is restricted, to as little as 8kph
(5mph). Parking is also limited and arranged to break up the linear flow
of traffic. The treatment of the surface is as that of a shared surface
with other elements such as street furniture, tree and shrub planting
and even items of play equipment that can be used to help to reduce
traffic speeds as well as creating a distinctive visual appearance. Properly
conceived and executed, this form of street becomes an area for social
use, safe play and recreation as well as access.
Fig. 14 Shared surface streets encourage their use for play and must be designed togive pedestrian priority
Fig. 15 Narrow streets in car free schemes where secure car parking is remote fromhomes provide opportunities for more intimate neighbourhoods Fig 15
Fig 14
16design brief creating a sustainable framework
2.2 BUILDING FORMS
Because Moat operates across a large part of south-east Englandand in a wide range of locations from rural to inner city, the character of our developments varies widely. Diverse locationsdemand an equally wide range of built solutions.
All aspects, from building height and form, aspect and orientation through to the choice of materials and type of detailsneed an appropriate rather than a formulaic response in terms of design.
At the start of a project, the choice of building forms oftenseems bewilderingly open. Ideas about the layout and buildingtypes will soon emerge from the study of the site in its contextand the density, mix and tenure requirements of the brief.These early ideas become overlaid with planning and urbandesign considerations, and with appropriate responses to aspectand orientation.
Fig. 16 Bold new architectural forms are called for, in creating a ‘sense of place’ onbrownfield sites with few existing notable featuresFig 16
design brief 17 creating a sustainable framework
2.2.1 HEIGHT FORM AND MASSING
These will be determined by both urban design and practical
considerations. The context of a site and local authority Unitary
Development Plan (UDP) requirements will often suggest what sort
of height, depth and plan forms are suitable, whether it is appropriate
to make streets or enclose open spaces, when a landmark building is
justified and when curves or more unusal forms are needed to respond
to the line of an existing feature.
2.2.2 SCALE
The relationship between the height of buildings and the space between
them determines the scale and feel of a place. The distance between
buildings across a street or square should be governed by urban design
principles and character rather than being dictated by road widths and
parking. Gardens, and the need for adequate privacy, will determine
appropriate back to back distances, although privacy distances can be
expected to reduce as density increases in more urban locations.
2.2.3 ASPECT AND ORIENTATION
Two of our key priorities are that our homes and gardens should have
a pleasant outlook and receive direct sunlight at some time in the day.
Daylight levels throughout dwellings must be reasonably high. This has
implications for the depth and alignment of buildings and means that
single aspect dwellings should be limited to seven metres deep, and that
north facing single aspect should be avoided.
Building height must be related to orientation too, in order to get sun
into the spaces behind south facing dwellings, and to ensure that daylight
levels to inward facing dwellings in courtyard situations are acceptable.
Fig. 17 An example of traditional building forms and materials used in a fresh and imaginative way
Fig. 18 Higher density housing attracts residents of all tenures who are wanting stylish homes Fig 18
Fig 17
18design brief creating a sustainable framework
2.3 THE VALUE OF
OPEN SPACE
There are strong arguments and evidence to demonstrate thesocial and environmental benefits of good quality open space.Moatregards the inclusion of open space to be of high importance.Thisspace must be well considered and make a positive contributionto the area in which it is sited. Previous failures and missedopportunities have arisen from a lack of understanding about theuse and purpose of the open spaces within developments andhow they will be managed.
Like buildings,open space has to be looked after and maintainedthough this should not mean that proposals should be designedspecifically for low maintenance. This approach can often lead to a mundane and municipal character that does not benefit itsusers or its surroundings.An understanding of who will have theresponsibility and what resources are available to look after thespace should be an important part of the design process.
Fig. 19 High quality landscapes have an amenity value which almost always far exceedsthe actual amount of open space involvedFig 19
design brief 19 creating a sustainable framework
2.3.1 PLANNING
The open spaces in a development should be designed in from the start
and have regard to existing provision in the wider neighbourhood.
Too often it is the areas left over when the buildings, roads and car
parking have been designed that it is designated as open space. This
negative approach can devalue and weaken the quality and use of the space.
2.3.2 FUNCTION
Spaces should have a recognisable purpose - they may be passive areas
simply providing a pleasant outlook and setting, or active spaces with
public access for play or recreation.
2.3.3 OWNERSHIP AND STATUS
Spaces should be identifiably part of their surroundings – belonging or
relating to a group of buildings or a neighbourhood. It should be clear
(by design not signage) whether a space is available to the general public
or to a specific user group.
2.3.4 HIGH DENSITY ENVIRONMENTS
Here the demand for useable external space increases. Where space is
limited, it must work harder and be available for a wider cross section
of the community for the maximum amount of time.
2.3.5 GREEN NETWORKS
A number of spaces can be linked to create a ‘green network’. A series
of fairly small spaces, which individually have limited use or impact can
provide mutual support to each other and a beneficial resource when
linked by pedestrian-friendly routes.
2.3.6 SECURITY
Open spaces can often be seen as a focus for noisy and anti social
behaviour. It is important to ensure that these areas are well overlooked,
clearly visible and designed to be easily manageable.
Fig. 20 Shared landscape can often beof greater value than individual gardens provided it can be affordablymaintained to a high standard
Fig. 21 Opportunities for informalplay, especially ball games are alwaysdifficult to incorporate satisfactorilybut their importance should not be underestimated
Fig 21
Fig 20
20design brief creating a sustainable framework
2.4 DENSITY MIX AND TENURE
Moat believes that mixed integrated communities are more stableand more representative of society as a whole.
This means that larger developments, which effectively createa new community, should offer choice and diversity through amix of tenure, unit type and size, and homes for special needs. Insmaller developments, the mix and tenure should respond to theexisting demographic needs of the neighbourhood.
One of our key preferences is for mixed tenure cores.We feelthat the social and economic balance which this naturally bringsabout, is more meaningful than a mixed tenure development withsegregated cores. We hope that, by being close neighbours,people from different socio-economic backgrounds will mixmore readily.
It also has management advantages - tending to ‘even out’child density and wear and tear on entry-phones and lifts. Itmeans that patterns of daily activity and occupation are morevaried and increases the likelihood that some residents of each block will be at home all day. This not only makes the neighbourhood feel more vibrant but also increases surveillanceand therefore security.
Fig. 22 Contemporary architecture helping to disguise different types of tenure in thesame streetFig 22
design brief 21 creating a sustainable framework
2.4.1 DENSITY
We normally seek to maximise density whilst respecting the planning
constraints and context of a site and without compromising on key
design elements. This may involve challenging the permitted density
given in a Unitary Development Plan, or by a planning officer, but it will
only normally be appropriate to do so when robust and persuasive
justifications, often involving creative design solutions, can be provided.
This is something we actively seek to encourage and a target density
will form part of the project brief for each development.
2.4.2 MIX
Mix will be individually defined for each project, but we usually seek to
provide a range of unit types, from one bedroom two person flats to
large family homes, across all tenures.We are particularly keen to meet
the needs of larger families in the rented sector. Wherever possible,
homes for five or more people should be either houses or ground level
maisonettes or flats with ‘own door’ street level access and private
gardens. Houses may be of two or three storeys and first floor living
rooms are acceptable provided that kitchen and dining space is at
ground level.
In blocks of flats we prefer to restrict the child density for each core
to 35% at low rise, 30% at medium rise and 25% at high rise. Where
larger dwellings have to be above ground we prefer these to be lift-
served and located on the lower floors of smaller blocks.
These preferences have obvious implications for layout, height and
massing which must be addressed early on in the design process.
2.4.3 TENURE
We seek good distribution of different tenures throughout each
development.Whilst we support the provision of mixed tenure cores,
we usually prefer no more than 50% of dwellings in any core to be
affordable for rent. Irrespective of tenure we prefer not to exceed 30
dwellings per core.
Fig, 23 A terrace of mixed tenure houses ‘pepper potted’ at random
22design brief creating a sustainable framework
2.5 ACCESSIBILITY
Moat requires all of its schemes to be inclusive and accessible.Our aim is to ensure that everyone, regardless of ability, age orcircumstance can comfortably move through an environment,buildings and open spaces without difficulty or discrimination.
In terms of our buildings we require level thresholds and adequate lift provision as outlined in Chapter 4 of Lifetime HomesPrinciples. Wheelchair and wheelchair adaptable dwellings areprovided in line with local authority requirements.
Approaches to the buildings should be simple, direct and legible.The principles of the Disability Discrimination Act shouldbe carried through our schemes in a calm and reasoned way thatdoes not draw attention to itself. Accessibility needs to addressall disabilities whether mobility, sight, aural or other.
Access to external private amenity space should be easy tomaintain and clear routes to local facilities, open spaces and playareas must be provided.The incorporation of suitably sized car parkspaces and covered routes should also be handled imaginativelyto ensure that they integrate well with the architecture and landscape. Safe, easy access to storage, refuse and recycling provision must be built in at the start of the scheme design.
The current requirement to provide an accessibility statementas part of a planning submission gives us an ideal opportunity tomeasure a scheme against this requirement.
Current guidance on the drafting of an accessibility statementsets out key requirements. The fundamental approach is toensure that everyone, regardless of ability, age or circumstancescan comfortably move through an environment that is not in anyway discriminatory.
Fig. 24 Designing in fully accessible environments from the start adds interest and variety to the architectureFig 24
design brief 23 creating a sustainable framework
Checklist for drafting an accessiblity statement:
• an understanding of how people move to and through
the neighbourhood
• an appreciation of how people and car movement is managed
and who has priority in all situations
• a clear relationship between building entrances and the
landscape in which the building is located
• good legibility and visibility of building entrances
• access to facilities, from car parking to public toilets
• an appreciation of how level changes within a site are dealt
with.These level changes can vary from the natural slope of
the land to raised kerbs
• clear strategy for the servicing of the scheme, in particular by
the emergency services.This strategy should also include how
people of all abilities will be managed in an emergency
Fig. 25 Lift provision within an open,legible circulation space
Fig. 26 An example of an accessibleshared open space in a modern architectural setting
Fig 26
Fig 25
24design brief creating a sustainable framework
2.6 ENVIRONMENTAL IMPACT
We build all new homes to a high environmental standard to minimise the impact on the local and global environment. This isa reflection of our corporate environmental responsibility and ouraim to provide high quality affordable homes.
We seek to achieve Code Level 3 or more on the Code forSustainable Homes on all new Moat homes. Where possible weaim to achieve higher environmental standards. This will impacton build costs and therefore the price we can pay for land. Weare consequently more likely to be able to build to higherstandards when they are specified as part of a planning ordevelopment brief. We will positively seek out opportunities forthese developments. Where the land owner is a public body anda standard above Level 3’ is not specified, we will considersubmitting a variant proposal of higher environmental quality.
