Moat Design Brief final

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.


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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


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.


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


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


• 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


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


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


• 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


• 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


• 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. 15 Freiburg, Germany - David Levitt

Fig. 16 City Point - Moat


Fig. 18 GMV Holly Court - 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. 36 St Mary’s Island - Countryside

Fig. 37 GMV - Moat

Fig. 38 Southfields - Moat


Fig. 40 Sandling Par - Moat


Fig. 42 The Point, Bristol - Julia Park

Fig. 43 Oaklands Court, Monahan Blythen Architects - Kilian O’Sullivan

Fig. 44 GMV - Moat


Fig. 46 GMV - Moat


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. 56 Stonecastle - Moat

Fig. 57 Gateway Centre - Levitt Bernstein

Fig. 58 Vanston Place - Levitt Bernstein

Fig. 59 Lintot Square - Moat


Fig. 61 English Partnerships

Fig. 62 Levitt Bernstein

Fig. 63 Brighton Station - Moat

Fig. 64 Pimlico Village, London - Tom Scott



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. 76 City Point - Barratts

Fig. 77 Bailey Bridge - Levitt Bernstein



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. 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

Documents

Moat Design Brief final