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Draft for Consultation London Housing Design Guide Ñ Draft for Consultation Jul

Draft for Consultation London Housing Design Guide Ñ Draft for Consultation July 2009 London Housing Design Guide — London Development Agency July 2009 Published by London Development Agency Palestra 197 Blackfriars Road London SE1 8AA www.lda.gov.uk enquiries 020 7593 9000 text phone 020 7593 8001 Photographs © Tim Crocker Copies of this report are available from www.lda.gov.uk Printed on Corona Offset 100% recycled paper Home as a Place of Retreat Privacy Dual Aspect Noise Floor to Ceiling Heights Daylight and Sunlight Climate Change Mitigation and Adaptation Environmental Performance Energy/CO2 Water Materials Ecology Other Considerations Foreword Introduction Using the Guide Consultation and Next Steps 1.0 1.1 1.2 2.0 2.1 2.2 2.3 3.0 3.1 3.2 3.3 3.4 3.5 4.0 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10 50 52 53 54 55 56 58 60 61 63 65 66 67 68 69 69 70 71 73 74 74 76 78 82 86 86 Contents — Shaping Good Places Defining Places Outdoor Spaces Housing for a Diverse City Appropriate Density Residential Mix Mix Of Uses From Street to Front Door Entrance and Approach Shared Circulation Car Parking Cycle Storage Refuse and Services Dwelling Space Standards Internal Floor Area Layout and Adaptability Circulation in the Home Living/Dining/Kitchen Bedroom Bathroom Storage and Utility Spaces Study and Work Wheelchair User Dwellings Private Open Space 5.0 5.1 5.2 5.3 5.4 5.5 6.0 6.1 6.2 6.3 6.4 6.5 6.6 Design Process Introduction Being a Good Client Brief Writing Procurement Risk Monitoring and Evaluation Post-occupancy Management Appendices 1 Space Standards Study 2 Furniture Schedule 3 Definitions 4 References 5 6 10 12 14 16 18 20 22 23 24 26 28 29 32 34 35 36 38 40 41 42 43 44 45 46 47 48 4 / 5 London Housing Design Guide / The finest city in the world deserves the finest housing. In building London’s future we reflect on a past which has already created some of the best buildings and urban spaces to be found in the world. We also, more recently, have experience of some less inspiring examples, particularly in the design of housing with space sacrificed to unit numbers and inappropriate densities and family needs not being met. New homes in London are some of the smallest in Western Europe and to continue to build cramped ‘hobbit homes’ is indefensible. Understanding the foundations of both London’s design achievements and its failures must be the basis of any attempt to renew the capital’s traditions of design excellence - and to ensure that we create homes where people want to live and in which they and their families can flourish now and in the longer term. My draft London Housing Strategy has at its heart not simply an increase in the supply and range of homes for Londoners, but equally the promotion of excellence in design quality and sustainability. The publication of the draft London Housing Design Guide underpins that commitment and will help to make a reality of it. I believe it is right to expect higher housing standards for taxpayers' money, especially as allowing design mistakes today would inevitably burden the public purse tomorrow. Above all, this guide should be read as a statement of intent – that the purpose is not to ‘deliver housing units’ but to provide homes; homes that are fit for this most dynamic of cities and that can also create places of retreat from it so that urbanity and domestic life are in balance. I am determined to deliver the highest quality homes for the long term, innovating in the best tradition of this unique city, and using all the tools available to make this happen. This guide is brought forward at a challenging time for London and the development industry. One of the main aims of the guide is to consolidate and simplify current requirements to help bring greater certainty to the development process. This is also a good moment to remember that, regardless of economic circumstances, excellence in design and sustainability should not be seen as extra costs but as a shrewd investment essential to London’s continued success. It’s also what Londoners deserve in their housing. Though aimed at improving homes provided through public funding, the standards set out in this guide will be expected to influence good practice across all sectors of the housebuilding industry. I want to use this draft to start a wider debate on applying a consistent set of standards for all new housing, regardless of tenure. I am keen to work with all sectors of the development industry to ensure that higher standards can be successfully delivered in London’s housing. I welcome your feedback on the standards set out in this guide, and whether these are right to achieve the type of housing needed for 21st century living in London. Foreword — London’s growing population needs to be housed and housed well. This guide is intended to achieve this goal. It sets a new benchmark for the design and quality of London’s housing, supporting the delivery of key policy areas in the London Plan and the draft London Housing Strategy. As part of the London Housing Strategy, the design standards set out in the guide will have an influence over the quality of housing built using public sector investment. In the first instance, this applies to developments involving London Development Agency (LDA) funding or land, and the Mayor is working closely with the new Homes and Communities Agency (HCA) to arrive at a unified set of standards for London. This draft marks the start of that process. The Mayor will also be working with other public sector and private sector developers to encourage the take up of these standards. The intention is to help simplify and harmonise the current range of standards and to provide consistency and clarity about what is expected in London from the outset of a development. Rather than setting out over-detailed specification, the guide prioritises the key design issues that will have the greatest impact on the strategic choices that must be made early on in a project, which are key to delivering high quality design but are more difficult to change at a later stage. The guide also promotes improvements in the development process so that design remains valued from vision to delivery. Introduction — London’s complex challenges This is a guide for London. Whilst it learns from the best practice and standards that have been identified in relevant national design guides, its guidance and values are derived from, and are meant to meet the needs of, London. What we build, and who we build for, reflect the uniqueness of this world city and the diverse communities who make their home here. All cities pose complex challenges: of reconciling their economic or leisure • functions with their residential role; of enabling successful coexistence of diverse • populations; of facilitating social mobility within city boundaries • so that ‘getting out’ is not required to ‘go up’; of ensuring dynamic development and • environmental responsibility go hand in hand; of balancing density with sociability and • diversity and a sense of place, so that development is appropriate and strengthens a community not imperils it; of making places and building appropriate • homes for real people and families rather than ‘units’ for market segments or social classes; of housing relevant to modern family formation • as much as modern family dispersal; and of housing for those who need shelter as for those • who wish to get a foot on the property ladder. 6 / London Housing Design Guide As befits a world city, London faces all these challenges and more. At the heart of the London challenge is land and how we design, build, and manage this vital resource now and for subsequent generations. Confronting climate change, improving quality of life and creating communities are objectives which converge on the key issue of land. The consequent choices to be made on space standards, densities, building types, carbon efficiency and open space, are all central to this challenge and addressed in this guide. The design challenge At the heart of the challenge for London today are the key issues of building at higher densities and space standards. Whereas in England as a whole over 80% of people live in houses, in London 50% live in flats and the proportion is growing. Driving this are two key London forces: sustainable development policies which recognise the pressure on land and make a virtue of public transport, and demography. The aim of this guide is to encourage development which combines efficiency in land use with the environmental benefits of well-designed, well-managed housing built to higher densities. Cities which fail to balance these forces and enable ‘city-living’ to be attractive for the widest range of populations throughout their lives, are unbalanced and likely to become socially and spatially segregated. Spiraling land costs and often inappropriate (or badly executed) densities have contributed to London having some of the smallest homes in the developed uploads/Management/ london-housing-design-guide.pdf