Environmental planning should feed into every stage of designand specification. An initial Code for Sustainable Homesassessment will give an indication of a likely final rating and thespecial measures which will be required on that site to meet thetarget. This can be refined as the design progresses andadditional elements may need to be introduced to achieve thenecessary points.
Fig. 27 Example of housing designedto take advantage of theopportunities for expressingsustainable design and the use ofrenewable energy
Fig 27
design brief 25 creating a sustainable framework
2.6.1 A CARBON NEUTRAL APPROACH
Development agencies are increasingly demanding ‘zero carbon’ or
‘carbon neutral’ developments. These developments are self-sufficient in
energy. They may import energy at times of high demand but they will
export an equivalent amount over the year. In some definitions of ‘zero
carbon’ the development will also offset the carbon emissions from car
transport from the site. There is a law of diminishing returns in reducing
carbon emissions. It is much easier and cheaper to meet the first 10% in
reduction than the last. All ‘zero carbon’ schemes will have high
development costs which will impact on the land offer. It is also
important to ensure that the ongoing costs to residents are affordable and
that homes cost no more to heat and run than conventional homes.
2.6.2 ENERGY USE
Energy use is the main factor affecting environmental performance. The
first principle is to reduce energy demand as far as possible. Energy
efficiency is almost always more cost effective than generating
renewable energy.
Buildings built to this standard will need a form of managed
insulation to ensure a flow of clean air. Ideally the system will use
outgoing warm stale air to preheat incoming fresh air.The system may
be passive or mechanically run – both use very little energy, with the
latter being
more efficient.
A key factor of the environmental strategy is the choice of
construction method. For the highest performing buildings, a decision
must be made between a high thermal mass building for heat retention
and lightweight modular systems.
2.6.3 GENERATING HEAT ENERGY
Generating renewable energy should only be considered once the
energy efficiency of the building has been maximised. For most homes it
is necessary to achieve Code Level 3 on the Code for Sustainable Homes.
A proportion of renewable energy is also often a planning requirement
or a requirement of competitions. Generating heat is easier and cheaper
than generating electricity and should therefore be considered first.
Fig. 28 Sedum roofs are easy to installand are becoming increasingly popular
Fig 28
26design brief creating a sustainable framework
2.6.4 COMBINED HEAT AND POWER (CHP)
CHP plants generate both heat and a smaller amount of electricity.
They are much more efficient than conventional boilers so they help to
reduce the CO2 emissions of the site but this is not renewable energy
– unless the boiler is fed with a biofuel such as wood.
CHP is a useful technology but it is not right in every situation. It
is important to make sure that installations are carefully planned to
achieve the planned efficiencies. CHP plant needs to run constantly and
should be sized to meet the base demand for heat. This is a problem
in housing developments where there is a big variation between summer
and winter demand. CHP works best where it combines housing with
other uses such as a leisure centre, retail, hospital etc. CHP plants
which have to ‘dump’ heat in summer will not operate efficiently.
CHP cannot be combined with solar water heating as this reduces
the demand for summer water heating and thus the base heat demand.
CHP fed with ‘biomass’ (usually wood waste or coppice) is the only
realistic way to achieve ‘zero carbon’ housing. This is new technology
with substantial risks and specialist advice should be sought before
committing.
Like any system which distributes energy between homes, a
management company will need to be set up or appointed for
management, maintenance billing and administration. These need to be
included in future management costs.
New microCHP boilers can service a single dwelling but are less
efficient that scheme-wide CHP. They also take up more space in the
home.
2.6.5 SOLAR WATER HEATING
Solar panels are a relatively cheap and simple technology and the
easiest way of achieving a requirement for some renewable energy on
a site.
Checklist for Energy Use
• orientate the building and plan glazing for maximum passive solar
gain and natural light with shading to avoid summer overheating
• double or triple glazing with low emissivity glass
• achieve high standards of insulation and air tightness
• install energy efficient light fittings and boiler
• ‘A’ rated appliances if provided
Fig. 29 Diagrammatic devices used in resident consultation for explaining the principlesinvolved in grey water recycling and and rainwater ‘harvesting’
Fig 29
design brief 27 creating a sustainable framework
2.6.6 GROUND SOURCE HEAT PUMPS
The system uses the ground as a huge heat store. It is particularly
recommended for schemes off mains gas.The pumps are operated by
electricity which makes it difficult to include this in a ‘zero carbon’ scheme.
2.6.7 GENERATING ELECTRICITY
Generating electricity is always more expensive than generating heat
and will only be affordable as part of a radical ‘zero carbon’ brief. Not
only is it harder to generate but surpluses cannot be stored and may
have to be exported to the grid at less than the cost of generation.
2.6.8 PHOTOVOLTAICS
Photovoltaics have a high capital cost and are unlikely to be cost-
effective, even with grant.
2.6.9 WIND TURBINES
Wind turbines are more cost effective than photovoltaics.
Performance is highly dependent on the location and larger turbines
are much more efficient than small ones. Planning permission is likely
to be difficult in most locations.
2.6.10 WATER
As with energy, the first priority is to reduce water use. Low water use
taps and wcs are widely available and will be required for achieving
Code Level 3 on the Code for Sustainable Homes.
Use of rainwater or grey water (bath and washing machine waste)
within the home is not cost effective in individual homes as yet. If there
are communal gardens consider collecting rain water for irrigation.
If required as part of a radical environmental competition, rainwater
use may be considered.Viability is dependent on the local rainfall profile.
Consider also taking rain from a terrace into just one dwelling. In mixed
use developments, rainwater may be fed into clusters of toilets eg in
public facilities.
Fig. 30 Wind-turbines are relativelyeasy to install and are likely tobecome more common in futurehousing developments
Fig. 31 An example of an entire roofcovering of PV panels
Fig 31
Fig 30
28 making placesdesign brief
3.0 MAKING PLACES
3.1 STREETSCAPE AND THE
PUBLIC REALM
3.2 THE DESIGN AND
CHARACTER
OF BUILDINGS
3.3 PLAY AND AMENITY SPACE
3.4 CAR PARKING, AND BIKE
AND SCOOTER STORAGE
3.5 HOUSEHOLD REFUSE AND
RECYCLING
3.0 MAKING PLACES
In the previous chapter, we set out anapproach to the structure and frameworkfor a new development. Here we start toexamine the individual elements whichcombine to form the character of a placeand the way it will be perceived and usedby residents and visitors.
First we look at the streetscape and theparticular importance of entrance areas.
Then we examine the more detailedurban design issues which help toestablish the identity of a place through
the design of buildings, play and amenityspaces and other functional componentsof a residential area including parking andrefuse storage.
design brief 29 making places
3.1 STREETSCAPE AND THE
PUBLIC REALM
The streetscape defines the character of a place. It is an area ofinterface between the public and private realms and is often themost active and intensively used part of a development. The styleof the buildings, the feel of the roads and pavements, the presenceof street trees and furniture all contribute to people’s perceptionof their home environment and determine how they relate to it.
Streets are where people come and go, stop and talk, parktheir cars, store their rubbish and begin to personalise theirhomes and express individuality. Crucially, it is also where peopleenter their homes and greet their visitors - either at individualfront doors or shared entrances.
Details really matter in these areas: the materials underfoot,the thoughtful integration of refuse bins and gas meters; thedesign of the garden gate - even the porch light and door handleall contribute to the streetscape.
Sometimes it will be appropriate to knit a new developmentinto an existing street pattern in a seamless and unobtrusive way.In other situations, the street may take on a strong identity of itsown - conceived as a ‘linear place’, not just a route from A to B.
Fig. 32 and Fig. 33 Different ways of treating street design can be equally successful oncethe functions to be catered for have been establishedFig 33
Fig 32
30design brief making places
3.1.1 LIVE FRONTAGE
By this we mean evidence of occupation and activity along a street
frontage.There is a strong relationship between the perceived amount
of activity and the number of entrances, residential and non-residential,
along a street. We encourage the creation of live frontages, not only by
locating entrances to individual dwellings and blocks of flats on the
public side of buildings, but also by designing windows and balconies to
maximise views up and down the street.
In high density developments, flats tend to predominate and economic
core-sharing can result in few entrances, often at intervals of 50-100m.
The provision of individual street level entrances to dwellings on the
lowest floors of large blocks can be very beneficial, and Moat seeks to
encourage this as a means to:
• increase general activity, making a place feel more lived in
• create opportunities for social interaction – ‘talking over the
garden fence’
• increase surveillance, and therefore security
• enhance the sense of ‘individual home’- especially for families,
and thereby take pressure off shared entrances and cores
• create the potential for a more varied streetscape and encourage
planting to be maintained by residents rather than by the landlord
• facilitate the storage of refuse and material for recycling in
individual containers, within private front gardens, reducing travel
to, and demand on, shared stores.
3.1.2 MIXED USE DEVELOPMENTS
Even greater opportunities for live frontage and daytime activity are
created when shops, cafes and community buildings are located at
street level in residential developments. After closing time though, lack
of activity can produce a bleak and insecure environment. This can be
improved by good lighting and careful location of well-designed
residential entrances serving the dwellings above.
Fig. 34 The stepped form of this housing minimises any intrusion fromthe shops and public spaces atground level
Fig. 35 A mews development whichovercomes the unusually short privacydistances by the use of carefullyplaced balconies that also providegood street surveillance
Fig 35
Fig 34
design brief 31 making places
These dwellings, above shops and other commercial buildings, can suffer
nuisance from noise, smells and anti-social behaviour, and their rear
outlook can be storage yards or car-parks rather than gardens. Access
and amenity for dwellings in these situations needs careful thought and
they tend not to make good homes for families.
3.1.3 FRONT GARDENS AND ‘INTERFACE AREAS’:
How a building meets the ground and how it relates to its immediate
environment has a huge influence on people’s perception of it. A
wonderfully designed and executed building in a low quality and
undistinguised setting will always be diminished.
Front gardens, privacy zones, entrance areas etc. have functional
tasks to perform but they must also work with the architecture,
complimenting it in terms of materials and scale.This suggests that each
solution will be unique and special to the particular development.
Domestic scale gardens suitable for less dense schemes are unlikely
to work with multiple storey buildings that may well demand a bolder
treatment. Private areas that may be subject to personalisation and
therefore variety could similarly detract from an already busy
elevational treatment.
In-curtilage parking can be particularly detrimental to the
streetscape. The large area of hardstanding as well as the usual open
nature of the frontage invariably leads to a loose and unsatisfactory
appearance that detracts from the architecture, no matter how good it
is.Where it has to be adopted careful thought must be given to the siting
of the hardstanding and therefore the impact of the parked vehicle as
well as the provision of strong structural elements and robust planting
to give the gardens a degree of order and positive impact.
3.1.4 SIGNAGE
The main aim of signage is to impart information in as effective a
manner as possible. Beyond this, signage has a role to play in the
identity and appearance of an area. Corporate signage with a clear
design and graphic identity can be a way to reinforce this character,
though this must be balanced against the possibility that it may
engender an overly ‘estate’ feeling.
