homesandcommunities.codoc.housing.org.uk.s3.amazonaws.com/presentations/nick... · 2014-10-21 ·...

Thriving communities, affordable homes

homesandcommunities.co.uk


“The finest city in the world deserves the finest housing” “In building London’s future we reflect on a past that has already created some of the best buildings and urban spaces to be found in the world.

We also, more recently, have experience of less inspiring examples, particularly in the design of housing, which has sacrificed space and quality to unit numbers. New homes in London are some of the smallest in Western Europe, and this is indefensible.”

- Boris Johnson, Mayor of London


Why the need for change?

Size - RICS ‘Shrinking Homes’ 2005

Overcrowding - Shelter ‘Crowded House’ 2006

CABE Housing Audit


A harmonised set of design standards

• Not reinventing the wheel: the guidance is principally formed from standards the industry is already used to working with

• Responds to a pressing need to pull together and coordinate the broad range of existing standards and remove contradictions and overlaps

• As a result it is expected the new standards may offer developers greater predictability and certainty in the planning process

• Many mechanisms to ensure high quality housing are already in place within London Plan Policy and apply across tenure. Space standards have been the key missing element.


Defining places

Character and context

Well-connected and legible

Outdoor spaces

Play


Appropriate density

Residential mix

Mix of dwelling sizes

Mix of tenure

Mix of uses


Entrance and approach

Shared circulation

Access controls

Lift provision

Car parking

Cycle storage

Refuse, post and deliveries


Internal floor area

Space standards and occupancy

Flexibility and adaptability

Circulation in the home

Living / dining / kitchen

Bedroom

Bathrooms and WCs

Storage and utility spaces

Study and work

Wheelchair user dwellings

Private open space


Privacy

Dual aspect

Noise

Floor to ceiling heights

Daylight and sunlight


Environmental performance

Energy and CO2

Overheating

Water use

Managing surface water run-off

Materials

Ecology


Method • The cost and delivery impact assessment examined the impact of the standards of the HDG against a series of typical residential development typologies.

• Six London Boroughs were identified as the base locations for the residential typologies.

• Eight case study schemes were identified (flatted and housing).

• The impact of requirements on the design, layout, number of dwellings, cost of construction, sale value and residual land value were tested.


Delivery

“Overall, it is not believed that introduction of the Guide will lead to the delivery of fewer dwellings on any given site other than in those locations where constraints are so strong that it is likely to be difficult to accommodate as many dwellings as might previously have been in the case in the absence of the Guide. Of the eight Schemes tested only one resulted in a reduction in the number of dwellings, 8%.” GVA Grimley CDIA Report


£0

£50

£100

£150

£200

£250

£300

2009/10 2010/11 2011/12 (Mar-Oct inc)

Thou

sand

sAverage of total scheme cost per unit (completed

units, London only)

CSH Level Three (***)

CSH Level Four (****)

% of London unit completions (CSH units only)

2009/10 2010/11 2011/12 (Mar- Oct inc)

CSH Level Three (***) 95.95% 89.10% 95.35% CSH Level Four (****) 3.47% 10.25% 4.65%


0

20

40

60

80

100

120

140

1B 2P Flat

2B 3P Flat (1 storey)

2B 3P House


2B 4P House (2 storey)







Met

ers

squa

red

Space Standards Comparison

London Design Guide

NAHP 2008 - 11 minimum

EP Minimum size

Average achieved unit size (NAHP London sample data)


Aug 2010 All developments on LDA land or supported by the LDA must follow the LHDG standards.

April 2011 LHDG standards will be applied to funding decisions

for HCA London funded schemes. April 2012 LHDG standards will be mandatory for funding.

