mhs homes Design Guide Quality of life at the heart of what we do
Our Vision:
“ As part of the major growth and development that is currently underway and planned for Medway, mhs homes is committed to ensuring a high design and quality standard across our new developments. We put our customers and their quality of life at the heart of all that we do, creating vibrant neighbourhoods where people want to live.
Contents Introduction Our vision, objectives and values Medway’s rich heritage Purpose of this Design Guide
Design and Quality Standards Mix and Tenure Internal Environment External Environment Sustainability Maintainability and Durability
References Acknowledgements
To be the leading affordable housing provider in Medway, transforming the lives of the people living in the homes and communities we serve”
“
The flat is lovely and a perfect size, plus I’ve got fantastic views overlooking the River Medway. I’ve always lived in Medway and my family live close by so this scheme is ideal” Angela Pethig, resident.
Introduction mhs homes was established in 1990 following a large scale voluntary stock transfer from what was then known as Rochester Upon Medway City Council, now Medway Council. mhs homes is part of the mhs homes group which also comprises of mhs commercial, mhs community charity and Heart of Medway Housing Association.
It is mhs homes vision to be the leading affordable housing provider in Medway, transforming the lives of people living in the homes and communities we serve. We pride ourselves on high satisfaction levels experienced by the residents living in the new homes provided.
Changes to grant allocation no longer allow unregistered providers such as mhs homes to claim grant funding. Following a successful application to the TSA and the HCA mhs homes group has set up a registered provider subsidiary. The most recent addition to the group is the Heart of Medway Housing Association.
We have developed an array of sites from ex-garage sites which were suffering from anti social behaviour issues, outdated pre-fabricated bungalow sites which were no longer fit for purpose, regeneration sites, strategic sites working closely with Medway Council and section 106 agreements.
Since 2008 mhs homes has been an Investment Partner with the Homes and Communities Agency (HCA), securing almost £20m of grant to build over 370 new homes.
Heart of Medway will continue to claim grant funding and deliver affordable housing on behalf of the mhs homes group, to create vibrant neighbourhoods where people want to live.
We are not averse to ‘problem sites’ and have experience in dealing with and overcoming issues that can arise.
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Values
Vision To be the leading affordable housing provider in Medway, transforming the lives of the people living in the homes and communities we serve.
To value and develop people and be the employer of choice;
Objectives
To generate profits through our commercial activities to invest in social projects;
To put our customers and their quality of life at the heart of all we do; To create vibrant neighbourhoods in Medway where people want to live; To extend our influence in Medway and be the partner of choice;
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To deliver service excellence;
To build strong and successful social business that recognises the impact we have on the environment and economy in Medway.
To be the best in all we do; To promote teamwork and personal responsibility; To act with respect for our customers and colleagues and value their diversity; To enjoy what we do.
“
The house is so perfect I felt at home as soon as I walked in. It’s built to hold in heat, so the rooms are always warm and cosy. It’s environmentally friendly too with many extras included – we’ve got solar panels that heat our water; water butts that collect our rainwater; a compost container each, plus our own individual bin sheds.
They have thought of absolutely everything, we’ve even got a bird house on the side of each property and a bird table in the garden and then to top the lot, we’ve got a lovely view out over the open field”
Medway’s Rich Heritage
Purpose of this Design Guide
Medway is a vibrant, thriving destination, named after the River Medway. The area is made up of five towns - Chatham, Rochester, Gillingham, Rainham and Strood. Medway is a unitary authority, formed in 1998 within the ceremonial county of Kent. It is the largest conurbation in the South East with a population of 250,000 and growing. It is a major regeneration area at the heart of the Thames Gateway and has bid to achieve City Status in 2012. It was colloquially known as The Medway Towns, however the city, villages and towns at the mouth of the River Medway have gradually merged.
Over half of the unitary authority area is parished and rural in nature. Due to its strategic location by the major crossing of the River Medway, it has made a wide and historically significant contribution to Kent, and to England, dating back thousands of years.