Fig. 36 Front gardens to provide privacy can be treated differentlyaccording to degrees to which theymust also be ‘defensible’. Front gardens to owner-occupied homes inquiet environments can be designedwith a lighter touch that those of arented homes in busy streets
Fig. 37 Simple signage, designed to bein keeping with the architectural style
Fig 37
Fig 36
32design brief making places
3.1.5 LIGHTING
External lighting serves two important functions. Firstly there must be
a basic and consistent level of illumination across a scheme to ensure
that there are no dark or shadowy areas that could give rise to
community safety concerns.
The level of this lighting must relate to the uses of the various areas
and can be seen as a general gradient ranging from relatively light and
bright conditions within a core or immediately adjacent to the front
door of a dwelling. Beyond these areas, light levels should gradually
reduce, allowing eyes to adjust naturally until a suitable level is achieved
to blend in with the wider environment. Functional areas including
refuse or bike stores will need appropriate levels of illumination, but
care must be taken not to draw attention to less attractive parts of the
scheme.
The second function is the use of light to enhance a scheme, to
draw attention to special features or to add sparkle. This can be
remarkably effective but it is important to consider the appropriateness
of some forms of decorative lighting in a domestic situation.
In line with our general approach to sustainability it is important that
the following are considered:
• use of low energy lamps
• controlled directional lighting to minimise light pollution
• use of sensor operated lights
Fig. 38 Imaginative lighting can completely transform public spaces in housing environments,but placing impractical demands on maintenance should be borne in mind at the design stage
Fig. 39 An enduring example of successful public art Fig 39
Fig 38
design brief 33 making places
3.2 THE DESIGN AND
CHARACTER OF BUILDINGS
Buildings have a greater impact on the feel and character of a residential area than any other single element.
We want to avoid creating a Moat ‘house-style’, preferring togive our designers the freedom to produce buildings which aredistinctive in their own right, but which are also functional anddemonstrate an awareness of their surroundings. We want ourbuildings to stand out by the quality of the design, but we alsowant them to achieve a sense of fit and belonging to an individual location.
Design integrity is a key issue. The proportions and materialsof buildings, and the style and detailing of windows, doors,balconies and roofscape should have a consistency brought aboutby a common architectural language. Colour also has an important role to play and is not something which should only be‘applied’ as a finishing trade. Consideration about each of theseelements should stem from clearly expressed ideas about thecharacter of the place which is being created.
Fig. 40 and Fig. 41 Two refreshingly different approaches to design add liveliness andinterest to their environmentsFig 41
Fig 40
34design brief making places
3.2.1 BUILDING FACADES
These contribute to the sense of place by providing the enclosure and
backdrop to spaces as well as the face of people’s homes. Proportion,
scale, rhythm, articulation – whether the emphasis is predominantly
vertical or horizontal, the kind of windows, style of detailing and choice
of materials all have a significant impact on the public face of buildings,
and on the character of an environment.
3.2.2 CORNERS
Corners are vital elements of place making.They are important markers
in a streetscape, defining two edges, not just one, and are usually visible
from considerable distances. Increased height is often appropriate at
corners because of the space around them, and as pivotal elements
they can become local landmarks, helping people to orient themselves.
Activity tends to be concentrated at corners and junctions making
them good places for bus stops and shops. Corner windows and
balconies help to accentuate corners and take logical advantage of the
dual aspect. Views out and surveillance are better than from mid-
terrace locations.
Street corners also tend to be good places for larger dwellings
because of the extra frontage and high external wall/floor ratio, making
it easier to provide natural light and ventilation to a larger number of
rooms, but privacy to gardens and rooms in re-entrant corners needs
special care.
3.2.3 COLOUR AND MATERIALS
Colour is an important and often overlooked aspect of the built
environment. It can be used to highlight important elements to improve
legibility, contribute to the making of special places and bring life and
vibrancy to a residential neighbourhood.
Materials bring texture, scale and variety.They need to be carefully
selected to perform well in specific locations and be durable and easy
to maintain.
Fig. 42 and Fig. 43 Two striking solutions to the street facades ofhousing schemes provide residentswith a special sense of identity
Fig 43
Fig 42
design brief 35 making places
3.3 PLAY AND AMENITY
SPACES
To children their whole environment can be a thing of wonder, aplace to explore, to discover, to meet other children and ofcourse to play. It follows therefore that the richer the environmentthe more scope there is for a child to enjoy it.
A well designed, stimulating play area can fulfil many of thesefunctions and is easily recognisable by children and a communityas a safe and good place to be. However a badly designed playarea can be a focus for problems, an eyesore and can offer no realbenefit for the children for whom it was provided.
There is undoubtedly a culture in this country that seeks toavoid risk due to a fear of claims that can spread into children’splay. The problem is that children’s play benefits from andarguably actually requires an element of risk. A sterile and safeplay area will quickly outlive its interest and its use. An exciting,stimulating area in which children can test themselves will last asa valid facility.
In addition to designated play areas, space and opportunity isneeded to run and cycle, to learn new skills such as scooteringand skateboarding, and play informal and imaginative games insmall groups.
Fig. 44 Well designed and laid out play facilities can provide an attractive focal point inpublic spacesFig 44
36design brief making places
A successful design will respond to the following criteria:
• expected age and family profile of the residents
• likely stability of the population.Will families stay and growor will they move on?
• anticipated number of children
• what play opportunities are available within the widerneighbourhood (consider a catchment area of 15 minuteswalking time)?
• siting of the play area – a successful play area must beaccessible - offering safe routes between homes and playsites and be welcoming and well overlooked. A successfulplay area will also be active and noisy
For many years the National Playing Field AssociationsPublication ‘The Six Acre Standard’ has guided local authorityplanners and designers as to the provision of play.Although it hasmany faults, not least its lack of a qualitative analysis of play provision, the standard continues to be a readily understoodbenchmark and serves as a starting point for any strategy.
All new developments should have a considered strategy forthe provision of different types of children’s play, based on ageprovision. The strategy must take into account the current provision in the neighbourhood - sometimes this may be adequate already, or it may be more sensible to improve an existing facility nearby than provide a new one within the development. In other locations, it may be necessary to providenew spaces offering the full range of play provision.
Fig. 45 Sometimes the most heavily used children’s facilities are those least manicured,leaving plenty to the imagination
Fig. 46 An example of informal children’s play in a ‘shared surface’ street Fig 46
Fig 45
design brief 37 making places
3.3.1 TODDLERS (AGES 1 - 4)
Ideally, this space or set of spaces should be located within one minute’s
walking distance of most dwellings.
The space(s) can take many forms from extended seating areas to
purpose-built play spaces. In itself the size is not important but should
be measured against the size and type of development.
It should however have the following qualities:
• be a stimulating and rich environment for children
• provide opportunities for imaginative formal and informal play
• be a safe and welcoming place for children and carers
• be designed in such a way as to discourage use by older children
• be capable of easy inspection and maintenance to check the safety
of equipment and remove any un-safe or unsuitable objects
3.3.2 YOUNG CHILDREN (AGES 4 - 11)
Ideally, this space or set of spaces should be located within five minutes
walking distance of most dwellings.These places are much more likely
to contain some form of recognised play equipment, providing things to
play on and a clear signal about the purpose of the space.
It should have the following qualities:
• offer the maximum possible play value
• provide a rich and stimulating environment with opportunities
for physical activities and challenges as well as scope for real and
imaginative play
• allow for quieter socialising and interaction – not necessarily
directly related to play
Both types of play area should:
• provide seats, picnic tables, litter and recycling bins
• be designed to prevent young children from straying to other
areas and dogs from entering the play space
Fig. 47 and Fig. 48 Striking and innovative play areas retain a freshness and encourageconstant useFig 48
Fig 47
38design brief making places
3.3.3 BALLGAMES
The opportunity to play ball games is extremely important but is difficult
to provide within a residential development.
In larger schemes, a formal ball court with high fenced enclosure
should be considered, but it must be planned in from the start and
carefully co-ordinated with the rest of the scheme. It should be
overlooked but at the same time positioned to avoid causing extensive
disturbance to dwellings. Smaller schemes may benefit from a multi-
purpose hard space, suitable for some ball games and also for riding a bike,
roller skating, playing with remote control toys etc. Such spaces must
be located and designed to discourage use by older children or young
adults who might cause concern or disturbance to the neighbourhood.
Grassed areas are good to use and attractive to look at but even
with regular skilled maintenance will be out of action at times.
Synthetic or hard paved surfaces are more practical.
3.3.4 PROVISION FOR TEENAGERS
Without outlets for older children, particularly on large scale
developments, disturbance, vandalism and graffiti are likely to occur and
cause problems.
‘Teenage shelters’ are unlikely to solve this problem unless part of
a carefully considered strategy which needs to take into account the
needs and facilities of the wider neighbourhood. A number of outlets
including sports facilities and, within an estate environment, places
where young people can gather, meet and ‘hang-out’ without causing
undue nuisance should be provided. Often, these spaces can be
associated with active areas such as ballgames courts or skate ramps
– and invariably work best when achieved through consultation and
involvement with the young people who are likely to use the facility.
Full skate parks are scarce and will draw in teenagers from a wide
radius. They are therefore best situated away from private dwellings
where residents may feel “invaded” by visitors. Full skate parks are
scarce and will draw in teenagers from a wide radius.They are therefore
best situated away from private dwellings where residents may feel
“invaded” by visitors.
Fig. 49 A place to hang out
Fig.50 Rich environments are stimulatingfor childrens play
Fig 50
Fig 49
design brief 39 making places
3.3.5 THE CONCEPT OF A ‘GARDEN TO PLAY IN’
A consequence of providing a designated play area is that only one part
of a community can use it. This may not be a problem where space
is plentiful and other areas are available for people without children,
however, when space is at a premium it can be considered that a formal
play area is too restrictive a use. To combat this problem, consider the
provision of shared garden space which can provide a rich, safe
environment for young children to play in, which can also be used by
the wider community at times when toddlers are not around, and is
easily maintainable.
Where children are in a minority, install a small piece of play equipment
from the start to signal to all that this is a place where children will play.
This can avoid complaints later that children are playing in a garden!
Shared communal gardens are not generally suitable for ball games but
try to design out possibilities. Avoid notices these are impossible to
police and are often a challenge to the young.
Children under 10 should be able to play outside within sight and
sound of home. For houses with a garden, this isn’t a problem. A safe
street/homezone is also fine. For flats this is a real challenge but an
important one. For healthy development children need independent
play but parents also need to oversee and discreetly supervise.
Housing officers spend considerable time and energy trying to
convince parents to be responsible for their children and this is much
more difficult if children can not play near home.