Funding


planning


Planning Oct 2009 Draft London Plan published by the GLA Oct 2009 Space Standards included under policy 3.5 Aug - Oct 2010 Enquiry in Public Aug 2010 Draft Housing SPG published to inform the EiP Spring 2011 Inspector published EiP report July 2011 Replacement London Plan published Nov 2011 Draft Housing SPG public consultation early 2012 Final Housing SPG published


Implementing Design Standards

The new Funding Design Standards Framework adopted by London will comprise:

1. London Housing Design Guide requirements – mostly addressing

internal and building configuration parameters 2. Code for Sustainable Homes – Code Level 4 3. Masterplanning and Urban Design factors – either Building for Life (target 14) or BREEAM Communities (target Very Good)

1 and 2 above will comprise essential minimum requirements 3 will be essential to complete, but with only a target score

Embedded within the London Housing Design Guide requirements, funding applicants will be expected to achieve:

– Lifetime Homes – Secured by Design


New Funding Standards

1. Shaping Good Places

2. Housing for a Diverse City

3. From Street to Front Door

4. Dwelling Space Standards

5. Homes as a Place of Retreat

6. Climate Change, etc

Matters for the local planning authority or the GLA Planning Decisions Unit

Various accessibility issues – Lifetime Homes Some new consideration for high density

Replacing unit size and layout from HQIs

Mostly dealt with by Code for Sustainable Homes. Some new items for high density.

Entirely overlaps with Code for Sustainable Homes.


Design Standards – 20 items

Building Configuration

•Corridor length

•Communal parts environment

•Pram storage

•Numbers of lifts

•Disabled lifts

•Disabled parking

Dwelling size and dimensions

1.UNIT SIZES

2.Living area size

3.Living area dimensions

4.Open plan question

5.Bedroom sizes

6.Bedroom dimensions

7.Bathroom requirements

8.Bathroom sizes

9.Storage requirements

10.Balcony sizes

11.Balcony dimensions

Dwelling Environment

1. Dual aspect

2. Single aspect environment

3. Floor to ceiling height


Submitted Standards The AHP contract 11-15 Introduces the concept of

Submitted Standards

Housing association designs scheme and commits to a certain set of standards as required by the contract

Standards are documented through a Pro-forma and put on file

Signed off Pro-forma is deemed to represent the Submitted Standards for that particular scheme

Checking process at Practical Completion/Compliance Audit to ensure adherence to the signed off Submitted Standards


Process of certification New off-line processes developed to enable HCA London to

assess, file and summarise design information

A Pro-forma Excel spreadsheet has been prepared to enable funding applicants to provide all the necessary design details at firm scheme stage

A Prospectus has been prepared to provide clarity to funding applicants on the new standards framework and the information they will be expected to submit

IMS will still require bidders to input HQI data, but the LHDG is the minimum expected standard enshrined in the Funding Standards Framework


Info requirements

Design Prioritisation - urban design considerations more important for schemes above 40 homes

Design Assessment –quarterly contract review meeting need to provide floor plans and planning permission approval notice with any conditions and for medium to large schemes design access statements

Size – ‘small’ up to 40, ‘medium’ over 40 and’ large’ over 150

Development viability – more challenging on small infill sites to meet some size criteria however expectations are that minimum criteria are met.


Interpretation


Proforma for schemes commencing in next Quarter need to be agreed in principle. Grant Recipients may also from time to time be required by HCA London/GLA to provide realistic estimates of proportion of their new development programme (11-15) which will be expected to meet: London Plan space standards, Code 4, Lifetime Homes and Secured by Design.

Notify HCA London / GLA immediately of any changes to design standards, which take place subsequent to Firm Scheme Confirmation, which may affect final grant.

Retain Proforma and any other specified documents and certificates on file to confirm design (see Annex B).

Programme Negotiations and Quarterly Review Meetings

Construction

Audit

Formally submit Firm Scheme Proforma to provide contractual commitment to build to specified standards. Firm Scheme Confirmation cannot be completed without receipt and sign off of a Proforma. The Proforma represents the ‘Submitted Standards’ for the scheme.

Firm Scheme Confirmation

Grant Claim

If there has been any downward variation to the Submitted Standards, formally resubmit Proforma at Practical Completion before grant can be claimed. If there has been no variation to the Submitted Standards, then confirm this in IMS to enable claim of grant.


Audit

A suite of items specific to design issues relating to developments in London are requested for audit; ranging from floor plans to engineers reports

Further guidance will be developed jointly with the national GLA as to what information will be required to be retained for audit purposes under the AHP London contract


THANKS

homesandcommunities.codoc.housing.org.uk.s3.amazonaws.com/presentations/nick... · 2014-10-21 ·...

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