The area is steeped in history and rich in maritime heritage with Rochester's splendid Norman castle and cathedral and The Historic Dockyard Chatham, a prospective World Heritage Site.
Susan Warnett, resident
mhs homes group recognises and embraces the challenge of transforming the lives of people living in the homes and communities it serves. Part of this challenge is delivering homes designed to a high standard, both internally and externally and to high environmental standards. This design guide should not be considered in isolation, but has been written with guidance influenced by HCA Design and Quality Standards and the numerous other standards, regulations, codes and requirements governing the development of housing (see reference section at the end of this guide).
The HCA Design and Quality Standards aim to ensure that all new developments in Medway: Provide a standard of accommodation that enables occupants to comfortably undertake their day-to-day activities; Are flexible and generous enough to allow adaptation to meet future demands & cater for changing lifestyles; Combine efficient land use with the environmental benefit of well-designed, well-managed housing; Respond positively to the other buildings around them and contribute to the character of a place.
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Design and Quality Standards Mix and Tenure mhs homes preference is for mixed tenure schemes. On sites of 10 or more units the tenure mix should reflect Medway’s Guide to Developer contributions - S.P.D. June 2008. On sites of less than 10 units, a single tenure is acceptable.
Internal Environment Dwelling Size At mhs homes we recognise that larger dwellings have implications for cost and land use and, consequently sustainability. However, both mhs homes and our residents believe that larger living spaces and the size of a dwelling as well as the number of rooms it contains are very important. A dwelling larger in area, and one with more rooms, represents higher quality than a smaller one.
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Merely providing a larger dwelling, however, will not compensate for poor layout, badly proportioned spaces, awkward door swings that reduce usability, or poor orientation of dwellings. The minimum gross internal floor area must not fall below the minimum requirements dictated by the Housing Quality Indicators as administered by the Homes and Communities Agency (HCA), but wherever practical and possible, and cost effective, mhs will seek to provide larger accommodation, incorporating the 16 design criteria of Lifetime Homes in their entirety.
Dwelling Layout The usability of a home is dependent not only on its size but also on whether it can be organised to suit the way our residents’ wish to live. Regard should be had to the National Housing Federation (NHF) Standards and Quality in Development – A Good Practice Guide to ensure the design of the internal environment of a dwelling takes account of the space taken up by essential items of furniture and equipment; the various areas needed to use them effectively; and the space needed for storage and circulation.
mhs homes priority is for providing family housing and to provide dwellings that achieve an appropriate balance between social space where families can do things together, and personal space where people can be on their own, however, large flats are not considered desirable. Dwelling Size: Flats
HCA minimum (m2)
Prefered min. (Medway Housing Design Standards Consultation only) (m2)
2b3p
57
61
2b4p
67
70
2b4p
77
83
3b6p
82
96
4b6p
95
107
Houses (2 storey)
“
The house is bright and airy and feels spacious, and the kitchen is really lovely. We have got a big window on the stairs which is a really nice feature, and two toilets which are always handy especially when there are youngsters or visitors about. The back garden is brilliant too! It was already laid with turf, has got nice fencing, a smart shed and you can see that they have really thought about things because each shed has a bicycle loop for secure storage of a bike. We absolutely love our new home” Michael & Alison Hope, residents
Design and Quality Standards Internal Environment Managing Noise Transfer At mhs homes we are aware that a large number of complaints come from householders regarding noise from neighbours, and even from sound coming from other parts of their dwelling. We recognise that dwellings must meet the minimum standards dictated by Building Regulations, but aspire to exceeding these requirements wherever practical and cost effective.
Light Quality - Aspect and Prospect Good daylight, natural light and views add greatly to both the quality and the energy efficiency of a dwelling. Designs should take full advantage of natural daylight and orientation, noting that a dwelling’s orientation will have a significant impact on its energy use. A residents satisfaction will be greatly enhanced if they have a view from a window and an opportunity to see external activities, as well as the sky and weather.