Fig. 51 Informal spaces with multiple opportunties for play can be very successful
Fig. 52 Spaces that are not dominated by play can be comfortable for the community to useFig 52
Fig 51
40design brief making places
3.4 CAR PARKING AND BIKE AND SCOOTER STORAGE
Where and how cars are parked is crucial to the overall qualityof a housing development and to the choices people make abouthow they travel. The level of parking provision and its locationare equally important. Parking is one of the most difficult challengesfacing residential developers.
The need for sustainable development is tending to result inlower parking requirements often 0.3 – 0.5 cars per dwelling inurban locations, but high land values and rising density can stillmake it very difficult to accommodate enough car parking atstreet level and often a range of solutions will be needed.
The parking of bicycles, scooters and motorbikes should alsobe carefully considered rather than being consigned to left overspaces which are often difficult to access.
Fig. 53 Undercroft parking designed as an integral part of this contemporary development Fig 53
design brief 41 making places
3.4.1 IN-CURTILAGE
Generally only suitable at very low densities and even then not a
desirable solution unless the car can be accommodated to the side
rather in front of the dwelling. It can only serve ground floor dwellings
and tends to have a number of negative consequences including:
• eliminating front garden space and opportunities for amenity
and planting
• blurring the distinction between public and private space by
preventing the use of consistent boundary treatments
• removing the opportunity to park on the street outside
• causing conflict between pedestrians and the cars which
cross the footway to park
• reducing flexibility by restricting individual parking spaces
to those home-owners
3.4.2 ON-STREET PARKING
Is sometimes difficult to get adopted, but is desirable because it is:
• convenient for residents and well-overlooked
• efficient in terms of space; making use of access roads for
parking purposes
• can have a traffic calming effect and separate pedestrians
from carriageways
• provides for variations in car-ownership between households
3.4.3 PARKING COURTS
Tend to be unattractive and potentially hostile, unless they are:
• designed for relatively few cars
• overlooked by adjoining houses or by buildings entered from
the parking area
• well lit and possibly secured
• augemented by carefully designed soft landscaping
Fig. 54 Good example of carefully integrated parking bays
Fig 54
42design brief making places
3.4.4 UNDERCROFT PARKING
Putting car-parking at ground level beneath buildings saves space and is
cheaper than underground parking but can have negative consequences:
• often dark spaces which can encourage anti-social behaviour
• where cars are visible from the street, this undermines the
benefits of live frontage
• shielding the cars with dwellings is usually preferable but the
dwellings will normally be single aspect and unable to have
private gardens in these situations, making it difficult to provide
adequate amenity space
• structure required to support the housing above needs to relate
to the dimensions of the building which are often not compatible
with a parking grid, resulting in wasted space or areas which are
difficult to manoeuvre into
3.4.5 UNDERGROUND PARKING
The advantages of land preservation for building or open space and the
fact that the cars are hidden from view, have to be weighed up against
difficulties associated with:
• high costs, making some form of subsidy likely to be necessary
for tenants of affordable dwellings
• the need for a large number of cars (70-100), in order to justify
the space and cost of the entrance, exits and ramps
• remoteness of cars from dwelling, (Secured by Design prohibits
direct entry from car-parks into building cores)
• management and security issues especially in mixed tenure
situations, or small developments in which CCTV monitoring is
not a viable option
• deep and expensive transfer structures unless the structural grid
of dwellings can be reconciled with parking grid
• achieving sufficient natural ventilation, especially coupled with
the need to achieve level access to the dwellings above
Fig. 55 These private garages are welldesigned but still have a detrimentalimpact on the streetscape
Fig. 56 An open feel make this parkingarea feel safe and pleasant
Fig 56
Fig 55
design brief 43 making places
3.4.6 STACKED PARKING:
Multi-storey car parks are rarely appropriate for residential developments,
as they too need to be on a large scale to be economically viable and have
numerous security and management implications. Car-stacking systems
may be worth considering where space is very tight as an alternative to
underground parking, but there are significant considerations.They are:
• only workable when residents can operate the mechanism
which allows them to access their own cars
• very unattractive where the stackers are visible and exposed
• expensive when the stackers are enclosed and then suffer from
some of the draw-backs of multi-storey parking
• subject to high maintenance costs and potential for
mechanical failure
3.4.7 PARKING FOR WHEELCHAIR USERS:
Conventionally, needs to be close to the dwelling entrance, under cover
and with a covered route to the entrance. In practice, this is only
achievable in-curtilage, so compromises have to be accepted where this
is not an option:
• on street, close to a shared or individual dwelling entrance is
acceptable provided that the space is designated
• a parking court or undercroft solution can work well and offers
the potential for cover but is subject to the same constraints as
general needs parking in these areas
• underground or multi-storey will almost invariably fail to provide
proximity to the dwelling entrance and can only work at all
if lift-served
• a drop-off zone immediately adjacent to the entrance, in
conjunction with any form of remote parking will only provide
an acceptable solution when the disabled person is not the driver
Fig. 57 and Fig. 58 Robust plantingminimises the visual impact ofparked cars
Fig 58
Fig 57
44design brief making places
3.4.8 INDIVIDUAL GARAGE PARKING
Not a common solution but can be used in areas of flood risk where
ground floor areas are not able to be occupied. Care is needed to avoid
a deadening of the frontage with too many garage doors. Garage spaces
need to be large enough to use comfortably. Cramped space and
difficult access often leads to the garage being used for storage while
the car remains parked outside.
3.4.9 BICYCLE AND SCOOTER STORAGE
This is now a normal planning requirement for most schemes, especially
those where car-parking provision is low.
Local Authority requirements vary and need to be checked at an
early stage, but often one space per dwelling, or even more, is required.
Storage provision for residents’ cycles must be secure, covered, easily
accessible, well-lit and overlooked.
3.4.10 IN-CURTILAGE
Usually suitable only for ground floor dwellings; bikes and scooters can
be stored in the front garden, (rear garden if accessible), or in the porch
of a dwelling. Storage on a balcony or roof terrace can be an acceptable
solution for bicycles if space permits and the balustrading provides a
good degree of screening. However, the bike will need to be carried
upstairs or taken up in the lift and carried through the dwelling which
is not ideal, and not practical for elderly people or children.
Wheelchair homes and homes for the elderly should include provision
for the storage and recharging of electric mobility scooters.
Fig. 59 and Fig. 60 Simple but well-designed street-side cycle stores Fig 60
Fig 59
design brief 45 making places
3.4.11 SINGLE LOCKERS
Require little maintenance and control, and work well in groups in a
courtyard or other shared space at ground level, but are reasonably
expensive and space-consuming.
3.4.12 SHARED STORES
Need more maintenance and control but require less space per cycle
or scooter. Lockable individual hooks, hangers or stands will normally
still be required within the store.
3.4.13 OUTDOOR HOOPS AND STANDS
Have low visual impact but are not usually covered and rely on a
padlock for security making them more suitable for temporary (visitor)
cycle and scooter storage.
Fig. 61 Less secure than other formsof cycle storage, hoops are a cheap,practical option for short term cycleparking
Fig 61
46design brief making places
3.5 HOUSEHOLD REFUSE
AND RECYCLING
The approach to dealing with refuse is changing rapidly. Moataims to ensure that all new developments are designed as far aspossible to be future proofed against these changes.
Local Authorities will be compelled to increase the amount ofrefuse they recycle to meet targets. Put simply, the approximatecurrent level of recycling of between 10% and 20% must increaseto around 80% within the next decade. A complete reversal ofthe current position will obviously have a considerable impact onthe way in which waste is stored and collected. Until recycling isan automatic response the process can be encouraged by making it as easy and accessible as possible.Key considerations are;
• type of collection vehicle and preferred type of storage container
• whether the local authority sorts out recycling centrally or requires sorting at source
• wider publicly accessible recycling centre locations.
• underground refuse storage has a positive impact on streetscape, by removing potentially large, unsightly and bad smelling storage areas to below ground Particularly beneficial on denser developments or estate refurbishment.This benefit has to be measured against the cost of installation and can only be considered in areas where local authorities have the equipment and the will to deal with this kind of storage
• compactors; consider whether the development is large enough to allow the use and management of a compactor
Fig. 62 Meeting the demands of local authority’s waste requirements calls for innovativesolutions as illustrated here if waste is not to become an unsightly eyesore Fig 62
design brief 47 making places
1 a green travel plan
• pedestrian, cycle and vehicular movement
• links to public transport networks
• parking strategy and cycle storage
2 urban design and character
• scale, height and massing
• style, details and materials
3 open space strategy
• location and linkage of spaces
• play provision
• materials, planting and maintenance
4 scheme content
• residential density, mix and tenure
• cultural diversity and special needs
• non-residential uses
5 environmental protection
• ecological assessment and protection measures
• detailed tree survey and assessment
• water and energy conservation and use of renewables
• reduction in CO2 and other harmful emissions
6 refuse and re-cycling
• storage and collection?
7 access strategy
• inclusive approach
• access to dwellings
• Lifetime Homes and wheelchair units
8 security and safety
• approach based on Secured by Design compliance
• general layout principles
• building cores
• lighting and signage
9 consultation and participation
• informing and involving residents in the design process and in the future
• community consultation, projects and public art
10 flexibility over time
• buildings and spaces which can be owned and shaped by the community
• how individual dwellings can be adapted
• durability, management and maintenance
11 innovation
• new techniques including Modern Methods of Construction (MMC)
• the impact of IT and other new technologies
• anticipating future trends
3.6 REVIEW
At the end of outline design Stage C, are the following strategies in place and are they all sustainable over time?
48design brief Section B how to approach the design of Moat homes
SECTION B
HOW TO APPROACH
THE DESIGN OF MOAT
HOMES
4.0 THE DESIGN OFSHARED SPACES, INSIDEAND OUT
5.0 THE DESIGN OFPRIVATE SPACES, INSIDEAND OUT
design brief 49 the design of shared spaces inside and out
4.0 THE DESIGN OF
SHARED SPACES,
INSIDE AND OUT
4.1 CORES AND CIRCULATION
AREAS
4.2 COURTYARDS AND ROOF
GARDENS
4.0 THE DESIGN OF SHARED
SPACES, INSIDE AND OUT
Shared spaces are becoming increasingly important. As density rises,proportionately fewer households canhave their ‘own front doors’ and privategardens, so some everyday activitiesinvolve the use of shared space.
Good design and management -and a shared sense of ownership and responsibility amongst residents - are essential.
50design brief the design of shared spaces inside and out
4.1 CORES AND
CIRCULATION AREAS
For the residents of a block of flats, the shared entrance and circulation areas are often perceived as an important extensionto the home – and for visitors they must offer a safe, welcomingenvironment which gives easy access to each dwelling through acombination of efficient design and layout and clear signage.
Poorly designed or managed spaces can quickly become high risk areas in terms of security, anti-social behaviour and wearand tear.
Earlier sections of this brief talk about where cores are locatedand how many dwellings they should serve. These decisions areoften taken at a fairly early stage in a project - as the overall masterplan or site layout is being developed - and getting themright is crucial to the long term success of a scheme.
