East Homes / The High Density Housing Toolkit

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Delivering Successful Higher Density Housing

3. Design and development standards

Good design alone cannot deliver the success of higher density homes but it is a crucial element. This section is not a design guide but considers aspects of design and is influenced especially by the need to ensure that the homes can be effectively managed and maintained in the long-term. Layout, built form, the communal areas of a scheme, in addition to the specification of the dwellings all need to be considered in detail.

Downloadable resources

Check list
HigCABE, Councillors Guide to Urban Design, (2003)
CABE, Design Quality: Achieving excellence in construction procurement guidance (09), (2004) - available at www.cabe.org.uk
CABE, Design Reviewed: Urban Housing – Lessons Learnt from projects reviewed by CABE expert design panel (2004)
CABE/English Heritage: Guidance on Tall Buildings (2003)
CABE: Value of housing design and layout (2003)
London Housing Federation, Higher density housing for families: a design and specification guide (2004). Order from http://www.housing.org.uk/
MacCormac Richard - Redefining Suburbia (MJP Architects2005) Order from http://www.mjparchitects.co.uk/
GLA London Plan (2004)
Design for Homes Popular Research, Perceptions of privacy and density in housing (2003). Available @ designforhomes.co.uk
Habinteg/JRF Lifetime Homes: Living well together- achieving sustainable flexible homes in high density neighbourhoods (2003) - www.habinteg.org.uk
ODPM, Safer Places: the planning system and crime prevention (2004)
www.cabe.org.uk

Online toolkit - read instructions

3. Design and development standards
Checklist	Comments, concerns & suggestions	P	O	N
3.1 Overview (Cross reference with sections 5 and 7 in particular) Does the scheme conform to the following standards:
London Housing Federation’s Guidance on design standards for Higher density housing for families
ODPM’s Housing Quality Indicators
Housing Corporation Scheme Development Standards
Expectations of the London Plan in relation to housing density
Diversity requirements including the design needs of BME communities
Environmental and energy efficiency requirements
National Housing Federation Housing Standards and Quality
Lifetime homes- living well together – achieving flexible homes within high density neighbourhoods Habinteg Housing Association
Does the scheme meet Secure by Design standards?
Have robust and high specifications been chosen with a view to reducing long-term maintenance costs and withstanding intensity of use through out the communal or core area, including lifts?
Does the scheme design take into account future management and maintenance with regard to factors set out in Section 7 and particularly with regard to the communal /core areas.
3.2 Visual Impact
What finishes are proposed?
What is the relationship to surrounding buildings, the local environment and existing street patterns?
Does the scheme fit well into the existing urban scale and street pattern?
3.3 Site layout and form
Do the proposals encourage a sense of place?
How does the scheme layout and use of communal areas (internal and external) allow for neighbourly interaction?
Does the layout of the scheme allow for easy access to it and circulation around it?
Are public and private spaces easily distinguished?
Do plans for public open space seem to avoid wasted space which could become neglected?
What is the journey going to be like from a parked car or bus stop to the entrance of the scheme and to individual home entrances? Will it feel safe, well lit and attractive to use?
How does design address the issue of residents’ privacy?
Will natural light be adequate?
What proportion of family dwellings has direct access to street?
How many upper floor dwellings conform to ‘lifetime homes’ standards of lift access?
3.4 Communal entrances and the core area
Is the entrance area welcoming?
How many dwellings share a secure entrance, staircase/access gallery? Ideally this should not exceed 4-6 dwellings and long corridors with opposing doors should be avoided.
Is a cleaner/caretakers store provided?
3.5 The dwellings
How does the design address external noise sources and sound insulation between the properties, how are rooms stacked in relation to each other?
What is the quality of sound insulation?
Ideally, no larger family units (3bed +) should be provided above the 4th floor
Are room sizes particularly generous? e.g. are the rooms above, at, or below Parker Morris standards?
What are the storage facilities are these more or less generous than Parker Morris?
Is the dwelling accessible to those with mobility requirements?
How have lifetime homes standards been met?
How does layout and design allow for future adaptability?
What are the arrangements for clothes drying?
Are ventilation systems proposed? Are these quiet?
Have heating and hot water systems been specified with a view to both energy efficiency and affordability?
What other energy saving measures are incorporated into the homes?
What provision has been made for information technology in the home? Is there an adequate space for personal computers e.g. a study area within the dwelling?

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