Mactaggart & Mickel

Good Design….a housebuilder’s view

Roger BainbridgeHead of Design

Mactaggart & Mickel …a brief history

90 year old Scottish company

Founded by architect Andrew Mickel andbuilder John Mactaggart.

Established the ‘single contractor’ system ofbuilding in Scotland with the interwardevelopment of Mosspark, Glasgow.

Remains a family owned and run business

Currently building across central Scotland andthe Ayrshire coast.

The development process Open market land model

3 Year plan – identifies / predicts build requirements to sustain the business for the next 3 years

Identifies requirement for new land / sites

Business identifies where we would like to build. Sales / market research informs what we would like to build.

Land opportunity identified (zoned for development)

The development process Open market land model

Site assessed and development constraints identified

• Services• Topography• Contamination• Ground conditions• Access• Landscape features• Planning policy / development briefs

The development process Open market land model

‘Product mix’ identified (agent’s market research)Preferred density identified Appraisal plan prepared

Key drivers for appraisal plan

• Roads geometry• Planning requirements• Coverage / density (units per acre or sqft per

acre)• Build direction and construction

methodology

The development process Open market land model

Typical approach to site design

Main considerations:• Road width and geometry• Driveway depth• Distance between houses• Rear garden sizes

The development process Open market land model

Typical approach to site design

The development process Open market land

Simple appraisal :

Residual Land Value (RLV) =

Total Income (Total sqft x sales price/sqft) minusTotal Development Costs (Total sqft x build cost/sqft + Site servicing cost + Overheads + Profit margin)

Other considerations / deductions to RLV

• Abnormal ground conditions• Planning gain• Infrastructure contributions (road upgrades, sewer treatment upgrade, public

transport

Polnoon, EagleshamExisting planning consent 200492 homes

Design drivers

• Standard roads geometry – traffic calming , cul de sacs

• Standard plot sizes• Standard drive depths and garden depths• Integral garages• Site bisected by conservation area zone• High coverage (sqft / acre)

Polnoon, EagleshamExisting planning consent 200492 homes

Design issues

• Dominated by the road design• North part of the site has little recognition

of context• Lack of connectivity• Dominance of cul de sacs• Poor streetscape• Public realm relegated to the rear of houses• Limited mix of house type. Dominance of

large detached homes.• Rigid layout in a rural context

Polnoon, EagleshamA new approach

Designing Streets

Whole site seen together

Topography, landscape and context are main design generators

Polnoon, EagleshamA new approach

The new neighbourhood ‘completes’ the existing village, connecting to the historic focus around the Orry.

Pedestrian connections between the new neighbourhood, Bonnyton Drive, the public right of way to the north and Moor Road

The shared surface treatment to the public realm spaces and the three dimensional form of the ‘streetscape’ establishes a spatial hierarchy streets, lanes and ‘courts’.

Secondary ‘lanes’ connect into the streets and form more relaxed neighbourhood spaces.

This clear spatial hierarchy will provide a legible network of ‘street’, ‘lanes’ and ‘courts’ to assist with the orientation and way-finding.

Polnoon, EagleshamStreet hierarchy

Polnoon, Eaglesham

Buildings and local markers

The public realm network for the new neighbourhood is animated by the introduction of ‘marker homes’. These utilisearchitectural devices - gables, chimneys and articulated window surrounds to augment the spatial hierarchy.

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham

Polnoon, Eaglesham2010 design v 2004 design

2004

Numbers - 92 unitsCoverage - 9 700 sqft / acreMix – 3 bed terrace – 5 bedroom detachedPlay areas - 2

2010

Numbers - 121 unitsCoverage - 10 500 sqft / acreMix - 1 bed flat – 6 bed detached Play areas - 6

2010 v 2004

Income more units, Gross Floor Area

Development costs more roads, foundations, hard & soft landscaping, play areas

Profit margin c.20% reduction in margin

Land value no change. Land already owned by M&M

Polnoon, EagleshamConclusions / Lessons

• First ‘designing streets’ development in Scotland• First use of ‘aligned consents’• Homes for Scotland best medium sized development 2014• NHBC award 2014• Shortlisted for Saltire Awards 2015• Selling well• Some customers don’t understand or trust the concept….Health and Safety!• Reduced profit margin• Not taken up by other developers or the local authority

Product………..

Design influences

• Continual market research – Savills• Benchmarking competitors• Feedback from on site sales• R&D projects

Design drivers

• Flexibility• Expandability• Natural light• Connection to the outside• Kerb appeal• Brand• Tool kit houses

Product………..

Technical

• Mactaggart and Mickel Timber Systems• Off site manufacturing• Closed panel external walls• Roof cassettes• Reduced waste – increased quality

Energy – Athletes’ Village, Dalmarnock

• Air tightness < 2• District heating• MVHR• C. 4KW from PVs per house