As described in Chapter 2.0, we welcome the provision ofmixed tenure cores, but only where the proportion of affordablerented homes and dwelling mix are carefully balanced. Theremust be sufficient households to keep service charges reasonable,(especially where lifts are involved), but at the same time, overalluser numbers and child density must be kept at manageable levels.These considerations will affect the distribution of mixedand tenure as well as the way in which dwellings are grouped andstacked. In most cases, shared internal space is best kept to a practical minimum and should be naturally lit and ventilated.Finishes must be robust and all spaces must be easy to clean and durable.
Fig. 64 Another example of high quality common circulationFig 64
design brief 51 the design of shared spaces inside and out
4.1.1 ENTRANCE LOBBIES
These essential transitional spaces act as a threshold between the
internal and external environment and serve important functions in
relation to both. They should be attractive and obvious from outside,
providing shelter and security.
Internally, they must be light and welcoming, usually with some dirt
control matting and enough space to accommodate a large family
or group of friends without feeling cramped. The lift and stairs should
be obvious on arrival, and the final exit route from the stair must also
be evident.
Entrance areas also provide opportunities for personalisation with
artwork. Notice boards can help to promote community interaction
and avoid damage to walls from adhesive tape etc.
4.1.2 ACCESS AND SECURITY
An intercom system is required to all entrances serving more than one
dwelling. A digital system will be appropriate in blocks
serving eight units or under and should include a video entry phone
where there are eight units or more unless a separate cctv system is
included.
Access and security are simplest when there is single point of control.
Dual or multiple entrances should be avoided and even dual exits can
cause complications. Very careful design is needed in situations where
more than one entrance or exit occurs and these include;
• gated schemes or parts of schemes where there is controlled
access to a space, usually external, before the shared entrance
door is reached
• secondary control doors at internal landings, usually required by
‘Secured by Design’ when more than 5 dwellings are grouped on
a landing
• underground car-parks which give direct access to controlled
courtyards or entrance lobbies
• secondary escape stairs
Fig 66
Fig 65
Fig. 65 Dramatic entrance coresoften add a signature to flats whichmight otherwise appear to have ananonymous street presence
Fig. 66 Generous external canopiesalways make the entrance to flats amore relaxed experience both forresidents and visitors, especially inbad weather
52design brief the design of shared spaces inside and out
4.1.3 POST AND DELIVERIES
Ideally, it should be possible to deliver post from the outside of a building
and collect it from inside. Where large numbers of dwellings and
insufficient external wall area make this difficult, post boxes should be
sited inside the entrance lobby, and this should be separated from the
rest of the circulation space by a controlled door.
Where the lift and /or stairs can not be separated in this way, landing
doors should be controlled. Individual, lockable post boxes, capable of
taking A4+ envelopes should be provided, but larger items are still
problematic and will normally need to be delivered by arrangement.
4.1.4 METERS AND SERVICES
Remote metering is preferable in large multi-storey developments, but
where this is not possible, meters for upper floor units should be located
in lockable stores at street level rather than accessed through the
building. Meters inside entrance lobbies need to be concealed in
lockable cupboards.
Service risers should be designed in at an early stage and normally
require discreet access at each floor level. Automatic opening vents,
(AOV’s ) are costly and space consuming.Where these are unavoidable,
they need to be carefully designed to function adequately but have low
visual impact.
4.1.5 LIFTS
We prefer all upper floor dwellings to be lift served, but lifts are
expensive in terms of capital cost and on-going maintenance - passed
on to tenants as service charges. Requirements should be established
on an individual project basis, but as a minimum;
• at least one eight person lift is required to serve dwellings on or
above the third floor;
• at least two eight person lifts are required to serve dwellings on
or above the seventh floor;
• at least one ten person lift is desirable in large schemes;
The benefits of lift access have to be balanced against cost, and we
usually restrict cores to a maximum of 30 dwellings and prefer to aim
Fig. 67 A narrow, covered spacebetween buildings provides accesssto large number of dwellings and isalso a place in its own right
Fig. 68 Secure post boxes incorprated into a communal entrance area
Fig 68
Fig 67
design brief 53 the design of shared spaces inside and out
for 18-25 units per core. Lift service charges tend not to be affordable
when shared between less than fifteen households, and more
reasonable when shared between 20 or more. The user profile
established for the core will be useful in determining the optimum
balance for an individual situation.
4.1.6 INTERNAL CORRIDORS
These need to be suitable for use by wheelchair users, but may need to
be even wider where there are large numbers of occupants. Long
corridors, blind spots and deep recesses should be avoided. Creative
and economical lighting solutions will be needed where daylight is
limited to provide an acceptable daytime environment.
Sound can be a problem where hard surfaces predominate, so
acoustic ceilings should be considered.
4.1.7 ACCESS GALLERIES
Open decks are suitable for some schemes but not all, and tend to
work better when they overlook shared outdoor space rather than
private gardens. When there is a single means of escape, they often
permit larger numbers of dwellings to be served by a core than would
be possible with enclosed corridors. They also allow residents to ‘stay
outside’ until they reach their individual front door and can provide
spaces for informal interaction between neighbours, and sitting out.
The implications of this and the potential for storage of personal items
have to be carefully managed to avoid obstruction or untidiness.
Galleries need to be wide enough to turn a wheelchair unless
frequent turning spaces are provided, but the optimum width will
depend on the number and type of dwellings served. They should be
adequately lit for safe night-time use without causing glare to residents
or neighbours and solid floors are required to reduce sound transmission.
Living areas and principal bedrooms should not generally be located
on galleries. Ancillary spaces including kitchens, bathrooms and some
single bedrooms work well and their windows provide useful cross-
ventilation to dwellings which might otherwise be single aspect - had
they been served by an internal corridor rather than an open gallery.
Fig 70
Fig 69
Fig. 69 and Fig. 70 Open access galleries need not conform to theirpoor reputation, so often associatedas a trademark of ‘social housing’.Generous widths, bridges and lightwells to provide privacy to flatsopening off them, together with highquality detailing and planting cancreate pleasing and sociable environments
54design brief the design of shared spaces inside and out
4.2 COURTYARDS AND
ROOF TERRACES
Shared courtyards can compensate well for lack of individualgardens and can usually provide enough room for safe, active playand group activities - as well as space to relax and unwind.
They can encourage neighbourliness and, especially in newdevelopments, provide opportunities for people of all ages tomeet and get to know each other.
Like shared indoor spaces, they can fail over time unlessdesigned with end users in mind and are well managed.Consultation with residents at the design stage is often the keyto success.
Shared courtyards are used by a specific group of residentswho normally overlook the space and have direct or easy accessto it. They are usually secure spaces at the rear of dwellings -away from the street - and may be at ground level, raised abovea car-park or on a podium over a non-residential building.Overlooking by residents, provides passive surveillance whichoften moderates anti-social behaviour and makes the courtyardssafe places to play.
The size and proportion of the space is important both inrelation to the scale of the surrounding buildings, and to the sortof activities which it can accommodate. Ensuring that it looksgood in the winter and that part or all of it is suitable for all yearround use is a significant benefit.
Fig. 71 As densities have increased and open space at ground level becomes scarcer and often shaded from sunshine, schemes are taking advantage of the latesttechnical improvements in waterproofing flat roofs, to provide recreation spaces atroof level, even to the extent of creating gardens with grass, planting beds and shelter from the sunFig 71
design brief 55 the design of shared spaces inside and out
4.2.1 FUNCTION
If they are large enough, shared courtyards can be multi-purpose areas
providing space to play, sit, meet friends etc but the surrounding
dwellings, especially at ground level, need privacy and protection.
Design must discourage ball-games and other unsuitable activities but
noise levels and disturbance can still be considerable and smaller spaces
may work better for visual amenity rather than regular activity.
4.2.2 ACCESS AND SECURITY
Access is usually via a secure entrance or entrances, often the core or
cores of the surrounding building or buildings. In addition, there is
often a direct link from the private rear patios or gardens of adjoining
ground floor dwellings. Maintenance is much easier if access can be
directly from the street into the space rather than through the
building, but this creates an additional entrance which must be secured.
Multiple entrances need especially careful control to ensure that the
courtyards and buildings which give access to them can not be entered
by unauthorised people.
4.2.3 PRIVACY
Privacy can be harder to achieve in courtyard situations especially in
dwellings or gardens in corners or next to shared cores. A small
private patio or garden area with some form of screening (though not
necessarily a secure fence or wall) should be provided to dwellings at
courtyard level as a buffer between homes and the shared
space beyond.
4.2.4 MATERIALS
Materials should reflect the anticipated use of the space. Hard surfaces
and tough edges will wear well in heavily used areas but will tend to
reflect and amplify sound.
Fig 73
Fig 72
Fig. 72 Dramatic sculpture within thecourtyard cleverly combines art withthe practical function of ventilatingthe underground car park
Fig. 73 A large multi-purpose courtyardrimmed with private gardens
56design brief the design of shared spaces inside and out
4.2.5 PLANTING
Good planting turns a dull, uninviting space into a green oasis but
watering and maintenance will be crucial to success. An irrigation
system utilising grey water should be considered. Where courtyards
are on the roof of a building or on top of an underground car park,
planting schemes must be realistic, accepting that large trees and thirsty
plants will not flourish.
4.2.6 LIGHTING
Creative lighting can make spaces more useful, attractive and safer by
including:
• different levels of functional lighting.A full scheme for the
active night-time hours and a reduced scheme for the quiet
part of the night
• decorative and feature lighting.A few cleverly used lights can
dramatically increase the drama or ambience of a space
• fittings which are appropriate to the scale of the space such
as low level or building mounted lighting, designed to reduce
glare, especially into bedroom windows.
4.2.7 ARTWORK AND SCULPTURE
Public art can be successfully incorporated in the design of shared
courtyards, sometimes combining visual amenity with practical functions
such as play, seating or ventilation.
4.2.8 HIGH LEVEL TERRACES
Shared high level terraces can provide significant amenity and excellent
views but they are more difficult to access, supervise and manage than
lower level courtyards. They tend not to be well overlooked and are
not suitable for unsupervised play or ball games.Fig. 74 Robust low maintenanceplanting softens this functional space
Fig. 75 Public art can make a valuablecontribution to a residential environmentand provide a good opportunity toconsult and involve residentsFig 75
Fig 74
design brief 57 the design of private spaces inside and out
5.0 THE DESIGN OF
PRIVATE SPACES,
INSIDE AND OUT
5.1 INSIDE THE DWELLING
5.2 GARDENS, BALCONIES AND
ROOF TERRACES
5.0 THE DESIGN OF PRIVATE
SPACES, INSIDE AND OUT
Private space is hugely important – arguablymore so in higher density environments.
Every Moat home should be a goodplace to live. We want our residents tofeel proud as they open their garden gateand front door, and for their homes andprivate outside spaces to be comfortable,secure and functional.