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Design and Quality Standards Internal Environment Provision of Services The services in a dwelling (lights, heating, hot water supply, components etc.) must be convenient, easy to use and safe. They must also maintain a reasonable level of comfort for the residents; A key feature of the internal environment is the ambient temperature; Heating systems must provide reasonable comfort inside when it is cold outside; The use of renewable technologies to provide heat, hot water or power should be considered carefully.
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Although mhs homes’ preference is for “a fabric first” approach when renewable technologies are incorporated, it is important for designers to consider the initial cost, whole life cost, service & maintenance implications (ease and cost of) and most importantly, the impact on the residents (ease of use and understanding of). Also of particular importance are the number and the distribution of electrical sockets to allow the resident future choice in furniture layouts.
Designers should refer to the National Housing Federation (NHF) Standards and Quality in Development – A Good Practice Guide together with the requirements of the National House Building Council (NHBC) the “Essential Standards”. Accessibility within the Dwelling Accessibility is important for both the residents and their visitors. A dwelling that is well designed for accessibility will be suitable for a wide range of users and will enable residents to remain in their homes despite advancing age or decreased mobility or for other reasons.
This is an important aspect of value and quality in housing. Reference should be made to Lifetime Homes, Lifetime Neighbourhoods, A National Strategy for Housing in an Ageing Society & Habinteg Housing Association’s Lifetime Homes - 16 Design Criteria (as revised July 2010), based on the five overarching principles of inclusivity, accessibility, adaptability, sustainability and value.
Design and Quality Standards External Environment Location Location has a major impact on occupants and the long-term desirability of housing. It is important to be aware from the outset how much it will affect residents in the future, even if the designer may have little or no influence over it. Amenities The scale or type of amenity close to a development is relevant to quality. Although there are different benefits to be achieved from different amenities, it is important that a development is located as close to as many of them as possible, particularly shops, schools and access to community facilities such as doctors, dentists etc.
Play and Leisure Communal outdoor amenity space, or outdoor play space which provide facilities for formal or informal play and social interaction help to foster a sense of community. Wherever practical and cost effective, mhs homes will provide such facilities, in the form of an urban square, Local Area for Play, Local Equipment Area for Play, village green or simple landscaped area. The level of provision should be in accordance with the Medway’s Guide to Developer Contributions - Supplementary Planning Document June 2008.
Noise and Other Liabilities Noise sources or other liabilities such as refuse tips, industry generating smells etc. close to a development can cause problems for residents and constitute a disadvantage. Where not possible or practical to locate a development away from these liabilities, the designer must show that action has been taken to successfully mitigate the associated outputs.
Acceptable Distances It is understood that “acceptable� distances vary according to whether the location is urban or rural and for different types of resident. It is, however, understood that for a scheme for elderly persons, for example, it is important to locate such residents as close as possible and practical to the amenities and services they utilise. If some or all of these priorities are not achievable mhs homes may consider it to be inappropriate to pursue a development.
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Design and Quality Standards External Environment Visual Impact As there is little consensus on what is aesthetically pleasing this can be difficult to quantify. The questions that need to be taken into account are the feelings of those who will be living there, i.e., whether they will like it and whether they will be proud to invite friends and family to visit, and if it is a good place to bring up a family. Design should be appropriate to the character of an area and build on existing features within the locality. On all developments, whether wholly designed for mhs or as part of a larger development, the affordable dwellings should be ‘tenure blind’.
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This ensures that from their external appearance it is not possible to tell the difference between affordable and private homes. Reference should be had to the CABE Building for Life criteria, which underpin the HCA’s external environmental expectations within the Design and Quality Standards publication. Under this criteria all developments are required to meet a minimum target score of 12 from 20, but mhs aspire to their developments meeting a target score of 14 from 20 criteria. The criteria are an invaluable tool for improving neighbourhood design, ensuring that it is functional, attractive and sustainable.