58design brief the design of private spaces inside and out
5.1 INSIDE THE DWELLING
Space is an increasingly valuable commodity. We aim to ensurethat all space, large or small, is designed to give value for moneyand maximum benefit. Living with poor quality or inadequatespace puts pressure on individuals and families.
Family homes are a key priority for us.They need to providean appropriate balance between social space where families cando things together and personal space where people can be ontheir own.
Layouts should be practical and efficient. Living spaces are themost important areas of every home should achieve the bestpossible aspect, be connected to eating and cooking areas andhave good access to private outside space.
Adequate storage space is another high priority for our residents.
Needs change over time so some flexibility to change the layoutof dwellings or to use spaces in different ways is important.
Fig. 76 Internal planning, particularly the ‘open planned’ living area needs to be developedwith the eventual type and size of household in mind. Open plans, much beloved insmall flats where space is at a premium, may not be as much benefit in homes withseveral children as an extra living space, especially in flats at higher densities
Fig 76
design brief 59 the design of private spaces inside and out
5.1.1 SPACE STANDARDS
Our own minimum space standards for affordable dwellings are given
below and conform to the suggested range given in the Housing Quality
Indicators. Requirements for homes for private sale vary according to
location and demand and will be advised on an individual project basis.
Ensuring that dwelling layouts are efficient and practical and that
every space is usable is just as important as overall area. Extended
circulation tends not to provide useful compensation for lack of space
within rooms.
Recent GLA guidance proposes minimum recommended space
standards for living, eating and cooking areas and for bedrooms and
storage. The recommendations are reproduced in the table opposite
and we support this ‘functionality-based’ approach.
THE PROPOSED BASELINE STANDARDS ARE:
1. the minimum floor area for the cooking, eating and living areas is to be:
K/D/L1p 22
2p 22
3p 24
4p 27
5p 30
6p 33
7p 36
NB: Cooking, eating and living areas exclude any utility area or space taken up
on plan by staircases or hallways/corridors connecting these areas.
2. The minimum floor area for bedrooms to be based on:
a) Aggregate bedroom areas to be no less than 7m2 per single bedroom and
12m2 per double/twin bedroom provided AND
b) Each bedroom to have a minimum internal floor area of 6.5m2 for a 1 person
bedroom, and 10m2 for a 2 person bedroom15.
NB1: in larger dwellings each bedroom does not have to be at least 7m2 or
12m2 floor area; the designer is free to distribute the total amount of
space among the bedrooms as they see fit so long as the aggregate
space equates to the minmum requirements stated AND the individual
rooms meet the minimum requirement of 6.5m2 and 10m2 noted above.
NB2: ensuite bathrooms or shower rooms do NOT count towards
this minimum.
NB3: the floor space taken up by built in wardrobes in bedrooms counts
towards the bedroom floor area.
3. Storage cupboards: 1m2 floor area for 1p dwelling plus 0.25m2 per
additional person.
MOAT PREFERRED MINIMUM DWELLING AREAS:
AFFORDABLE RENT AND SHARED OWNERSHIP
UNIT TYPE BED SPACES MIN FLOOR AREA M2
1 bed 2 46
2 bed 3 61
2 bed 4 67
2 bed 4 76
3 bed 5 86
4 bed 6 101
most typical flat/apartment types
most typical house/maisonette duplex types
Source: GLA recommended space standards 2006
60design brief the design of private spaces inside and out
5.1.2 DESIGN AND LAYOUT
There are no formulae or pattern books for the design of dwellings, but good layouts can be characterised by some key principles.
Checklist of basic priorities to consider for every dwelling rooms.
1. does the orientation of the dwelling allow for direct sunlight?
• the principal living space should receive some sunlight for a
reasonable proportion of the day.
2. does the aspect of the dwelling provide good views out?
• all dwellings should have a pleasant outlook; especially from the
principle living rooms and when occupants are seated.
• a view out to a shared courtyard may be acceptable as the
principal aspect, but a visual connection with the street or other
part of the wider neighbourhood is also desirable.
3. are natural light levels acceptable throughout the dwelling?
• even with full-height windows natural light does not penetrate
much beyond 6-7m so spaces which only have windows at one end should not be deeper than this.
• light levels for dwellings in narrow streets, where neighbouring
buildings are tall and for dwellings in courtyard situations, can be
poor - especially on the lower floors. Dwelling frontages and
windows sizes in these situations need to be proportionality
larger, and floor to ceiling heights which exceed 2400 mm
should be considered.
4. will natural ventilation be adequate?
• single aspect dwellings are usually undesirable because they
cannot achieve natural cross-ventilation.
• opening lights should allow for different levels of natural ventilation
and rooms with frame doors only should be avoided, as night-timeventilation is difficult.
5. is over-heating in summer likely to be a problem?
• solar shading devices should be considered to south and west
facing rooms with large areas of glazing.
• lightweight construction has a low thermal mass and can result
in more severe overheating.
6. how does the dwelling relate to its private outdoor space?
• ideally all dwellings should connect directly to some private
outside space.
• where this is a rear garden, and the only means of access is
through the dwelling, access from the kitchen or kitchen/dining
room is preferable subject to orientation.
7. do internal spaces relate well to each other?
• we usually require that access to all principle rooms (and stairs
where provided) is provided from circulation areas, but in 1b
and 2b dwellings it is acceptable to enter kitchens from living areas.
• living, eating and cooking spaces should be connected or
closely related.
• some flexibility in how spaces can be used is desirable.
8. is there adequate storage space?
• proportionally more storage space is required in larger homes.
• extra internal storage is needed in homes without garden
storage space.
9. is an efficient services layout possible?
• it makes sense to group rooms which need a water supply, and
therefore have a drainage requirement, as closely as possible.
• In multi storey buildings services which pass through lower
floors should be minimised and concealed but accessible.
10. is there somewhere to dry washing?
• we try to give families a rear garden with space for a rotary
clothes line.
• where this is not possible, there needs to be space in the
dwelling - preferably in a utility area - for a vented tumble drier.
• our minimum requirement for all other dwellings without a
garden is space for a washer/drier.
design brief 61 the design of private spaces inside and out
5.1.3 LIVING, EATING COOKING AREAS
These spaces are at the heart of every home – especially the main living
area which should occupy the prime position in each dwelling in terms
of aspect and orientation.
Window cill heights should be low enough to provide views out
when people are sitting down.
open plan - or separate living, eating and cooking areas?
Our requirements vary for different tenures and for different locations,
but our general preferences are summarised here:
• we prefer living rooms with separate kitchen/dining rooms in
affordable family homes – and require two ‘family spaces’ in all
dwellings for 5 people or more.
• living/dining rooms with separate kitchens are less popular than
kitchen/dining rooms, but are preferable to fully open plan
arrangements for families in affordable homes.
• fully open plan areas for living, eating and cooking are often
preferable in 1 and 2 person units because they feel more
spacious than separate rooms.
• usually they are also acceptable for the majority of 3 and 4
person dwellings for outright sale, but only for a minority of
affordable dwellings of this size.
• living spaces should be wide enough to allow families to sit
together as a group and accommodate friends comfortably.
(3.0m is our minimum requirement, but we prefer at least 3.5m)
• in all open plan layouts the kitchen area should occupy a
distinctly separate part of the room and be designed to receive
an impervious floor finish.
• washing machines and tumble driers should be in utility spaces,
stores or bathrooms rather than in kitchens when these are part
of open plan living areas.
Fig 77
Fig. 77 Cut away 3-dimensional drawings illustrate the character andrelationship between internal spaces
62design brief the design of private spaces inside and out
5.1.4 BEDROOMS, BATHROOMS AND EN-SUITES
Affordable dwellings tend to be fully occupied and twin bedrooms are
usually shared by siblings. They must therefore be large enough to
provide ‘separate territory’ and some should be capable of sub-division.
The size of the second bedroom is less important in homes for out-
right sale in homes which are likely to be under-occupied. In all homes
for 5 people or more, at least one single bedroom should be provided.
how many bathrooms?
• a bathroom with bath, wc and hand basin is required in all
general needs dwellings except studio flats which may have a
shower instead of a bath;
• 2 separate wcs are required in all homes for 5 or more people;
• 2 separate ‘washing rooms’ are required in all homes for 6 or
more people, and the second should normally be a shower room.
• en-suite shower rooms are required in private sale homes for 3
or more people; (this will also satisfy the requirement for the
additional wc for 5 or more people and the second washing
room in homes for 6 or more people)
5.1.5 CIRCULATION AND STORAGE AREAS
Halls and landings provide a necessary buffer zone between rooms,
protecting the privacy of the rooms they serve. Adequate storage
space is essential for all dwellings - without it, other spaces become
cluttered and tensions tend to arise.
what kind of storage?
• entrance halls should provide space to hang coats and store shoes.
• general storage should be dispersed throughout the dwelling and
is more useful when accessed from circulation than from rooms.
• shallow storage is more useful than deep cupboards and there
should be a combination of full-height space, (for brooms and
ironing boards), and smaller spaces with shelving.
• clothes airing space with slatted shelving and a heat source
is required.
Fig. 78 and Fig. 79 Practical well-proportioned rooms and good qualityfittings make spaces easy to live in
Fig 79
Fig 78
design brief 63 the design of private spaces inside and out
• cupboards with doors are much tidier than open storage and
doors should normally open out except for large ‘walk-in’ stores.
• space for general waste and segregated recycable materals is
needed in kitchens or utility areas, in upper floor dwellings.
• storage for ‘dirty items’ should, where possible, be outside the
dwelling. In houses or flats with gardens this can be a garden
shed or purpose built store. Ground level storage, remote from
upper floor flats is often problematic and is usually more
practical and secure inside the dwelling unless it can be neatly
incorporated into the design of an access gallery or private
balcony. Where it is within the dwelling it needs to be additional
to the general storage requirement.
5.1.6 LIFETIME HOMES
‘What makes a Lifetime Home is the incorporation of 16 design features thattogether create a flexible blueprint for accessible and adaptable housing inany setting.The Lifetime homes concept increases choice, independence andlongevity of tenure, vital to individual and community well being’. (HabintegHousing Association)
Where required by a Local Authority we will incorporate Lifetime
Homes standards in our new homes.
5.1.7 WHEELCHAIR HOUSING
In accordance with Local Authority requirements, we usually provide a
number of fully equipped affordable dwellings for single people who use
a wheelchair and for families which include a chair-bound member.
The Wheelchair Housing Design Guide (second edition), published
by Habinteg working with Stephen Thorpe, is our usual standard for the
design of wheelchair housing.
Fig 81
Fig 80
Fig. 80 and Fig. 81 Simple, but flexiblelayouts to family dwellings whichmeet Lifetime Homes standards andhave efficient circulation and goodconnections between rooms
64design brief the design of private spaces inside and out
5.2 GARDENS, BALCONIES
AND ROOF TERRACES
Outside space provides valuable amenity and takes pressure offinside space. We aim to provide some form of private outdoorspace for every dwelling.
Where possible,we house larger families at ground level.Heretheir homes will have a front garden or privacy zone which provides an entrance area and refuse enclosure.The rear gardenwill have space to play, relax, dry washing and store outdoor things.
For many smaller households, and for an increasingly largeproportion of all dwellings in higher density developments,private gardens are not possible so balconies and roof terracesare needed instead – often supplemented by shared outside space.
Fig. 82 Recognisable styles of external design may forge a real sense of ownership forresidents, as evidenced by this example of a tenant management cooperative, inwhich the householders clearly approve of the decisions they helped to makeFig 82
design brief 65 the design of private spaces inside and out
5.2.1 FRONT GARDENS
Front gardens can make a vital contribution to the streetscape and
also fulfil a number of practical functions. They need to provide a
consistent and robust edge to the street or adjoining public space
whilst allowing for a degree of individual choice and expression. All
ground floor dwellings should have a front garden or delineated zone
of defensible space.
Design checklist for front gardens
• front gardens increase privacy to ground floor dwellings.The
garden depth and boundary treatment are essentially
streetscape issues but will affect the degree of privacy achieved.
Screening needs to be balanced with maintaining views out
from windows.
• by nature, front gardens are rarely secure, but they work by
providing a zone which is identifiably under private control. A
well designed gate, detailed as an integral part of the boundary
wall or fence, reinforces this. Enclosures which are too tall not
only reduce the outlook from the dwelling, but also create places
in which to conceal rubbish and unwanted items or provide
opportunities for lurking.
• access to a ground floor dwelling is normally achieved through
the front garden, and the route from gate to front door should
be direct. Where the dwelling is entered elsewhere, e.g. from a
shared entrance, access to the front garden is needed from the
dwelling, and should be from a living room or kitchen, not a bed
room. Secure doors are needed in this situation and they should
not be easily mistaken for the dwelling entrance.
• refuse and recycling materials are usefully stored in front
gardens, but must be screened or enclosed to reduce visibility
from the street and from within the dwelling. Policies and habits
are changing, so flexibility and allowance for expansion is useful.
• utility meters usually need to be at the front of dwellings, and the
front garden provides opportunities for concealment, by
integration into the bin store enclosure or the inside face of the
garden wall.Fig 84
Fig 83
Fig. 83 An unconventional ‘front garden’ treatment provides an appropriate response to the need forprivacy in a semi-public setting
Fig. 84 A well-defined street edgewith a consistent boundary treatmentproviding clear separation betweenpublic and private areas
66design brief the design of private spaces inside and out
• planting can make a valuable contribution to the greening of a
street and increase privacy, but can be detrimental if not
maintained, or allowed to grow too tall. Informal, evergreen
hedging plants work best, and raised or ground level plant beds
usually need to be at least 750mm deep in order to support
healthy growth. Where significant planting is envisaged, a water
butt should be provided.
5.2.2 REAR GARDENS
Private back gardens are especially important for families and provide
space to play, relax and socialise, taking pressure off indoor space.
Design checklist for rear gardens
• rear gardens are normally secure in terraced situations where
they back onto other gardens or shared courtyards. Adjoining
a street or other public place, the boundary fence, hedge or
wall should normally be high enough to deter jumping or
climbing over (1800mm is our usual standard), and any gates
should be lockable and as secure as the rest of the boundary
• orientation should be such that some part of every garden will
receive direct sunlight at some time in the day. Overshadowing
by buildings trees and hedges should be minimised and the
eventual height of planting needs to be considered
• over-looking should be minimised by careful design and layout,
but privacy screening devices are still likely to be required to
all boundaries, and should be robust and of appropriate height.
• level access is required from the dwelling to the paved area of
a garden and the remainder should also normally be on one
level or with ramps or slopes not exceeding 1:12
• garden size should be appropriate to household size.Very
narrow gardens offer limited potential for activities
• a hard paved area should be provided adjacent to the dwelling.
It should be large enough for occupants to eat outside.The
rest of the garden should normally be turfed if it is large
enough to make a lawn worthwhile
Fig. 85 and 86 Well designed gardensmake ideal external roomsFig 85
design brief 67 the design of private spaces inside and out
• sockets for rotary clothes lines are required to all rear gardens
except where these are too small or highly visible to be appro
priate, for example, where small rear gardens fringe a shared
courtyard with only nominal separation
• sheds should be provided for affordable dwellings where the
gardens are large enough to accommodate them and where they
would not spoil the outlook from the dwelling or neighbouring
properties. Elsewhere, some form of built-in storage integrated
with, or close to, the dwelling is preferable.
• services should include an outside tap with drainage gulley,
outside light to patio area, (switchable from inside and outside),
and a weatherproof power socket
5.2.3 BALCONIES AND ROOF TERRACES
Private balconies and roof terraces are valuable for residents of upper
floor dwellings fulfilling some, though not all, of the functions of a
private garden and often offering better views out.
Design checklist for balconies and roof terraces
• the orientation of balconies and roof terraces should ensure
that they receive direct sunlight at some point in the day and
have a pleasant outlook. They may be at the front or rear
of dwellings
• adjoining balconies require privacy screening between them. It
may also be appropriate for balustrading to provide a high
degree of privacy to reduce overlooking from opposite windows
or balconies, or from the street
• access to a balcony or terrace should normally be from the
principal living room and ideally be level or involve only a
nominal step
• they should be large enough to seat all household members with
a small table. (minimum depth should be 1200mm; 1500mm
is preferable)
• exposure should be considered in relation to orientation, local
climate and building height. Inset or partially enclosed balconies
provide more shelter and in high or very exposed conditions, a
winter garden may be more appropriate Fig 88
Fig 87
Fig. 87 and Fig. 88 Generous, usablebalconies and roof terraces enhancethe whole experience of living inflats, reduce the sense of tall buildinginduced claustrophobia and add awhole extra sense of space to internalliving areas
68design brief the design of private spaces inside and out
• balustrading should be robust and durable and especially for
family dwellings should normally provide a degree of screening
• clothes drying on balconies and terraces is problematic and
looks very untidy. Where lines or racks are provided on
balconies, they should be at or below balustrade height
• storage of bikes, toys and gardening equipment on balconies is
also untidy and should be avoided by the provsion of adequate
inside storage unless a practical built-in store can be provided as
part of the design of a semi-enclosed or inset balcony
Fig. 89 Neat balconies are carefullydetailed as part of the external fabricof the building
Fig. 90 Where flats are orientatedwith their balconies facing duesouth or west, stacking them oneabove the other is not necessarily adisadvantage,a s a degree of shadingmay be an advantage
Fig 90
Fig 89
70
APPENDICES
A1 BUILDING FOR LIFE
A1 DEFINITIONS
A2 PROJECT SHEET SUMMARY
A3 BIBLIOGRAPHY
A4 PHOTOGRAPHY CREDITS
CHARACTER
1. Does the scheme feel like a place with a distinctive character?
2. Do buildings exhibit architectural quality?
3. Are streets defined by a well-structured building layout?
4. Do the buildings and layout make it easy to find your
way around?
5. Does the scheme exploit existing buildings, landscape
or topography?
ROADS, PARKING AND PEDESTRIANISATION
6. Does the buildings’ layout take priority over the roads and
car parking, so that the highways do not dominate?
7. Are the streets pedestrian, cycle and vehicle friendly?
8. Is the car parking well integrated and situated so it supports the
street scene?
9. Does the scheme integrate with existing roads, paths and
surrounding development?
10. Are public spaces and pedestrian routes overlooked and do
they feel safe?
DESIGN AND CONSTRUCTION
11. Is the design specific to the scheme?
12. Is public space well designed and does it have suitable
management arrangements in place?
13. Do buildings or spaces out-perform statutory minima, such as
Building Regulations?
14. Has the scheme made use of advances in constrcution or
technology that enhance its performance, quality and attractiveness?
15. Do internal spaces and layout allow for adaptation, conversion
or extension?
ENVIRONMENT AND COMMUNITY
16. Does the development have easy access to public transport?
17. Does the development have any features that reduce its
environmental impact?
18. Is there a tenure mix that reflects the needs of the
local community?
19. Is there an accommodation mix that reflects the needs and
aspirations of the local community?
20.Does the development provide or is it close to community
facilities, such as a school, parks, play areas, shops, pubs or cafes?
A1 THE BUILDING FOR LIFE QUESTIONS
A2 DEFINITIONS
Even frequently used words and phrases are often interpreted differently
by different people. Some definitions which have been used for the
purpose of this document are given below;
Density
• high density - above 100 dwellings per hectare,(dph) or 300
habitable rooms per hectare (hrh).
• medium density - 40-100 dwellings per hectare or 120-300
habitable rooms per hectare.
• low density - below 40 dwellings per hectare, or 120 habitable
rooms per hectare.
Building Height
• high rise - (residential) buildings of 9 storeys and above.
• medium rise - 5-8 storeys.
• low rise - up to and including 4 storeys.
Tenure Types
• discounted rent (housing for) - new homes let at a rent
between an affordable and market level normally for key workers
• ‘New Build Home buy’ - new homes for sale to first time buyers
• mixed tenure - unless stated otherwise, defined as households
from at least two tenure groups integrated into the same
development. (Mixed tenure core means households from at
least two tenure groups living in the same ‘block’ i.e. sharing
access and circulation areas).
Household Types
• family housing - two-bedroom, three person homes and over.
• families - households with at least one child under 18 years.
• child - person under 18, not living independently
Accommodation Types
• wheelchair housing - fully accessible housing which includes
special features to meet the needs of one or more household
members who use a wheelchair.
• wheelchair adaptable housing - housing which can be easily be
adapted in the future, to provide access and include special
features to meet the needs of one or more household members
who use a wheelchair.
• general needs housing - housing designed for people without
‘special needs’.
• special needs housing - housing which includes special features
designed for people or groups of people who require special
features in the home environment.
• supported housing - new homes specifically designed for
people in need of support
Public and Private Space
• public (space) - space, which is in most cases outdoor, available
for use by any member of the general public.
• semi-public (space) - shared space, which may be indoor or
outdoor, used by some members of the general public, often in
conjunction with specific groups of people.
• semi-private (space) - shared space, which may be indoor or
outdoor, used only by a specific group of people, and inaccessible
to members of the general public.
• private (space) - space, which may be indoor or outdoor, used
by, and under the control of an individual or a single household.
• core - the shared parts inside a building which provide access
from a common entrance to the front doors of private
dwellings, including lift and stairs where these are part of the
shared circulation.
Public and Private Space continued
• in-curtilage - the space which is used by, and under the control
of a single household; (ie from the boundary of the front
garden wall with the pavement to the rear garden fence, but
often referred to as boundary to front wall of dwelling).