Layout The relationship of buildings to each other, to open areas and to the remainder of a development is critical to good design. An active frontage where buildings are adjacent to the road, streets and footpaths provides interest, vitality and security to the public realm. mhs homes recognise that it is not always possible to provide an active frontage, but any deficiencies in this area can be overcome by careful detailing. Reference should be made to the National Housing Federation (NHF) Standards and Quality in Development – A Good Practice Guide, Part C - Essential Standards for Urban Form, and Layout and Form.
Landscaping Generally Landscaping designs should provide for variation in surfaces, planting and screening, to create visual interest, wind protection, shade, security and delineated access. Additionally, any design must be easily and cost effectively maintained.
Design and Quality Standards External Environment Public Open Space The way in which public open space is provided has a great effect on the quality of a residential environment. Boundaries between public and private space must be clear for security and management reasons. Areas should have a fully designated purpose to ensure they are used safely and non-intrusively.
Site Security Site security is paramount. At mhs homes, we want customers to feel safe. As a consequence all designs for new homes must follow the principles of the Police Initiative ‘Secured by Design’ and those of Kent Police, by their early involvement in the design of a development, especially those specifically related to the area outside and between dwellings. These principles have been developed to guide and encourage those engaged within the design and building of new homes to adopt crime prevention measures in all new developments.
Children’s Play mhs homes would like, where possible to include areas for children’s play. mhs homes appreciate it may not be possible to make provision for children’s play on certain schemes, either because the scheme is too small, is close to an existing suitable provision, or because the dwelling types are not planned for or not expected to attract families. However, where it is provided it should be provided in accordance with the Medway’s Guide to Developer Contributions - Supplementary Planning Document June 2008.
Shared Areas Shared open space should be accessible to a restricted group of residents, and can include communal or shared gardens or courtyards. Shared areas around blocks of flats should be treated wherever possible as private open space. The distinction between public and private areas is crucial and designers should consider the size, lighting levels and views, which all contribute to the overall quality.
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“
The house is so perfect, I felt at home as soon as I walked in” Susan Warnett, resident
Design and Quality Standards External Environment Private Open Space Private open space should be accessible to residents only, and can include gardens, patios and balconies. mhs homes recognise that large gardens and private open space have implications for cost and consequently, for sustainability. It is however the general perception that “more” private open space is “better” on the basis that most residents appreciate the space. Safe toddler play is most easily achieved in private gardens, gardening is a popular recreation, and private open space is likely to increase opportunities for sunlight and views. Notwithstanding the above, houses should have a private garden with a minimum length of 7m although 10m would be preferable. 10 mhs homes Design Guide
Cycle Storage All new housing developments should offer secure, convenient, sheltered cycle parking to encourage residents to use their bicycles. They should be located in a private garden wherever possible and practical. Thereafter they should be located in a secure common space close to the street. Provision for cycle storage should be made having regard to the requirements of the Code for Sustainable Homes – Technical Guidance – November 2010 and Medway Council Parking Standards.
Car Parking/Visitor Parking Provision of car parking is sometimes considered to be associated with a wasteful form of personal transport rather than with convenience for individuals. However, mhs homes consider the availability of conveniently located parking space to be a positive attribute as residents normally value this highly. mhs homes therefore require that a minimum of one car parking space per dwelling is provided together with clearly defined visitor parking where possible and practical but as a minimum, parking provision must be made in accordance with Medway Council Parking Standards.
A car space should be secure in that it provides security for the vehicle when parked and also for the resident when making their way to and from the car space and their home. Wherever possible and practical this should include good lighting and visibility and a clear line of sight from the dwelling to which it belongs. In certain locations however, such as town centres and in close proximity to transport nodes, mhs homes would like to promote sustainable town centre living, with a reduced car parking provision.