• net internal (floor) area, NIA - unless stated otherwise, the
total areas of those parts of a (residential) building which are
designated as private (living) areas; typically, the space inside
dwellings measured from the inside face of the external walls
and party walls, to include internal partition walls but not
elements of structure.
• gross internal (floor) area, GIA - unless stated otherwise, the
total internal floor area of a building, measured from the inside
face of the external walls.
• net/gross area - the relationship, usually expressed as a
percentage, between the net and gross areas of a building i.e.
(net area divided by gross area) x 100. (Note however, that this
is commonly expressed as the difference between the
net/gross area as defined above and 100.)
Scheme Location (address) …………………………………………………………
…………………………………………………………
Site Area (hectares, Ha) …………………………………………………………
Dwellings (total no.) ……… Target ……… Scheme design
Habitable Rooms (total no.) ……… Target ……… Scheme design
Bed-Spaces (total no.) ……… Target ……… Scheme design
Residential density (dwellings /Ha) ……… Target ……… Scheme design
Residential density (habitable rooms/Ha) ……… Target ……… Scheme design
Residential density (bed spaces/Ha) ……… Target ……… Scheme design
Lifetime Homes (no. of units and %) ……… Target ……… Scheme design
Wheelchair dwellings (no. of units and %) ……… Target ……… Scheme design
Wheelchair adaptable (no. of units and %) ……… Target ……… Scheme design
Child Density % of bed spaces ……… Target ……… Scheme design
Car-parking provision (no of spaces and %) ……… Target ……… Scheme design
Cycle Storage (no of spaces and %) ……… Target ……… Scheme design
Scooter Storage (no of spaces and %) ……… Target ……… Scheme design
Net Internal area NIA (m2) ……… Scheme design
Gross Internal area NIA (m2) ……… Scheme design
Net/Gross Ratio % ……… Target ……… Scheme design
A3 PROJECT PROFILE SUMMARY SHEET
Target breakdown by mix 1B1P 1B2P 2B3P 2B4P 3B5P 3B6P 4B6P 4B7P 5B7P Totals
and tenureAffordable RentDiscounted RentShared OwnershipPrivate for SaleTotals
Scheme Design breakdown 1B1P 1B2P 2B3P 2B4P 3B5P 3B6P 4B6P 4B7P 5B7P Totals
by mix and tenureAffordable RentDiscounted RentShared OwnershipPrivate for SaleTotals
Note:This pro-forma allows us to measure the content of a scheme against defined targets.Target columns will normally be completed by
Moat at the outset of a project and ‘scheme’ columns will be kept updated by the Design Team as the scheme design progresses.
The final version of this schedule will usually contain the data which forms part of a detailed planning application.
A3 PROJECT PROFILE SUMMARY SHEET CONTINUED
A4 BIBLIOGRAPHY
• Design & Quality Standards; HC, 2007
• Standards and Quality in Development; NHF, 1998
• Housing Quality Indicators; HC Kluwer Academic Publications,
2000
• Lifetime homes by C. Cobbold; Joseph Rowntree Foundation, 1997
• Wheelchair Housing Design Guide 2nd Edition; Habinteg
with Stephen Thorpe, 2006
• Race Equality and Neighbourhood Renewal; ODPM, CABE, 2004
• Accommodating Diversity; 2nd Edition, NHF, 1998
• Plan for London; GLA, February 2004
• Report of the Urban Task Force
• Delivering Great Places to Live - Building for Life; CABE
• By Design: Better Places to Live; CABE, ODPM 2001
• Urban Design Compendium; Llewellyn-Davies for English
Partnerships and the Housing Corporation, 2000
• The value of housing design and layout; FPDSavills Research
and Davis Langdon & Everest for CABE, OPDM and Design
for Homes
• Density and the London Plan II: exploring mixed use and neighbourhood densities; Llewellyn-Davies for GLA, 2006
• Higher Density Housing for Families; NHF;
October 2004
• Capital Gains: Making High Density Housing Work in London;
Helen Cope with Aveebury International for NHF, 2002,Walker
Management
• Housing Density;What do Residents Think?; Rebecca Tunstall for
East Thames Housing Group, 2002
• High Density Housing in Europe: Lessons for London: PRP architects for South Thames Housing Group, 2002
• Getting High Density Housing Right; Helen Cope for East Thames Housing Group
• Secured by Design; (website) ACPO
• ECOHOMES:The environmental rating for homes by Rao,Yates,
Brownhill and Howard. BRE
• Code for Sustainable Homes; CLG, 2007
• Sustainability Works; Sustainable Design and Construction
• The London Plan, February, GLA, 2004
• Decent homes Decent spaces; Neighbourhoods Green, CABE,
2006
• Start with the Park; CABE, space, 2005
• Wasted space; CABE 2003
• ‘Housing Space Standards’ by HATC Ltd/GLA. A report for the
GLA as part of the review of the London Plan, 2006
• Design and access statements: how to write, read and use them.
CABE, June 2006
• Home Zone Guidelines; Institute of Highways Engineers, 2002
• Creating successful masterplans: a guide for clients, CABE,
March 2004
• Facilitating play on housing estates by Rob Wheway and Alison
Millward.A report for the Chartered Institute of Housing and the
Joseph Rowntree Foundation 1997
• Guide to preparing play strategies, planning inclosure play spaces
and opportunities for all London’s children and young people.
GLA,April 2005
• Providing for children and young people’s play and informal
recreation. Draft Supplementary Planning Guidance; GLA,
October 2006
• What would you do with this space? Involving young people in the
design and care of urban spaces; CBAE, 2004
• Places, Streets and movement.A companion guide to Design
Bulletin 32. Residential Roads and Footpaths, September 1998
• By Design, urban design in the planning system: towards better
practice; CABE DETR, May 2000
• Designing for pedestrians - A guide to good practice; Essex
County Council, 2006
• Housing Health and Safety Rating System; CLG, 2006
• Designing for cyclists - A guide to good practice; Essex County
Council, 2006
• Car parking - What works where; English Partnerships, 2005
A5 PHOTOGRAPHY CREDITS
Fig. 1 Greenwich Millennium Village (GMV) - Moat
Fig. 2 New Hall Farm - Moat
Fig. 3 Myatts Field - Levitt Bernstein
Fig. 4 The Bridge - Moat
Fig. 5 GMV - Moat
Fig. 6 South Chase, Newhall Farm - Moat
Fig. 7 Shoreditch Safer Routes - Levitt Bernstein
Fig. 8 Barton Hill Housing - Levitt Bernstein
Fig. 9 St Mary’s Island - Moat
Fig. 10 North Greenwich Station - English Partnerships
Fig. 11 North Greenwich Station - English Partnerships
Fig. 12 GMV - Moat
Fig. 13 Aquilla - Moat
Fig. 14 South Chase, Newhall Farm - Moat
Fig. 15 Freiburg, Germany - David Levitt
Fig. 16 City Point - Moat
Fig. 17 South Chase, Newhall Farm - Moat
Fig. 18 GMV Holly Court - Moat
Fig. 19 City Point - Moat
Fig. 20 The Courtyard, Countryside
Fig. 21 GMV, Roger Evans - Moat
Fig. 22 The Bridge - Moat
Fig. 23 Apple Treet Far - Moat
Fig. 24 GMV - Moat
Fig. 25 Naish Court, London - Levitt Bernstein
Fig. 26 The Icon - Moat
Fig. 27 GMV - Moat
Fig. 28 Millfields, London - Levitt Bernstein
Fig. 29 Granville New Homes, Levitt Bernstein
Fig. 30 Iskra wind turbine
Fig. 31 Freiburg, Germany - Levitt Bernstein
Fig. 32 Waterstone Park - Moat
Fig. 33 Lintot Square - Moat
Fig. 34 Brunswick Centre - Nick Wood
Fig. 35 City Point - Moat
Fig. 36 St Mary’s Island - Countryside
Fig. 37 GMV - Moat
Fig. 38 Southfields - Moat
Fig. 39 New Hall Farm - Moat
Fig. 40 Sandling Par - Moat
Fig. 41 New Hall Farm - Moat
Fig. 42 The Point, Bristol - Julia Park
Fig. 43 Oaklands Court, Monahan Blythen Architects - Kilian O’Sullivan
Fig. 44 GMV - Moat
Fig. 45 Freiburg, Germany - David Levitt
Fig. 46 GMV - Moat
Fig. 47 St Mary’s Island - Countryside
Fig. 48 Helling Street, Kinnear Landscape Architects
Fig. 49 Accordia - Countryside
Fig. 50 Mile End Park, London - Levitt Bernstein
Fig. 51 Mile End Park, London - Levitt Bernstein
Fig. 52 Accordia - Countryside
Fig. 53 New Hall - Levitt Bernstein
Fig. 54 Pollards Hill - Moat
Fig. 55 South Chase, Newhall Farm - Moat
Fig. 56 Stonecastle - Moat
Fig. 57 Gateway Centre - Levitt Bernstein
Fig. 58 Vanston Place - Levitt Bernstein
Fig. 59 Lintot Square - Moat
Fig. 60 Freiburg, Germany - David Levitt
Fig. 61 English Partnerships
Fig. 62 Levitt Bernstein
Fig. 63 Brighton Station - Moat
Fig. 64 Pimlico Village, London - Tom Scott
Fig. 65 City Point - Moat
Fig. 66 St Mary’s Island - Countryside
Fig. 67 Bermondsey Spa, London - Levitt Bernstein
Fig. 68 Raines Court, London - Levitt Bernstein
Fig. 69 CASPAR, Leeds - Levitt Bernstein
Fig. 70 Waterstone Park - Moat
Fig. 71 Oaklands Court, Monahan Blythen Architects - Kilian O’Sullivan
Fig. 72 Gainsborough Studios - Levitt Bernstein
Fig. 73 Coin Street - Haworth Tompkins Architects
Fig. 74 Gateway Centre - Levitt Bernstein
Fig. 75 St Mary’s Island - Countryside
Fig. 76 City Point - Barratts
Fig. 77 Bailey Bridge - Levitt Bernstein
Fig. 78 Southfields - Moat
Fig. 79 Southfields - Moat
Fig. 80 Granville New Homes, London - Levitt Bernstein
Fig. 81 Granville New Homes, London - Levitt Bernstein
Fig. 82 Wick Village, London - Levitt Bernstein
Fig. 83 The Point, Bristol - Julia Park
Fig. 84 Pollards Hill - Moat
Fig. 85 Pollards Hill - Moat
Fig. 86 GMV - Moat
Fig 87 Waterstone Park - Moat
Fig. 88 Brighton Station - Moat
Fig. 89 Gainsborough Studio - Levitt Bernstein
Fig. 90 Countryside
Written by Levitt Bernstein in association with Moat, November
2006. Updated June 2008.
For futher information contact:
MoatMariner House
Galleon Boulevard
Dartford
DA2 6QE
T: 0845 359 6300
www.moat.co.uk