Design and Quality Standards External Environment Refuse and Recycling Designers should consider: The anticipated volume of refuse and recycling;
Any storage areas should be of a hard impervious surface, which can be washed down, and any common enclosures should be secure and lit.
Convenience for residents; Access for refuse collectors and vehicles; Fire risk; Health and hygiene; Appearance.
Requirements for refuse and recycling are available in the guidance document Waste and Recycling Requirements for New Residential Developments in Medway.
Routes and Movement Routes for vehicles and pedestrians need to be planned with the convenience, safety and security of all users in mind. Appropriate traffic calming measures should be introduced where appropriate including clear road hierarchies, road detailing speed bumps, road narrowing etc. mhs homes recognise not all of these measures will be required in every development.
Pedestrian cycle and vehicle friendly streets should be designed in conjunction with the principles of Secured by Design, and wherever possible and practical in accordance with the Manual for Streets and the Urban Design Compendium (Part 1), the Urban Design Compendium (Part 2) Delivering Quality Places. Access to the Dwelling The design of pedestrian routes and garden paths, dropped kerbs and gateways, distance from car parking space to entrance doors and dwelling entrances, should all be considered in conjunction with the requirements of Lifetime Homes, and the principles of Secured by Design and should ensure that the entrance to any dwelling feels welcoming and safe. mhs homes Design Guide 11
Design and Quality Standards Sustainability mhs homes aspire to building all of their new homes to high environmental standards. We seek to achieve a minimum of Code Level 3, or more where appropriate, in accordance with the Code for Sustainable Homes – Technical Guidance – November 2010. At mhs homes we are keen to encourage the use of innovative building products, services and renewable technologies within the design of the developments.
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mhs homes acknowledge that sustainable principles should feed into every stage of the design of a new development and should be addressed by designing high quality, energy efficient, thermally efficient, water efficient and healthy buildings utilising materials and resources from a sustainable source.
Maintenance and Durability The materials and components of the structure and fabric including fittings and fixtures should all be considered carefully to balance the need for clear and attractive design with the ease, cost and practicality of future maintenance.
References 1. 2.
Building Regulations HCA Design and Quality Standards Web Page / HCA Design and Quality Standards PDF 2a. National Housing Federation (NHF) Standards and Quality in Development – A Good Practice Guide 3. Medway’s Guide to Developer Contributions - Supplementary Planning Document June 2008 4. The Kent Design Guide Web Page 5. Code for Sustainable Homes Web Page / Code for Sustainable Homes – Technical Guidance – November 2010 PDF
Acknowledgements 6. 7. 8. 8a.
CABE: Building for Life Web Page Secured by Design Web Page Lifetime Homes Web Page Lifetime Homes, Lifetime Neighbourhoods, A National Strategy for Housing in an Ageing Society Web Page / Lifetime Homes, Lifetime Neighbourhoods, A National Strategy for Housing in an Ageing Society PDF 9. Urban Design Compendium Web Page / Urban Design Compendium PDF 9a. Delivering Quality Places (Urban Design Compendium2) Delivering Quality Places (Urban Design Compendium2) PDF
10. Manual for Streets Web Page / Manual for Streets PDF 11. NHBC Standards Web Page / NHBC Standards PDF 12. Medway Council Parking Standards Web Page / Medway Council Parking Standards PDF 13. Waste and Recycling Requirements for New Residential Developments in Medway PDF
This Design Guide has been written by Emma Riddington, mhs homes and Angela Lemon and John Spence, calfordseaden LLP. The authors would like to thank their stakeholders for their contribution and participation in producing this guide. Guide designed by calfordseaden LLP.
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Broadside, Leviathan Way, Chatham Maritime, Chatham, Kent ME4 4LL Tel: 01634 354 000 Email: post@mhs.org.uk www.mhshomes.co.uk
Registered name: mhs homes limited Registered office: Broadside, Leviathan Way, Chatham, Kent, ME4 4LL Registered under: Industrial & Provident Societies Act 1965 (No. 26688R) Place of Registration: England